Adverse Possession Laws in Washington

In Washington, the general adverse possession period is 10 years, shortened to 7 years for possession under good-faith color of title with all taxes paid, and peace officers can remove unauthorized occupants on the owner's sworn declaration.

Last checked October 2026. General information, not legal advice.

Standard period: 10 years
With color of title: 7 years (with taxes paid); Requires possession under claim and color of title made in good faith and payment of all taxes for 7 years. Vacant land: 7 years of tax payment under color of title.
Property taxes required: Only for the 7-year route; Taxes are required under RCW 7.28.070 and 7.28.080, not for the 10-year period in RCW 4.16.020.
Squatter removal law: Yes, owner declaration to police; On a declaration signed under penalty of perjury, a peace officer may remove unauthorized persons from residential property (RCW 9A.52.105, 2017).

Sources

Last checked October 2026

The rules in Washington

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

Standard period in Washington: 10 years.

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

With color of title in Washington: 7 years (with taxes paid). Requires possession under claim and color of title made in good faith and payment of all taxes for 7 years. Vacant land: 7 years of tax payment under color of title.

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

Only for the 7-year route. Property taxes required in Washington: only for the 7-year route. Taxes are required under RCW 7.28.070 and 7.28.080, not for the 10-year period in RCW 4.16.020.

Does Washington have a special law for removing squatters?

Yes, owner declaration to police. Squatter removal law in Washington: yes, owner declaration to police. On a declaration signed under penalty of perjury, a peace officer may remove unauthorized persons from residential property (RCW 9A.52.105, 2017).

Where do the Washington adverse possession laws come from?

The rules above come from RCW 4.16.020, RCW 7.28.070, RCW 7.28.080 and RCW 9A.52.105. Each source is linked on this page. We last checked them in October 2026.

Good to know

Before acting, the officer must give occupants a reasonable chance to show they are tenants, legal occupants, or their guests. A person removed on a false declaration can sue the declarant.

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.

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