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 at least five years of continuous occupation and claim to the land.
- A claimant who entered under a written deed or a court judgment and occupied for five years can claim the land that document covers.
- The claimant must also prove that they paid all state, county and city taxes on the land for the whole five years.
- An owner serves a written notice to surrender on the unlawful occupant, who has until the fourth judicial day to file an affidavit contesting it; otherwise the owner can ask the court for a removal order.
Nevada's adverse possession rules require five years of continuous possession and payment of all property taxes for that period. Owners can remove unlawful occupants through a fast justice court process.
Nevada squatters rights at a glance
| Rule | Nevada | Law |
|---|---|---|
| Adverse possession period | Adverse possession requires at least five years of continuous occupation and claim to the land. | NRS 11.150 |
| Claim under a document (color of title) | A claimant who entered under a written deed or a court judgment and occupied for five years can claim the land that document covers. | NRS 11.110 |
| Paying property taxes | The claimant must also prove that they paid all state, county and city taxes on the land for the whole five years. | NRS 11.150 |
| How owners remove occupants | An owner serves a written notice to surrender on the unlawful occupant, who has until the fourth judicial day to file an affidavit contesting it; otherwise the owner can ask the court for a removal order. | NRS 40.414 |
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 at least five years of continuous occupation and claim to the land. (NRS 11.150)
Claim under a document (color of title). A claimant who entered under a written deed or a court judgment and occupied for five years can claim the land that document covers. (NRS 11.110)
Paying property taxes. The claimant must also prove that they paid all state, county and city taxes on the land for the whole five years. (NRS 11.150)
Removing an unauthorized occupant
How owners remove occupants. An owner serves a written notice to surrender on the unlawful occupant, who has until the fourth judicial day to file an affidavit contesting it; otherwise the owner can ask the court for a removal order. (NRS 40.414)
Where the case is filed. Eviction cases go to the justice court for the township where the home is located, or the district court where it has jurisdiction. (NRS 40.253)
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 out a tenant, block entry or willfully interrupt essential services; the tenant can seek an expedited court order to get back in and recover damages. (NRS 118A.390)
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 Nevada rules on . Laws change and cities can add their own, so confirm the current text before you rely on it, and talk to a Nevada attorney about your situation.
Laws named on this page
- NRS 11.150
- NRS 11.110
- NRS 40.414
- NRS 40.253
- NRS 118A.390
Official sources
Nevada forms for this topic
Letters and checklists for this topic
Before you act on it. Check the statute too; this is not legal advice.
How long does adverse possession take in Nevada?
Adverse possession requires at least five years of continuous occupation and claim to the land. Source: NRS 11.150.
Does a squatter have to pay property taxes in Nevada?
The claimant must also prove that they paid all state, county and city taxes on the land for the whole five years. Source: NRS 11.150.
How does an owner remove a squatter in Nevada?
An owner serves a written notice to surrender on the unlawful occupant, who has until the fourth judicial day to file an affidavit contesting it; otherwise the owner can ask the court for a removal order. Source: NRS 40.414.