Source: https://ipropertymanagement.com/laws/mississippi-squatters-rights
Timestamp: 2020-04-09 22:37:44
Document Index: 234178549

Matched Legal Cases: ['§ 15', '§ 29', '§ 15', '§ 15', '§ 89', '§ 15']

Squatter's Rights Mississippi [2020]: Adverse Possession Laws
Squatter’s Rights in Mississippi
How to Get Rid of Squatters: Legal “disability” provision; otherwise, legal eviction
Required Time of Occupation: 10 years’ continuous possession & 2 years’ paid property taxes
Color of Title: Required
Property Taxes: Must be paid for 2 years
Who is Considered a Squatter in Mississippi?
Understanding Adverse Possession in Mississippi
A squatter can claim rights to the property after a certain time of residing there. In Mississippi, it takes 10 years of continuous occupation for a squatter to make an adverse possession claim (Miss. Code. Ann. § 15-1-13, 15). In Mississippi, you must also pay taxes for at least 2 of those years.
In addition, Mississippi has a different set of rules for 16th Section Lands. These lands are usually held in trust for the purpose of public education. With a valid claim to title, a squatter may make an adverse possession claim over 16th Section Lands with 25 years of actual possession instead of the usual 10 (Miss. Code. Ann. § 29-3-7).
When a squatter claims adverse possession, they can gain legal ownership of the property. At this point, the squatter has lawful permission to remain on the property and is no longer a criminal trespasser.
In Mississippi, the squatter must also have paid property taxes for at least 2 years to make a claim. Let’s take a look at what each of these means.
The squatter must reside on the property for an uninterrupted amount of time. That means that the trespasser cannot give up the use of the property for weeks or months, return to it later, and use the time they were gone as part of the “continuous” possession time period. As stated previously, 10 years of continuous occupation are required for adverse possession in Mississippi (unless the land is a 16th Section Land, in which case 25 years of continuous occupation are required).
You have probably come across the term ‘color of title’ during your research into squatter’s rights. Color of title simply means that the ownership of the property isn’t ‘regular’. The person in possession of the property doesn’t have one or more of the correct documents or registrations.
If the property owner has failed to pay taxes, a squatter may purchase the property’s title over a period of 5 years. After the tax sale, 2 years must pass. After that, a squatter must possess the land under the laws of actual possession (they must be physically present) for 3 years. Then they may buy the title. This qualifies as a valid color of title under Mississippi law (Miss. Code Ann. § 15-1-15).
A squatter can also claim color of title after the successful completion of an adverse possession claim.
Do Squatters Have to Pay Property Taxes in Mississippi?
In Mississippi, squatters must pay property taxes in order to make an adverse possession claim. They must pay property taxes for at least 2 years of the 10 years required for adverse possession.
How to Get Rid of Squatters in Mississippi
Mississippi doesn’t have any specific laws regarding squatter removal. Instead, you must treat the squatter as if they are a tenant and go through an eviction process.
However, there is a provision for disabled landowners and adverse possession. If the landowner is legally disabled (they are a minor, legally incompetent, or imprisoned), they will have an additional 10 years after their disability is lifted (they come of age, are released from prison, or regain competency) to reclaim their property. However, no adverse possession case can be delayed longer than 31 years (Miss. Code Ann § 15-1-7).
Otherwise, a landowner must go through a legal eviction in order to remove the squatter. Any attempt to self-evict the tenant, either by changing the locks or shutting off the utilities, is illegal and can open a landowner up to a potential lawsuit.
Mississipi law requires landowners to have a legal cause to evict tenants. In the case of a squatter, failure to pay rent is the legal cause that needs to be addressed. First, the landowner must send a Three-Day Notice to Pay Rent or Quit. This notice must include an amount that must be paid in order for the squatter to remain (Miss. Code Ann. § 89-7-27).
Most squatters will not pay the amount, but they can choose to fight the eviction. They will most likely end up losing the case, but it will give them additional time to remain on the property.
In most cases, the courts will rule in favor of the landlord when it comes to squatters. Even after winning an eviction, a landowner cannot take measures to remove the tenant or squatter themselves. These actions, including changing the locks or turning off the utilities, are illegal and can open the landlord up to a lawsuit.
Instead, a landowner must wait for a law enforcement officer to arrive and remove the squatter.
After the squatter has been removed, they may have left behind personal property. Mississippi doesn’t have a law specifically telling landlords what to do with it, but it’s generally considered a good idea to contact the squatter and let them know that they have a reasonable amount of time to reclaim their property.
If the property is not claimed in this time frame, the landowner should dispose of it how they see fit.
When dealing with squatters, you should always be dealing with the sheriff directly. Sheriffs have different jurisdiction than local law enforcement and are in a much better position to help with squatters. That said, if there is an illegal trespassing situation, you can still call the local law enforcement to help with removal.
Tips for Protecting Yourself From Squatters in Mississippi
It’s important to arm yourself with the right legal knowledge to prevent someone from making an adverse possession claim on your property. Make sure you refer to Mississippi Code §§ 15-1-7, 15-1-13, 15-1-15, 29-3-7