When does Texas’s twenty-five-year recovery limitation apply despite disability?

Establish actual peaceable adverse possession under section 16.021 and cultivation, use or enjoyment.

Establish the recovery cause’s accrual rather than assuming the first occupation proves all required conditions.

Apply section 16.027’s express disability rule. Keep section 16.028’s retrospective recorded-instrument conditions and protected public rights separate.

1. Establish actual peaceable adverse possession under section 16.021 and cultivation, use or enjoyment.
2. Establish that the scoped statutory branch governs and that no suspension or different limitation applies.
3. Add 25 calendar years to the verified event.
4. Check the final day, actual county opening and applicable filing boundary.

A statutory year is twelve consecutive months under Government Code 311.005(12). Section 311.014(c) uses the corresponding numerical day in the concluding month, or that month’s last day if no corresponding day exists. Count calendar years, not 365 days per year. Establish the statutory event before using its anniversary.

CPRC 16.072 extends its statutory suit-filing period when the final day is a Saturday, Sunday or holiday to the next day county offices are open for business. Rule 4 and Government Code 311.014 also address final weekends and legal holidays. The calculator applies the encoded Texas calendar for 2026 through 2028. Establish the actual county calendar, governing holiday treatment and any additional closure separately. A state employee’s optional day off does not itself establish a court closure.

Fictitious example

Fictitious facts. Independently established accrual of the section 16.027 recovery cause for qualifying possession and use is independently established as July 6, 2002. This ordinary branch governs. No suspension, extension, competing limitation or protected governmental right applies.

Fictitious dates. The event and statutory branch are independently established. No suspension, competing limitation or additional closure applies. For the separate weekend fixture, county offices are expressly assumed open July 12, 2027. This is not a verified calendar for every county.

Disability does not extend this branch

Section 16.027 expressly applies regardless of whether the person is or has been under legal disability. Section 16.022(c) preserves this exception to its ordinary post-disability treatment.

Different recorded-instrument rule

Section 16.028 requires its good-faith recorded-instrument possession during the twenty-five years before commencement. That retrospective condition is not this forward accrual-based suit period.

Successive interests

Section 16.023 requires privity of estate when successive holders supply qualifying possession.

Public dedication

Section 16.030(b) prohibits acquisition by adverse possession of a right or title in property dedicated to public use.

Death during an existing clock

Section 16.062 can suspend an existing limitation for up to twelve months, with an earlier restart when an executor or administrator qualifies. A death date alone does not supply the claim’s remaining time.

Absence from Texas

Section 16.063 states a suspension during the absence of the person against whom the cause may be maintained. This calculator assumes no applicable suspension. The statutory text alone does not settle judicial restrictions or constitutional application to a particular defendant.

Prior action dismissed for lack of jurisdiction

Section 16.064 conditionally suspends limitations between filings when the same action is commenced in a proper court within sixty days after final disposition. Intentional disregard of jurisdiction is excluded. The calculator does not determine that suspension.

Specified governmental rights

Section 16.061 protects its listed state and political-subdivision rights against the provisions it names. Do not apply this ordinary claimant calculation to such a protected right.

• The calculator does not decide accrual, constructive discovery, claim classification or a disputed suspension.
• A request for more time is not a statutory extension. Rule 5 concerns its stated rule, notice or order periods; it does not establish general relief from a statute of limitations.
• Rule 21(f)(6) permits seeking appropriate relief after a technical failure. Its required reasonable extension concerns deadlines imposed by the rules. Do not assume it automatically revives this statutory limitation.

• Establish actual peaceable adverse possession under section 16.021 and cultivation, use or enjoyment.
• Establish the recovery cause’s accrual rather than assuming the first occupation proves all required conditions.
• Apply section 16.027’s express disability rule. Keep section 16.028’s retrospective recorded-instrument conditions and protected public rights separate.
• Section 16.027 expressly applies regardless of whether the person is or has been under legal disability. Section 16.022(c) preserves this exception to its ordinary post-disability treatment.
• Section 16.028 requires its good-faith recorded-instrument possession during the twenty-five years before commencement. That retrospective condition is not this forward accrual-based suit period.
• Section 16.023 requires privity of estate when successive holders supply qualifying possession.
• Section 16.030(b) prohibits acquisition by adverse possession of a right or title in property dedicated to public use.
• Section 16.062 can suspend an existing limitation for up to twelve months, with an earlier restart when an executor or administrator qualifies. A death date alone does not supply the claim’s remaining time.
• Section 16.063 states a suspension during the absence of the person against whom the cause may be maintained. This calculator assumes no applicable suspension. The statutory text alone does not settle judicial restrictions or constitutional application to a particular defendant.
• Section 16.064 conditionally suspends limitations between filings when the same action is commenced in a proper court within sixty days after final disposition. Intentional disregard of jurisdiction is excluded. The calculator does not determine that suspension.
• Section 16.061 protects its listed state and political-subdivision rights against the provisions it names. Do not apply this ordinary claimant calculation to such a protected right.
• For district or county court, Rule 22 commences suit by filing a petition with the clerk. Under Rule 21(f)(5), ordinary electronic filing must occur before midnight in the court’s time zone unless a particular time controls. Transmission to the electronic filing service provider is the filing event, subject to the rule’s holiday and leave-order conditions. Keep the transmission receipt and verify the proper court. This calculator does not establish service diligence, a paper filing cutoff, justice-court requirements or federal filing rules.