Protecting Your Property Investment: Tips For UK Property Owners On Squatting Challenges’ Understanding In The UK

Snake Plants Beside An Old House

As a property owner in the UK, one of the worst things you can experience is having your investment property occupied by squatters. Squatting is when someone enters an empty or abandoned building and lives there without the owner’s permission. It’s a complex issue that property owners need to understand to protect their assets.

In this article, we’ll provide an overview of squatter’s rights in the UK, steps you can take to prevent squatting, what to do if you find squatters on your property, and how to remove them legally. Having a plan in place can help UK landlords and homeowners deal with this difficult situation.

What are Squatters’ Rights in the UK?

Squatting itself is not a criminal offence in England and Wales, although it is illegal in Scotland. However, squatting in a residential building is a criminal offence. Squatters do have some rights, but property owners also have legal options for removing unwelcome occupants.

If squatters move into a vacant commercial building, they can gain legal rights after residing there continuously for 12 years. This is known as “adverse possession” and allows them to legally take ownership.

For residential buildings, squatters have far fewer rights. Homeowners can take action through the courts to quickly evict squatters from their properties.

How to Prevent Squatters

As the saying goes, an ounce of prevention is worth a pound of cure. Taking proactive steps to secure your investment properties can help deter squatters and trespassers:

  • Use Intruder Alarms and CCTV – Sophisticated security systems with motion sensors and cameras can detect unlawful entry and allow monitoring from afar.
  • Install Secure Locks – Deadbolts and heavy-duty padlocks send a message that a property is not an easy target.
  • Employ A Property Management Company – Having a service that provides regular inspections and maintenance can prevent abandonment that invites squatters.
  • Visit Regularly – Frequent check-ins ensure your property doesn’t appear neglected or unoccupied. Ask neighbours to report any suspicious activity.
  • Use Visible Deterrents – Simple solutions like warning signs or dummy security cameras make unlawful entry less tempting.
  • Maintain The Grounds – Don’t let overgrown landscaping make it seem like no one cares for the property.

Remaining vigilant and making your property less vulnerable goes a long way in keeping out unwanted squatters.

What To Do If You Find Squatters

If you discover that squatters have already occupied your building, it’s important not to panic. There are appropriate legal steps to remove them:

  • Gather Evidence – Take photos and videos showing signs of occupation and damage. Get statements from witnesses.
  • Call The Police – The police can arrest squatters for criminal behaviour like vandalism, but may not be able to immediately remove them.
  • Seek Legal Advice – A solicitor can send a formal notice ordering the squatters to leave within 24 hours.
  • Change The Locks – After the notice period, it’s legal to change locks as long as squatters are not inside when you do so.
  • Seek An Eviction – If squatters won’t vacate after notice is given, apply for a court order of possession to enforce their eviction.
  • Hire Enforcement Agents – After obtaining a possession order, hire certified agents to carry out the legal removal.
  • Repair Damages – Once squatters are out, make needed security upgrades and repairs to prevent repeat occurrences.

Following the proper procedures ensures squatters are removed safely and legally.

Evicting Squatters Legally in the UK

As a property owner, you cannot physically drag squatters out or use force to remove them. Doing so could result in charges of harassment or illegal eviction. The legal process may seem time-consuming, but it’s the only way to guarantee squatters are removed without putting yourself at risk.

Here are the steps for lawful squatter eviction in England and Wales:

  • Serve a Section 6 Notice

The first step is issuing a “Section 6 Notice” that informs squatters they are occupying the property illegally and must leave within 24 hours. Notices must be formally served in person or posted prominently on the property if squatters are avoiding service.

  • Apply for an Interim Possession Order

If squatters do not comply with the notice, they can apply for an Interim Possession Order (IPO) through the County Court. This will schedule a court hearing where you can argue for immediate possession of your property.

  • Obtain a Possession Order

During the hearing, you will need to provide strong evidence confirming you are the rightful owner and that the building is legally your property. If successful, the court will issue a Possession Order requiring the squatters to vacate.

  • Hire Enforcement Agents

After obtaining the court order, you must hire certified High Court Enforcement Officers to carry out the eviction. They will return possession of your property to you legally and safely. This usually takes place within 1-2 weeks.

  • Call the Police if Squatters Refuse to Leave

If squatters still refuse to leave after enforcement officers arrive, the police can be called to arrest them for non-compliance with a court order. The officers can take reasonable steps to gain entry and remove squatters with police assistance.

Following this lawful process ensures squatters are removed while fully protecting your rights as a property owner. While worrisome at first, understanding the proper procedures can give you confidence in reclaiming possession of your investment.

Protecting Empty Properties From Squatters

For UK landlords and homeowners, one of the easiest ways to attract squatters is by leaving buildings vacant and unattended. Here are some smart tips to protect your empty properties:

  • Visit Regularly and Vary Your Routine – Don’t make it easy for squatters to monitor your absences.
  • Employ a House-Sitter or Caretaker – Having someone reside on-site is a powerful deterrent.
  • Arrange for Repairs and Maintenance – Keeping up appearances signals that the owner is still actively caring for the property.
  • Use Vacant Property Management Services – Professionals will monitor and safeguard your empty buildings.
  • Install CCTV and Alarms – Video surveillance and sophisticated alarm systems can detect any unauthorised visitors.
  • Ensure Adequate Exterior Lighting – Good visibility makes it harder for intruders to hide their activities.
  • Cancel Deliveries Like Mail or Papers – Suspended services are a giveaway that a property is unoccupied.
  • Ask Police to put The Property on “Special Attention” Lists – This prompts officers to regularly check on its security.
  • Post “no trespassing” signs – Explicit warnings make it harder for squatters to claim they didn’t know they weren’t allowed.
  • Lock all entrances – Secure windows, doors, gates, sheds, and any other access points.

With vigilance and common sense precautions, UK property investors can effectively guard against the threat of squatters. Don’t provide the opportunity in the first place.

Deterring Squatters While Renovating Properties

Property renovations often involve leaving buildings vacant and vulnerable to squatters. Here are smart tips for deterring squatters during renovation projects:

  • Install temporary security shutters on doors and windows – Shutters send a message the property is secured.
  • Use visible signs indicating renovation is underway – This informs squatters the owner is actively working on the property.
  • Place a temporary construction office on-site – The presence of workers deters squatters from entering.
  • Establish clear start and end dates for the project – Defined timeframes look less inviting to squatters.
  • Keep tools and materials tidy when not in use – Don’t allow clutter that indicates neglect.
  • Arrange for builders to check the property daily – Consistent site visits keep squatters away.
  • Install motion-sensor lights and CCTV cameras – Detection systems make unlawful entry high risk.
  • Do not leave ladders outside – Ladders provide easy roof access.
  • Keep the exterior neat – A well-maintained appearance does not attract squatters.
  • Get copies of building plans stamped “do not copy” – This prevents squatters from scoping weaknesses.

Staying on top of building security throughout the renovation is key. Leaving a building unattended and vulnerable, even for brief periods, invites trouble.

Managing the Risks of Changing Tenants

The tenant changeover period between leases often leaves rental properties sitting vacant. This opens a window of opportunity for squatters to move in. Here are tips for managing the risks during tenant changeovers:

  • Overlap move-in and move-out dates – Try to eliminate any gap days without tenants residing on site.
  • Expedite repairs and deep cleaning – Minimse the time needed to refresh the unit between occupants.
  • Rekey locks for each new tenant – Ensure previous tenants cannot re-enter after their lease expires.
  • Install security cameras to monitor entries – Keep a close watch for any unauthorised visitors.
  • Schedule utilities to stay active – Keep power and water running to make the unit less inviting for squatters.
  • Offer new tenants incentives to move in early – Propose modest discounts to begin their lease ahead of schedule.
  • Hire professional property caretakers – Entrust experts to watch over your unit during changeovers.
  • Install sensors to detect trespassing – Motion detectors alert you to any break-ins or illegal occupation.
  • Place a “no trespassing” sign on the door – Explicitly warn against unlawful entry.

Remaining flexible with lease terms while also safeguarding your rental during move-ins and move-outs is key for landlords. Don’t provide a tempting window for opportunistic squatters.

Questions a Solicitor May Ask When Seeking a Possession Order

If faced with removing squatters from your property, a key step is seeking a Possession Order through the courts. The judge will rely on evidence presented by your solicitor to make a fair ruling. Here are some of the questions your solicitor may need to answer:

  • Is the claimant the legal owner of the property? Proof of ownership is required.
  • What type of building is it (commercial or residential)? Different squatter laws apply.
  • Does the property appear abandoned or neglected? This may justify squatter occupation.
  • Did the squatters know they were occupying the property unlawfully? Their intent must be determined.
  • Have the squatters caused any damage or antisocial behaviour? This will strengthen your case.
  • Have proper notices been served on the occupants? Due process must be demonstrated.
  • Are alternative accommodations available for evicted squatters? The court considers basic humanitarian needs.
  • Can you confirm the property is not the squatters’ legal home? They cannot be made intentionally homeless.
  • Is the eviction timing reasonable? Winter evictions may be halted on compassionate grounds.
  • Are children residing on the property? Special care must be taken in these sensitive situations.

Being able to answer these questions thoroughly and truthfully will assist your solicitor in securing a swift Possession Order.

Handling Squatter Situations with Diplomacy

Squatters occupying your building are infuriating, but handling the situation with diplomacy can make removal easier on all sides. Here are tips for a more diplomatic process:

  • Keep communication open – Talk to squatters to understand why they are there. Offer help finding alternative housing if applicable.
  • Show empathy – No one chooses to be homeless. Recognise desperate situations while still reinforcing trespassing laws.
  • Remain calm – Shouting or aggression may incite defiant reactions that prolong the ordeal.
  • Avoid confrontation – Trying to physically expel squatters yourself can prompt retaliation. Follow lawful procedures.
  • Be firm and fair – Convey that squatters must vacate, but also respect their dignity as people.
  • Give reasonable notice – Allow time for squatters to gather their belongings and secure other lodging before enforced removal.
  • Offer reassurance – They likely feel unsafe and unstable. Assure them they will not be left on the street.
  • Provide information – Share contact numbers for local housing charities that can help with relocation.
  • Consider financial incentives – In some cases, small amounts of money can incentivise squatters to leave peacefully.

Showing humanitarian compassion – while still upholding your legal rights – sets a constructive tone. This can successfully resolve squatter situations with less stress and antagonism for everyone involved.

Deterring Squatters by Making Properties Appear “Lived-in”

When properties sit vacant for extended periods, they become targets for unlawful occupation. Here are tips to make a property look inhabited and deter potential squatters:

  • Place items like clothing and dishes around the home.
  • Leave televisions or radios playing at normal volumes.
  • Use smart plugs to automate turning lights on and off.
  • Arrange for frequent lawn mowing and landscaping upkeep.
  • Install mailbox drop boxes to conceal accumulating mail.
  • Set parking spaces to be occupied by cars if possible.
  • Ask neighbours to park in your driveway periodically.
  • Resume regular exterior maintenance and repairs.
  • Arrange regular trash and recycling collection.
  • Avoid overgrown gardens or peeling paint that show neglect.
  • Post current calendars, holiday decorations, and family photos.
  • Apply for ongoing newspaper delivery.
  • Ask the post office to hold instead of accumulate mail.

Making your property appear actively lived-in takes some creativity and effort. But the small actions can pay off by keeping undesirable squatters away.

Securing Commercial Properties Against Squatters

Commercial buildings left vacant open inviting opportunities for defiant squatters. Here are smart ways to secure storefronts and office spaces:

  • Use sturdy kickplates on doors and armour-reinforced glass.
  • Install steel security roll-up doors and commercial-grade locks.
  • Ensure adequate lighting around perimeters with motion sensors.
  • Maintain meticulous landscaping to avoid an unkempt appearance.
  • Consider hiring overnight guards for extra surveillance.
  • Post “no trespassing” signage on windows and fences.
  • Place decorative bars or grates over lower windows.
  • Position desks, equipment, and decor to look actively used.
  • Keep utility services like power connected to imply occupancy.
  • Avoid covering up broken windows with boards, which screams abandonment.
  • Develop relationships with nearby businesses to keep watch over your property.

Vacant commercial units require next-level security measures. But staying on top of vulnerabilities deters would-be trespassers and keeps your assets protected.

How Property Developers Can Deter Squatters During Projects

Property developers often leave properties vacant while acquiring permits or preparing for demolition and construction. Empty buildings can attract undesirable occupants during these transitional phases. Here are tips for deterring squatters:

  • Hire security guards to regularly patrol the site if vacant for extended periods.
  • Install security shutters on doors and windows to block easy access.
  • Erect temporary fencing with privacy screening to obscure visibility.
  • Post signs that cite relevant criminal laws prohibiting trespassing.
  • Place large waste bins around the property perimeter to block vacant areas.
  • Keep the site neat and avoid signs of neglect like overgrowth.
  • Turn utilities off and drain plumbing systems to prevent occupation.
  • Notify police departments to keep the site on watch lists for extra patrols.
  • Store valuable building materials and equipment off-site until needed.
  • Consider installing surveillance cameras if vacate times will be prolonged.
  • Begin demolition or repairs quickly so the property does not remain neglected.

For developers, being strategic in securing properties during transitions deters squatters from derailing projects. Remaining vigilant removes the opportunity for costly setbacks.

Guidelines for Estate Agents Showing Properties to Deter Squatting

When listing vacant homes, estate agents must show properties to prospective buyers. However, allowing access also creates chances for squatters to gain entry. Here are tips for estate agents:

  • Accompany all showings in person rather than providing lockbox codes.
  • Require IDs from everyone at a showing and hold onto them until touring is complete.
  • Check each room carefully after showings before locking up.
  • Ensure all doors, windows, and access points are secure after a showing.
  • Never leave keys on the premises or in exterior hiding spots.
  • Advise owners to install security cameras or alarm systems if vacant for long periods.
  • Ask neighbours to call if they see anyone entering when no showings are scheduled.
  • Turn off utilities like water between showings if vacant for extended times.
  • Watch for signs of trespassing like propped doors or damaged screens.
  • Require prospective buyers to register and provide IDs in advance when possible.
  • Limit showing access only to the interior of the home, not outbuildings, garages, or yards.

Staying attentive, limiting access, and verifying identities will help property sector professionals deter sketchy visitors from gaining a foothold as squatters.

Protecting Your Assets When Properties Must Sit Vacant

Sometimes market conditions or major renovations require properties to remain vacant for longer periods. Here are tips for protecting assets when vacancies are unavoidable:

  • Work with police departments to conduct regular welfare checks on vacant properties.
  • Hire professional property management firms to provide monitoring.
  • Install comprehensive alarm and surveillance systems to secure perimeters.
  • Perform frequent exterior maintenance like landscaping to avoid a neglected appearance.
  • Place security shutters over windows and doors to block unlawful entry.
  • Ensure adequate exterior lighting to eliminate areas of concealment.
  • Post prominent no-trespassing signs around the property.
  • Notify postal services to suspend deliveries while vacant.
  • Turn off non-essential utilities like water or HVAC to make them less habitable.
  • Require demonstrable insurance coverage for any caretakers or contractors allowed access.
  • Document the property’s contents before vacating in case theft or damage occurs.
  • Check-in personally whenever possible and vary your patterns.

Remaining vigilant over vacant properties requires diligence and creativity. But smart precautions can effectively thwart squatters.

Responsibilities of Property Managers in Preventing Squatters

Professional property management companies often oversee vacant rental units or investment properties.

As part of their duties, property managers share responsibility for preventing undesirable squatter situations. Here are some best practices:

  • Conduct regular inspection visits to all managed properties, both occupied and vacant. Look for signs of trespassing or unauthorised occupation.
  • Verify that strong locks and security systems are in place. Upgrade security features whenever needed.
  • Don’t allow rental units to sit vacant for extended periods between tenants. Act quickly to refresh and remarket units.
  • Advise owners on smart strategies to make vacant properties appear lived-in, such as parking cars in driveways and maintaining landscaping.
  • Develop positive relationships with police departments. Encourage officers to keep vacant properties on watch lists for frequent drive-bys.
  • Follow lawful procedures for removing squatters if they do gain entry. Never attempt forceful self-help evictions.
  • Document all activities and communications related to squatter incidents, which may be needed as evidence.
  • Keep owners informed of any squatter incidents and the steps being taken to secure properties.
  • Drive by vacant properties frequently after dark to check for unauthorised interior lights or activity.
  • Ensure “no trespassing” signs are posted prominently around vacant properties perimeters.

As trusted stewards of owned properties, diligent property management is vital for protecting against squatters. Consistent vigilance and smart prevention tactics are key.


What are squatters rights? This is a question that often arises in the context of property ownership, especially when dealing with distressing challenges like squatting in the UK. To protect your investments and understand the rights of squatters, it’s essential to take preventative measures and know your legal options.

One key preventative measure involves securing vacant buildings, which can deter potential unlawful occupants. Additionally, acting lawfully to remove squatters and projecting active occupancy can discourage squatting in the first place.

Dealing with squatter situations diplomatically is also advisable, as it can help minimise conflicts and potentially lead to smoother resolutions. By staying vigilant and implementing security best practices, property investors can take proactive steps to safeguard their hard-earned assets.

Ultimately, with preparation and prudence, you can address the issue of squatting before it becomes a problem, allowing you to enjoy the peace of mind that comes with undisturbed ownership of your property. Understanding “what are squatters rights” is a vital part of protecting your property investments.

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