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
- Adverse possession requires twenty years of public, continuous, exclusive and peaceful possession under a claim of right.
- A claimant possessing land in good faith under a written document that appears to give title can win after seven years.
- Since 2024, an owner can generally file an affidavit of intruder, after which officers can cite the occupant, and a court hearing follows within a few business days if the occupant shows a valid lease.
Georgia requires twenty years of possession for adverse possession, or seven years under a written claim of title. A 2024 law created a faster route for owners to have unauthorized occupants removed.
Georgia squatters rights at a glance
| Rule | Georgia | Law |
|---|---|---|
| Adverse possession period | Adverse possession requires twenty years of public, continuous, exclusive and peaceful possession under a claim of right. | O.C.G.A. section 44-5-163 |
| Claim under a document (color of title) | A claimant possessing land in good faith under a written document that appears to give title can win after seven years. | O.C.G.A. section 44-5-164 |
| How owners remove occupants | Since 2024, an owner can generally file an affidavit of intruder, after which officers can cite the occupant, and a court hearing follows within a few business days if the occupant shows a valid lease. | Squatter Reform Act (HB 1017, 2024) |
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. Adverse possession requires twenty years of public, continuous, exclusive and peaceful possession under a claim of right. (O.C.G.A. section 44-5-163)
Claim under a document (color of title). A claimant possessing land in good faith under a written document that appears to give title can win after seven years. (O.C.G.A. section 44-5-164)
Removing an unauthorized occupant
How owners remove occupants. Since 2024, an owner can generally file an affidavit of intruder, after which officers can cite the occupant, and a court hearing follows within a few business days if the occupant shows a valid lease. (Squatter Reform Act (HB 1017, 2024))
Where the case is filed. Dispossessory cases are usually filed in the magistrate court of the county where the property is located. (O.C.G.A. section 44-7-50)
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. Generally, a landlord should not change locks or remove a tenant's belongings without a writ of possession carried out under court supervision. (Official Code of Georgia, Title 44 Chapter 7)
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 Georgia rules on . Laws change and cities can add their own, so confirm the current text before you rely on it, and talk to a Georgia attorney about your situation.
Laws named on this page
- O.C.G.A. section 44-5-163
- O.C.G.A. section 44-5-164
- Squatter Reform Act (HB 1017, 2024)
- O.C.G.A. section 44-7-50
- Official Code of Georgia, Title 44 Chapter 7
Official sources
Georgia forms for this topic
Letters and checklists for this topic
Where landlords trip up.
How long does adverse possession take in Georgia?
Adverse possession requires twenty years of public, continuous, exclusive and peaceful possession under a claim of right. Source: O.C.G.A. section 44-5-163.
How does an owner remove a squatter in Georgia?
Since 2024, an owner can generally file an affidavit of intruder, after which officers can cite the occupant, and a court hearing follows within a few business days if the occupant shows a valid lease. Source: Squatter Reform Act (HB 1017, 2024).