Squatter’s Rights in Utah

In Utah, squatters can claim legal ownership through adverse possession after continuously occupying a property for seven years. Unlike some states, Utah requires squatters to both pay property taxes and have color of title (documents showing ownership in some irregular way) throughout the entire occupation period to qualify for an adverse possession claim.

For a successful adverse possession claim, squatters must meet several specific requirements: actual possession (physically maintaining and improving the property), hostile claim (occupying without permission, often through a good-faith mistake), open and notorious possession (making their presence obvious), exclusive possession (occupying the property alone or as a defined group), and continuous possession for the full seven-year period without interruption.

Property owners cannot forcibly remove squatters themselves – they must follow Utah’s judicial eviction process. This begins with serving a five-day notice to quit as a tenant at will. If squatters don’t leave, owners must file an eviction lawsuit with the county court. After obtaining a court ruling (which usually favors the legal owner) and a writ order for restitution, only the sheriff has the authority to remove squatters. Local law enforcement can help with criminal trespassers but not with squatters who haven’t yet been legally evicted.

To prevent squatting, property owners should install boundary markers or fencing, secure all entry points, visit regularly, maintain the property, pay property taxes promptly, and ask neighbors to report suspicious activity. Squatting itself isn’t a criminal offense in Utah until the owner officially asks squatters to leave and they refuse to comply following proper eviction procedures.