Adverse Possession Attorney in Glendale & Los Angeles
Representation for ownership disputes involving long-term property use, possession claims, and competing property rights. DiJulio Law Group has guided clients through adverse possession matters in Glendale, Los Angeles, and across Southern California for more than 35 years.
Adverse Possession
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Schedule a ConsultationAdverse Possession Counsel for Los Angeles & Glendale
Representation for ownership disputes involving long-term property use, possession claims, and competing property rights.
DiJulio Law Group helps clients throughout Los Angeles County and Southern California evaluate the risks involved, understand the options available under California law, prepare the necessary documentation, negotiate where appropriate, and pursue a focused litigation strategy when a dispute cannot be resolved efficiently.
Clients work directly with experienced attorneys who take the time to understand the facts, explain the legal issues in plain terms, and build a practical strategy around the client's goals — not a one-size-fits-all approach.
Experienced California Legal Counsel
What a Adverse Possession Matter May Involve
Case Review
A careful evaluation of the facts, key documents, applicable California legal standards, deadlines, parties, and practical risk factors before any strategic decisions are made.
Strategy & Negotiation
A focused legal strategy aimed at resolving the dispute, protecting your interests, and positioning the matter for the most favorable outcome available under the circumstances.
Litigation Support
Full representation when informal resolution is not enough — including pleadings, discovery, motions, hearings, mediation, and trial preparation in Los Angeles County courts.
Adverse Possession — Frequently Asked Questions
Questions clients in Glendale, Los Angeles, and throughout California commonly ask about adverse possession matters and how DiJulio Law Group approaches them.
What is adverse possession in California?
Adverse possession is a legal doctrine that allows a person to claim ownership of land they have occupied openly, continuously, exclusively, and without the owner's permission for at least five years — and for which they have paid all applicable property taxes during that period.
What are the elements of an adverse possession claim in California?
California requires that the adverse possessor's use of the property be (1) actual, (2) open and notorious, (3) exclusive, (4) hostile or adverse to the owner's interest, (5) continuous for at least five years, and (6) accompanied by payment of all property taxes assessed against the parcel.
Does the person claiming adverse possession need to pay property taxes?
Yes. California's adverse possession statute explicitly requires payment of all taxes levied on the land during the five-year statutory period. This is one of the more significant requirements and can defeat otherwise strong adverse possession claims if it cannot be proven.
Can adverse possession apply to a small strip of land?
Yes. Adverse possession claims often involve narrow strips along property lines rather than large parcels. Courts apply the same legal elements regardless of the size of the disputed area. Strip claims frequently arise from fences or landscaping built over actual property lines.
How can a property owner protect against adverse possession?
The most effective way to prevent adverse possession is to take prompt legal action when you discover someone using your land without permission. You can also grant a revocable license to a neighbor who crosses your land regularly, which defeats the "hostile" element of an adverse possession claim.
What is the difference between adverse possession and a prescriptive easement?
Adverse possession, if successful, transfers title — the possessor becomes the new owner. A prescriptive easement only grants the right to continue using the property in a specific way; it does not transfer ownership. Both claims have similar factual requirements but lead to very different outcomes.
Can adverse possession apply to registered (Torrens) title property in California?
California largely phased out the Torrens system, but for historically registered land, different rules may apply. In general practice, most California real property is subject to standard adverse possession rules under Civil Code section 1007 and Code of Civil Procedure section 318.
What evidence helps prove or defeat an adverse possession claim?
Useful evidence includes deeds, tax payment records, surveys, photographs, aerial imagery, neighbor testimony, and written communications. An attorney can help you gather and organize the evidence needed to either establish or challenge an adverse possession claim in court.
Talk to a Real Estate Attorney.
Contact DiJulio Law Group to discuss your adverse possession matter and next steps. Serving clients in Glendale, Los Angeles, and throughout Southern California.