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Washington · TitleWashington adverse possession: the ten-year rule and the seven-year color-of-title rules

Washington's general limit is ten years: no action to recover real property or its possession can be maintained unless the plaintiff or a predecessor was seized or possessed of the premises within ten years before the action (RCW 4.16.020). Three shorter rules turn on paper title. An action against a person in actual, open and notorious possession for seven successive years under a connected title deducible of record – from the state, the United States, a tax sale or an execution or court-ordered sale – must be brought within seven years after possession began (RCW 7.28.050). A person in actual, open and notorious possession under good-faith claim and color of title who also pays all taxes for seven successive years is adjudged the legal owner to the extent of the paper title (RCW 7.28.070). And a person with good-faith color of title to vacant and unoccupied land who pays all taxes on it for seven successive years is adjudged the owner – unless someone with a better paper title pays the taxes for any of those years (RCW 7.28.080).

What the statutes set

  1. General (RCW 4.16.020)

    Ten years to recover real property or its possession.

  2. Title of record (RCW 7.28.050)

    Seven years of open possession under a connected title deducible of record.

  3. Color of title and taxes (RCW 7.28.070)

    Seven years of open possession in good faith, paying all taxes.

  4. Vacant land (RCW 7.28.080)

    Seven years of taxes under color of title, unless the better title pays any year.

What the TC does when Washington title shows a possession issue

  • Ask the title company whether anyone else uses or occupies part of the property.
  • Order a survey if the boundary or a fence line is in doubt.
  • Track any quiet title action the seller needs before closing.

Questions about Washington adverse possession

How long does adverse possession take in Washington?

Ten years in general (RCW 4.16.020); seven years under a connected title of record, or under good-faith color of title while paying all taxes (RCW 7.28.050, 7.28.070).

Can paying taxes on vacant land give title in Washington?

Yes, with good-faith color of title and seven successive years of taxes – unless a better paper title pays the taxes for any of those years (RCW 7.28.080).

Related guides

Track a survey and any title cure as tasks on the deal in ClosingCode.

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Sources: RCW 4.16.020, 7.28.050, 7.28.070, 7.28.080 (app.leg.wa.gov), read October 30, 2026.

General information, not legal advice. ClosingCode is software; it is not a law firm or brokerage. This guide is not a substitute for the advice or services of an attorney.