Squatter’s Rights in Pennsylvania

In Pennsylvania, squatters can claim legal ownership of a property through adverse possession after continuously occupying it for 21 years. This occupation must be open and notorious (obvious to anyone including the property owner), exclusive (not shared with strangers or the owner), and the squatter must use the property as if they were the owner.

To qualify as a squatter in Pennsylvania, someone must occupy an abandoned or unoccupied property without the owner’s permission and with the intent to eventually claim ownership. Tenants with rental agreements, temporary trespassers, and holdover tenants (who initially had permission to occupy) do not qualify as squatters under Pennsylvania law.

For a successful adverse possession claim, squatters must demonstrate continuous occupation for the full 21-year period without extended absences. While Pennsylvania doesn’t strictly require squatters to pay property taxes, doing so strengthens their claim, as does making improvements to the property. After meeting all requirements, squatters must file a quiet title lawsuit to legally claim ownership.

Property owners can protect themselves by conducting regular inspections, maintaining their properties, installing security systems, and keeping good documentation of ownership and management activities. If squatters are discovered, owners should serve a 10-day Notice to Vacate, file an eviction lawsuit if necessary, and obtain a court order to remove them. Recent court rulings have made adverse possession claims more difficult by requiring truly continuous and exclusive possession for the entire statutory period.