Is the Doctrine of Adverse Possession Making a Comeback?

Gianna Scatchell Columns, law school, Lawyer 9 Comments

Adverse possession was one of the only real property subjects I could tolerate. But every time I read a case, I just could not help but wonder, “who actually would leave their house?” Enter the Housing Crisis of 2008, and homes became the proverbial hot potato with people trying to pass the keys.

Enter Kenneth Robinson, a man who purchased a $300k Texas home for $16. Say what?! The owners of this beautiful home in Flower Mound Texas “abandoned” their home when it went into foreclosure. Mr. Robinson moved in this home as a squatter and began researching his rights under the nifty little doctrine of adverse possession. He believes that his action will prevail under Texas’ adverse possession law.

Not for nothing, but if I was trying to score a house under adverse possession—the last thing I would want to do is attract national media attention. Instead, I would scale back the “open and notorious” requirement to getting my mail sent there, hosting neighborhood BBQ’s, and other things that would not garner national exposure. But, I digress.

Each state has its own set of laws that govern adverse possession. In order to hold real property adversely, the squatter’s posession must be:

  1. Actual and exclusive (e.g. not sharing occupancy with the owners);
  2. Hostile and adverse (was not given permission);
  3. Open and notorious (e.g. occupying the property as an owner would occupy);
  4. Continuous (no interruption for the statutory period usually between 3-20 years); and
  5. Peaceable (no physical eviction or eviction by the court).

Bringing you back to 1L Real Property, the purpose behind the adverse possession doctrine is that where the title holder of the property is put on notice that there is a trespasser on the land and does nothing about it, the owner waives his or her right to bring an action to eject the trespasser. The statute of limitations begins to run when the trespasser occupies the property. Showing ownership becomes thornier when 1. the owner abandons the property; 2. the bank takes over the property; 3. the deed has been bought and sold by several banks; and 4. the purported bank owner cannot produce the note. Now who’s the owner? If the owner cannot be produced during the statute of limitations period, then the true owner waives his or her right to the property, and the property will vest in the trespasser who then receives perfect title.

With the massive inventory of foreclosed homes each bank has on the books—how will they keep track of these properties? As such, I foresee that the adverse possession doctrine will soon be popping back up into the court system as more and more squatters of foreclosed properties wise up and the banks continue to bury their heads in the sand.


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  • Ellen

    I would like to own a HOUSE by adverse posesion.

    Where are these?

    Is there a listing of houses that I can live in and get for free?
    I am in New York City, but do NOT see any lists.

    Can someone send me a list?

    • HotLawStudent

      Spell? Check! That should be on your list.

    • James

      No, there is no list. That is the point. The properties are abandoned.

      You can probably obtain a list from your city of properties that are being foreclosed upon by the city for unpaid taxes, but you will not likely have much luck adverse possessing a city-owned property. You’re better off attending the tax auctions. In New York City, it’s not going to happen. Try Detroit.

  • Evil Lawyer

    I thought you had to pay the taxes to get AdPoss.

    • Joe

      That’s not adverse possession. When you purchase the tax lien at a tax lien sale, you are paying taxes owed on that property with the understanding that the owner has to then pay you within a statutory period or else you can file for a tax lien deed. Federal tax liens supersede state and state in turn supersede mortgages and other encumbrances. If I were to squat, I would check on any tax liens. If you’re in an area with very high foreclosures, people probably aren’t buying the tax liens because in that case, they are an awful investment. If you are in an area where someone is likely to buy the tax lien, buy it yourself and file for the tax lien deed, which is probably shorter than the statutory period for adverse possession.

  • Bitter Newsroom

    We here at the Bitter Newsroom covered this story two weeks ago. Nice to see the columnists are catching up.

  • Unseen Damage

    Seems like to me one might just be better off contacting the actual owner and offering to buy the house for taxes owed…

  • wanda

    it has been almost a month now squatting in a home that is bank owned, if the bank shows up what type of paper work do i need, or what kind of statements do i need to make. the people that lived here are dead and the taxes are cought up. the court records show ” estate of “, the property was abandoned for over 3 yrs. others have squatted here, they were not open with it. we are very open, mail, electricity, phone, cable. there are alot of broken windown, the house was very neglected. no love was shown to this property.

    • Luc Solomon

      Wow Wanda I’d love to get some advice on how you took over the place
      I’m about to do the samething just trying to get some pointers.