The Strip You Have Been Mowing
RCW 4.16.020 — ten years to recover land, seven with color of title and the taxes paid
In Washington, an action to recover real property is brought within ten years, and only if the plaintiff or a predecessor was seized or possessed of it within ten years before the action.
| The possessor | The period in the statute |
|---|---|
| The possessorActual, open and notorious possession with a connected title deducible of record, including from a tax or court sale | The period in the statuteSeven years after possession is taken |
| The possessorActual, open and notorious possession under claim and color of title in good faith, with all taxes paid | The period in the statuteSeven successive years |
Taxes and fees after a win. A party who prevails on adverse possession may be required to reimburse the record holder for taxes paid during the possession and to pay taxes left unpaid at judgment, and the court may award costs and reasonable attorneys' fees to the prevailing party where that is equitable and just.
The statute sets the time. What kind of possession counts beyond what the statute itself says comes from Washington court decisions, which this page does not quote. Whether a particular strip of land has changed hands, and how to bring or answer an action over it, are questions for a licensed Washington attorney.
Sources for this section (4)
- RCW 4.16.020 — Actions to be commenced within ten years
- RCW 7.28.050 — Adverse possession under title deducible of record
- RCW 7.28.070 — Adverse possession under claim and color of title; payment of taxes
- RCW 7.28.083 — Adverse possession; reimbursement of taxes; costs and attorneys' fees
Legal information, not legal advice. Verified as of September 2026. Applying it to a particular situation is the work of a licensed Washington attorney.