Why does squatting remain a real risk?
Squatting occurs when individuals occupy a property without the owner’s consent. Whilst some may see squatting as a symptom of housing pressures, the reality for landlords is far more complex. Vacant properties are frequently targeted by opportunistic squatters, which can result in significant issues, ranging from damage and dilapidation to antisocial behaviour and prolonged legal disputes.
Despite legal changes in recent years, squatting remains prevalent. In 2023 alone, over 1,300 interim possession orders were issued in England and Wales, indicating that squatting continues to pose a serious challenge for property owners, particularly in urban areas with high levels of vacancy.
The legal landscape: Understanding your position
The legal implications of squatting in the UK depend heavily on the type of property involved. For residential buildings, squatting is a criminal offence. Under Section 144 of the Legal Aid, Sentencing and Punishment of Offenders Act 2012, police can remove squatters immediately, and offenders may face arrest.
Commercial buildings, however, fall under civil law. This creates a significant gap in enforcement: landlords must go through the courts to reclaim possession, a process that can take weeks or even months. During this time, squatters may remain in the property, potentially causing damage and preventing the owner from using or leasing the space.
To remove squatters from a commercial property, a landlord must apply for an Interim Possession Order (IPO) within 28 days of discovering the trespass. If granted, the order requires squatters to leave within 24 hours. Non-compliance becomes a criminal offence at that stage, allowing police to intervene. If the 28-day period has passed, landlords must rely on a standard possession order – a slower, more administratively complex process.
Either way, the process is time-consuming and costly, which is why proactive protection is always the best course of action.
Are traditional security measures enough?
Many landlords turn to physical deterrents to reduce the risk of unlawful occupation. Boarding up entry points, installing alarms and CCTV, even deploying security patrols can help to some extent. However, these methods are not always sufficient, especially for larger or more exposed properties.
Physical security is often reactive by nature. While it may slow down an attempted occupation or alert the owner once a breach has occurred, it rarely prevents squatters from targeting the building in the first place. These approaches can also be costly to maintain over time and provide no guarantees of protection.
Regular property inspections, along with specialist insurance for vacant buildings, are also common strategies. They demonstrate that a building is being actively managed and help with compliance if legal action becomes necessary. However again, these are supplementary measures rather than foolproof solutions.
Letting a property on a short-term basis or allowing temporary community use is another option, however, this can be logistically complex and is not always viable, particularly for properties awaiting planning approval or refurbishment.
Why are Property Guardians a smart approach to protect against squatters?
One of the most effective ways to protect against squatters is through property guardianship. This arrangement places carefully vetted individuals, known as guardians, into vacant properties on a temporary basis. In exchange for affordable accommodation, they agree to occupy and monitor the building, deterring squatters simply by their presence.
The key legal benefit here is that once a building is legally occupied, it is no longer considered “vacant.” As such, it is protected from unlawful squatting. If someone attempts to gain entry, the property owner is in a much stronger position to act swiftly and decisively.
Property guardianship, however, is more than just a legal safeguard. Guardians are typically responsible, working professionals who keep the property clean, safe and maintained. As they live in the space, they are invested in its condition and will report maintenance issues or concerns promptly. This helps owners avoid the deterioration and disrepair that often occur in long-term vacancies.
Compared to alternatives like 24/7 security or caretaking services, guardianship is also significantly more cost-effective. It provides the same peace of mind for a fraction of the cost and delivers social value in the process by offering affordable housing options in high-cost cities.
Furthermore, guardianship is flexible. If your circumstances change, such as a decision to begin redevelopment or lease the property, the guardians can be given notice to vacate far quicker than a traditional tenant would.
Our approach to property guardianship
At LOWE, we provide a full-service guardianship solution that protects your property from the risks of vacancy while ensuring compliance with all legal and safety standards. From initial setup and mobilisation to ongoing guardian management and reporting, we take care of every detail.
Our guardians are thoroughly vetted and matched to properties based on their suitability and the specific needs of the building. We work closely with owners to understand their plans, timelines and risk profile, providing a tailored solution that offers reliable protection with minimal hassle.
We’ve supported hundreds of commercial landlords, developers and public sector bodies to secure their empty buildings across the UK. Whether you’re managing a disused office block, an old pub or a former care home, we can provide a solution that protects your property and adds value to your asset.
Making the right choice in securing your property
| Method | Cost | Reliability | Reactive or Proactive? |
|---|---|---|---|
| Boarding/ Alarms | Medium | Moderate | Reactive |
| Security Guards | High | High | Proactive |
| Guardianship | Low | High | Proactive |
The risks associated with squatting are real and unfortunately they’re not going away any time soon. For property owners looking at how to protect against squatters, it’s clear that proactive, preventative action is the most effective strategy.
While traditional security measures have their place, they often fall short when used in isolation. Property guardianship offers a unique combination of legal protection, on-site presence, cost-efficiency and flexibility that makes it the ideal solution for many vacant properties.
If you’re managing an empty building and want to keep it secure, compliant and in good condition, don’t wait for squatters to become a problem – get in touch with us today to learn more about how property guardianship can protect your asset and offer peace of mind from day one.