Elements of Adverse Possession Claim

ADVERSE POSSESSION To support a claim for adverse possession, a claimant must prove: (1) actual possession of the disputed property; (2) under a claim of right; and (3) that is adverse or hostile to the claim of another person and that it was consistently and continuously so for the duration of the statutory period. Tex. Civ. Prac. & Rem. Code Ann. § 16.021 (Vernon 2002); Martin v. McDonnold, 247 S.W.3d 224, 235 (Tex. App.--El Paso 2006, no pet.); Cherokee Water Co. v. Freeman, 145 S.W.3d 809, 817 (Tex. App.--Texarkana 2004, pet. denied). The test for hostility is whether acts performed by the claimant on the land, and the use made of the land, were of such a nature and character as to reasonably notify the true owner of the land that a hostile claim was being asserted to the property. Martin, 247 S.W.3d at 235; Cherokee Water Co., 145 S.W.3d at 817. Possession must not only be actual, but also visible, continuous, notorious, distinct, hostile (i.e., adverse), and of such a character as to indicate unmistakably an assertion of a claim of exclusive ownership in the occupant. Martin, 247 S.W.3d at 235; Cherokee Water Co., 145 S.W.3d at 817. "Possession of land by adverse claimants who began their entry upon the disputed land with the permission of the record owner cannot establish adverse possession unless and until they give notice of the hostile nature of their possession. Wright v. Wallace, 700 S.W.2d 269, 271 (Tex. App.--Corpus Christi 1985, writ ref'd n.r.e.); see also Commander v. Winkler, 67 S.W.3d 265, 269 (Tex. App.--Tyler 2001, pet. denied). "Where the original use of the land in controversy is permissive, it is presumed that the continued use thereof is also permissive in the absence of notice to the true owner of the repudiation of such permissive use and the assertion of an adverse claim." Commander, 67 S.W.3d at 270. SOURCE: 04-08-00171-CV (7/8/09) (San Antonio Court of Appeals)