Squatter’s Rights in Ohio

In Ohio, squatters can claim legal ownership of a property through adverse possession after continuously occupying it for at least 21 years. Unlike trespassing (a criminal offense), squatting is generally handled in civil court and may be legally permissible under certain circumstances. Holdover tenants, who remain after a lease expires, become “tenants at will” if the owner permits them to stay and they continue paying rent; otherwise, they’re considered trespassers.

To successfully claim adverse possession in Ohio, squatters must satisfy five specific requirements: exclusive possession (being the only occupants), hostile possession (occupying without permission), continuous possession (uninterrupted for 21 years), open and notorious possession (visible occupation), and actual possession (treating the property as their own through maintenance and improvements). Unlike some states, Ohio doesn’t require squatters to pay property taxes to establish an adverse possession claim.

Property owners can prevent squatters by posting “no trespassing” signs, regularly visiting their properties, staying current on property taxes, and securing all entry points. If squatters do take up residence, owners have several legal options to remove them: serving an eviction notice (with notice periods varying based on the situation), contacting the sheriff’s office to create a record of the situation, and filing an eviction complaint with the local county court if squatters refuse to leave.

It’s important for property owners to follow proper legal procedures when removing squatters, as certain actions like cutting off utilities or making threats could have legal repercussions. Understanding these squatter’s rights laws is essential for protecting your real estate from adverse possession claims.