Squatter’s Rights in Washington

In Washington state, squatters can claim legal ownership through adverse possession, though the requirements are strict and challenging to meet. Washington recognizes two types of adverse possession claims: common law (requiring 10 years) and statutory (requiring 7 years with additional conditions).

For any adverse possession claim to succeed, squatters must demonstrate five key elements: actual possession (using the property as an owner would), open and notorious possession (obvious use that a diligent owner would notice), hostile possession (without owner permission), exclusive possession (sole occupancy), and continuous possession for the required period. For the shorter 7-year statutory claim, squatters must also show good faith possession under claim and color of title (a document that appears to convey title but doesn’t legally do so) and payment of all legally assessed property taxes during that period.

Landlords in Washington have significant rights when dealing with squatters. Unlike many states, Washington allows property owners to bypass the traditional civil eviction process by using an expedited procedure under RCW 9A.52.105. Property owners can complete a “Request to Remove Trespasser(s)” form and have law enforcement remove squatters directly, provided they truthfully declare their ownership, the unauthorized occupation, and their unsuccessful demand for the squatter to leave. However, if a landlord-tenant relationship existed within the past year, the traditional eviction process remains necessary.

To prevent squatting, landlords should conduct regular property inspections, secure all entry points, maintain communication with neighbors about vacant properties, and stay informed about relevant laws. Self-help evictions (changing locks, removing belongings, shutting off utilities) remain illegal in Washington and can lead to liability for damages, costs, and attorney’s fees.