General information, not legal advice. Landlord-tenant rules change, and cities and counties can add their own. Check the current statute and local ordinances, and talk to a licensed attorney before you act.
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The short version
- The general adverse possession period is ten years of peaceable and adverse possession, with shorter periods in specific situations.
- Someone in possession under title or color of title can claim after three years.
- Someone who holds a recorded deed, pays the taxes and uses the property can claim after five years.
- Owners usually remove people who never had permission through a forcible detainer case in justice or superior court.
Arizona's general adverse possession period is ten years, with shorter periods for someone holding a title document or paying taxes under a recorded deed. Owners usually remove unauthorized occupants through a forcible detainer case.
Arizona squatters rights at a glance
| Rule | Arizona | Law |
|---|---|---|
| Adverse possession period | The general adverse possession period is ten years of peaceable and adverse possession, with shorter periods in specific situations. | A.R.S. section 12-526 |
| Claim under a document (color of title) | Someone in possession under title or color of title can claim after three years. | A.R.S. section 12-523 |
| Paying property taxes | Someone who holds a recorded deed, pays the taxes and uses the property can claim after five years. | A.R.S. section 12-524 |
| How owners remove occupants | Owners usually remove people who never had permission through a forcible detainer case in justice or superior court. | Arizona Revised Statutes, Title 12 (forcible detainer) |
Adverse possession
An occupant can gain title only after a long period of open, continuous possession without the owner’s permission, and only by meeting every condition the law sets.
Adverse possession period. The general adverse possession period is ten years of peaceable and adverse possession, with shorter periods in specific situations. (A.R.S. section 12-526)
Claim under a document (color of title). Someone in possession under title or color of title can claim after three years. (A.R.S. section 12-523)
Paying property taxes. Someone who holds a recorded deed, pays the taxes and uses the property can claim after five years. (A.R.S. section 12-524)
Removing an unauthorized occupant
How owners remove occupants. Owners usually remove people who never had permission through a forcible detainer case in justice or superior court. (Arizona Revised Statutes, Title 12 (forcible detainer))
Where the case is filed. Special detainer cases are filed in the justice court or superior court for the area where the property sits. (A.R.S. section 33-1377)
Why force backfires
Removing an occupant by force can expose an owner to liability, especially if the occupant claims to be a tenant.
Self-help eviction. A landlord may not lock a tenant out, remove belongings or interrupt essential services to force a move out; the tenant can recover possession or end the lease and claim damages. (A.R.S. section 33-1367)
Protecting a vacant property
Visit vacant properties on a schedule, keep them locked and lit, post no trespassing signs where allowed, and act quickly when someone moves in. Do not accept money from an occupant, because rent can look like a tenancy.
Mistakes to avoid
- Waiting months to act after someone moves in.
- Changing locks or removing belongings yourself.
- Accepting rent or utility payments from the occupant.
- Leaving a vacant property unchecked for long stretches.
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General information, not legal advice.
Verify current law
We last checked these Arizona rules on . Laws change and cities can add their own, so confirm the current text before you rely on it, and talk to a Arizona attorney about your situation.
Laws named on this page
- A.R.S. section 12-526
- A.R.S. section 12-523
- A.R.S. section 12-524
- Arizona Revised Statutes, Title 12 (forcible detainer)
- A.R.S. section 33-1377
- A.R.S. section 33-1367
Official sources
Arizona forms for this topic
Letters and checklists for this topic
Where landlords trip up.
How long does adverse possession take in Arizona?
The general adverse possession period is ten years of peaceable and adverse possession, with shorter periods in specific situations. Source: A.R.S. section 12-526.
Does a squatter have to pay property taxes in Arizona?
Someone who holds a recorded deed, pays the taxes and uses the property can claim after five years. Source: A.R.S. section 12-524.
How does an owner remove a squatter in Arizona?
Owners usually remove people who never had permission through a forcible detainer case in justice or superior court. Source: Arizona Revised Statutes, Title 12 (forcible detainer).