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Adverse Possession Laws in Utah

In Utah, adverse possession requires 7 years of continuous possession, and the claimant and predecessors must have paid all taxes levied on the land.

Last checked . General information, not legal advice.

Utah at a glance

Standard period
7 years
With color of title
7 years (same period)
Property taxes required
Yes
Utah Code 78B-2-214 requires payment of all taxes levied and assessed on the land.

Sources

Last checked

The rules in Utah

How many years of possession are required for adverse possession in Utah?

Standard period in Utah: 7 years.

Is the adverse possession period shorter with color of title in Utah?

With color of title in Utah: 7 years (same period).

Does the occupant have to pay property taxes to claim adverse possession in Utah?

Yes. Property taxes required in Utah: yes. Utah Code 78B-2-214 requires payment of all taxes levied and assessed on the land.

Where do the Utah adverse possession laws come from?

The rules above come from Utah Code 78B-2-208 and Utah Code 78B-2-214. Each source is linked on this page. We last checked them in October 2026.

What this means in practice

Courts usually require possession that is actual, open, continuous, exclusive and hostile (without the owner's permission) for the full statutory period. The person claiming the land generally has to prove each element, and courts read these requirements strictly.

Owners can protect themselves by inspecting vacant or rural land regularly, keeping boundary lines marked, and responding quickly to fences, buildings or other uses that cross the line. Written permission, such as a simple license or lease, can make a neighbor's use permissive instead of hostile.

Adverse possession does not usually transfer title automatically. The occupant often needs a court judgment, such as in a quiet title action, before the new ownership can be recorded. Boundary disputes between neighbors are often settled with a survey and a recorded deed instead of a lawsuit.

General information, not legal advice. Laws change, and cities can add their own rules, so check the current statute before you rely on it.