Picture this: you walk into your London property, maybe one you’ve left vacant for a while, and find strangers living inside. Shocking, right? That’s the reality many landlords face due to squatters. If you’re in this situation, you’re not alone—London’s high property values make it a prime target. The good news? You can handle it legally and effectively if you know what steps to take.
What Are Squatters?
In simple terms, squatters are people who occupy a property without permission from the rightful owner. They don’t pay rent, and they have no legal tenancy agreement. This is not the same as tenants refusing to leave after their contract ends—that’s a tenancy dispute, and it’s handled differently under UK law.
The Rise of Squatters in London
Why London? High rents, a housing shortage, and empty luxury properties make the capital attractive for squatters. Some do it out of necessity; others deliberately target vacant homes or commercial buildings. Either way, property owners are left dealing with the consequences.
UK Laws on Squatting
Here’s where it gets tricky:
- Residential properties – Since 2012, squatting in a residential building is a criminal offence under Section 144 of the Legal Aid, Sentencing and Punishment of Offenders Act. That means the police can step in.
- Commercial properties – Squatting in shops, offices, or warehouses is usually a civil matter, so landlords must go through court proceedings.
Understanding this distinction is crucial—it determines whether you call the police or your solicitor first.
How Squatting Differs From Trespassing
Trespassing is entering someone’s land without permission, but squatters go a step further: they live in the property. Trespassing is often dealt with more quickly, but squatters may claim rights that complicate the process.
Signs That Your Property May Be Squatted
Not sure if your property’s been taken over? Look for:
- Changed locks or boarded-up windows
- Unfamiliar people entering and leaving
- Lights on at odd hours
- Complaints from neighbours about noise or rubbish
Immediate Steps to Take If You Discover Squatters
- Stay calm – Don’t try to force your way in.
- Call the police – If it’s a residential property, they can act.
- Gather evidence – Photos, neighbour statements, and utility bills can help in court.
Legal Process for Removing Squatters
If police can’t help (e.g., in a commercial property), you’ll need a court order:
- Interim Possession Order (IPO): Quick option if you act within 28 days of discovering squatters. Once served, they must leave within 24 hours.
- Full Possession Order: Used if the IPO deadline is missed or for long-term cases.
If squatters refuse to leave, court-appointed bailiffs can remove them.
How Long Does the Eviction Process Take?
An IPO can see squatters out within 1–2 weeks. A full possession order may take several weeks or months, depending on court backlogs.
What Not to Do When Dealing With Squatters
Tempted to change the locks yourself? Don’t. That’s considered illegal eviction, and you could face fines or even prison. The law protects squatters from harassment, even if they’re breaking it themselves.
Preventive Measures Against Squatters
Prevention is always better than cure. Some smart steps include:
- Reinforcing doors and windows
- Installing alarms and CCTV
- Visiting vacant properties regularly
- Keeping utilities off to make the property less attractive
Hiring Professionals to Handle Squatters
Sometimes, it’s best not to go it alone. Hiring:
- Solicitors – To file the correct paperwork
- Bailiffs – For safe enforcement
- Property management firms – To oversee vacant buildings
Yes, it costs money, but it saves time and legal headaches.
Costs Involved in Evicting Squatters
You’ll need to budget for:
- Court fees (£300–£500+)
- Solicitor charges (varies widely)
- Bailiff enforcement fees
- Repair and security upgrades after eviction
Protecting Vacant Properties in London
If your property will be empty for months, consider:
- Guardian schemes – People live in the property legally as caretakers
- Short-term lets – Keeps the property occupied
- Vacant property insurance – Covers risks like vandalism and damage
Conclusion
Handling squatters in London isn’t pleasant, but it’s manageable if you follow the law. Don’t act rashly—know your rights, take the proper legal steps, and secure your property to avoid repeat incidents. The key is staying proactive and preventing squatters from settling in the first place.