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    Do squatters have rights in New York?


DO SQUATTERS HAVE RIGHTS IN NEW YORK?

On Behalf of Nadel & Ciarlo, P.C. | Sep 20, 2023 | New York City Real Estate Law
Blog, Real Estate Disputes

Owning property in New York can be challenging. If you rent out your properties
or ever leave your properties empty, you may worry about squatters, especially
recently with several squatter stories going viral. This, in turn, has likely
led you to wonder whether squatters have rights in our state.


SQUATTER’S RIGHTS GENERALLY

Squatter’s right, also known as adverse possession. They allow property
occupants rights over the property they occupy without the owner’s permission,
and they can lead to the property owner losing the property to the squatter.


SQUATTER’S RIGHTS IN NEW YORK

In New York, if someone occupies your property without our permission, and they
do so continuously, openly and exclusively for a specified period of time, they
can take your title. To be clear, this is different than trespassing, which is a
crime.

Specifically, in New York, the occupancy time required is at least 10 years
without interruption, and they must pay property taxes during this time as well.
The squatter must also have some documentation that appears to give them a valid
property claim (color of title). Finally, the squatter must also act like the
owner, like maintaining the fence, lawn, improvements, etc.


PROPERTY OWNER DEFENSES

For property owners, this seems unfair. After all, in what other context can
someone just come in and take your property and get to keep it, legally. If you
can prove you gave them permission, this interrupts the squatter’s adverse
possession. A valid reason to be absent from the property could be another
defense.


SQUATTER TENANCY

In New York, if the squatter lived in the property for at least 30 days, they
are considered a legal tenant. This means you cannot unilaterally evict them or
have the police evict them. You would be forced to get a judicial eviction.


THE KEYS

As you can tell from this, actually taking your property is extremely hard for
squatters, but establishing tenancy is not as difficult. This is why it is
imperative that property owners monitor their properties, including setting up
cameras in their vacant properties. This will make getting squatter out much
easier or avoid it entirely.


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