{"id":2106,"date":"2024-10-09T15:28:07","date_gmt":"2024-10-09T19:28:07","guid":{"rendered":"https:\/\/www.bowditch.com\/bowditchrealestateblog\/?p=2106"},"modified":"2024-10-09T15:28:07","modified_gmt":"2024-10-09T19:28:07","slug":"is-your-close-corporations-real-estate-safe-from-shareholder-claims-of-ownership-by-adverse-possession","status":"publish","type":"post","link":"https:\/\/www.bowditch.com\/bowditchrealestateblog\/2024\/10\/09\/is-your-close-corporations-real-estate-safe-from-shareholder-claims-of-ownership-by-adverse-possession\/","title":{"rendered":"Is Your Close Corporation\u2019s Real Estate Safe from Shareholder Claims of Ownership by Adverse Possession?"},"content":{"rendered":"<p>In a case of first impression, the Land Court decided that shareholders of Massachusetts close corporations may acquire corporate real estate by adverse possession. In <em>Szawlowski v. Szawlowski Realty, Inc.<\/em>,<a href=\"#_ftn1\" name=\"_ftnref1\">[1]<\/a> the Court concluded that a sibling\/shareholder\u2019s use of and control over a home and a portion of corporation owned land were sufficient to support a claim of adverse possession.<\/p>\n<p>To establish ownership by adverse possession, a claimant must demonstrate actual, open, exclusive, and nonpermissive use of realty continuously for a period of 20 years.<a href=\"#_ftn2\" name=\"_ftnref2\">[2]<\/a> The court looks to the facts and circumstances of each case when deciding whether all four elements of the claim are satisfied.<\/p>\n<p>Recognizing that shareholders of a close corporation owe each other a heightened duty of utmost good faith and fair dealing<a href=\"#_ftn3\" name=\"_ftnref3\">[3]<\/a>, the <em>Szawlowski <\/em>Court wrote that a close corporation shareholder pursuing an adverse possession claim must provide express notice to the corporation that said shareholder is acting adversely to the interests of the corporation.<a href=\"#_ftn4\" name=\"_ftnref4\">[4]<\/a> If the corporation fails to challenge the notice, the shareholder may be successful in acquiring title. An unchallenged shareholder notice is evidence of nonpermissive use. A close corporation seeking to protect its real estate from shareholder claims of adverse possession must challenge such notices and demonstrate that the use is permissive.<a href=\"#_ftn5\" name=\"_ftnref5\">[5]<\/a><\/p>\n<p><a href=\"#_ftnref1\" name=\"_ftn1\">[1]<\/a> 2024 WL 1675351 (Mass. Land Ct. Apr. 17, 2024)<\/p>\n<p><a href=\"#_ftnref2\" name=\"_ftn2\">[2]<\/a> <em>Id. <\/em>at *6 citing <em>Totman<\/em> v. <em>Malloy<\/em>, 431 Mass. 143, 145 (2000)<\/p>\n<p><a href=\"#_ftnref3\" name=\"_ftn3\">[3]<\/a> <em>Szawlowski<\/em> at *8 citing <em>Tocci<\/em> v. <em>Tocci<\/em>, 490 Mass. 1, 15 (2022)<\/p>\n<p><a href=\"#_ftnref4\" name=\"_ftn4\">[4]<\/a> <em>Id.<\/em> at *9<\/p>\n<p><a href=\"#_ftnref5\" name=\"_ftn5\">[5]<\/a> <em>Id.<\/em><\/p>\n<p>&nbsp;<\/p>\n","protected":false},"excerpt":{"rendered":"<p>In a case of first impression, the Land Court decided that shareholders of Massachusetts close corporations may acquire corporate real estate by adverse possession. In Szawlowski v. Szawlowski Realty, Inc.,[1] the Court concluded that a sibling\/shareholder&rsquo;s use of and control over a home and a portion of corporation owned land&hellip;<\/p>\n","protected":false},"author":1,"featured_media":2107,"comment_status":"closed","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"jetpack_post_was_ever_published":false,"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_publicize_message":"","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":true,"jetpack_social_options":{"image_generator_settings":{"template":"highway","default_image_id":0,"font":"","enabled":false},"version":2},"_links_to":"","_links_to_target":""},"categories":[518,519],"tags":[520,522,521],"class_list":["post-2106","post","type-post","status-publish","format-standard","has-post-thumbnail","hentry","category-adverse-possession","category-corporate-real-estate","tag-adverse-possession-claim","tag-close-corporation-shareholder","tag-good-faith-and-fair-dealing"],"acf":[],"yoast_head":"<!-- This site is optimized with the Yoast SEO plugin v27.3 - https:\/\/yoast.com\/product\/yoast-seo-wordpress\/ -->\n<title>Is Your Close Corporation\u2019s Real Estate Safe from Shareholder Claims of Ownership by Adverse Possession? - Commercial Real Estate Insight &amp; News<\/title>\n<meta name=\"robots\" content=\"index, follow, max-snippet:-1, max-image-preview:large, max-video-preview:-1\" \/>\n<link rel=\"canonical\" href=\"https:\/\/www.bowditch.com\/bowditchrealestateblog\/2024\/10\/09\/is-your-close-corporations-real-estate-safe-from-shareholder-claims-of-ownership-by-adverse-possession\/\" \/>\n<meta property=\"og:locale\" content=\"en_US\" \/>\n<meta property=\"og:type\" content=\"article\" \/>\n<meta property=\"og:title\" content=\"Is Your Close Corporation\u2019s Real Estate Safe from Shareholder Claims of Ownership by Adverse Possession? - Commercial Real Estate Insight &amp; News\" \/>\n<meta property=\"og:description\" content=\"In a case of first impression, the Land Court decided that shareholders of Massachusetts close corporations may acquire corporate real estate by adverse possession. 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