Landlords can save themselves time, money and hassle by taking measures to protect their vacant properties from squatters.
Finding that squatters have moved into a vacant property is a common but worrying problem for landlords.
Whilst squatting is not illegal, many squatters break the law by damaging the property to gain entry.
Dealing with squatters once they have moved into a property can be complicated, so the best course of action is to take preventative measures to avoid them entering the building in the first place.
Where possible, always minimise the amount of time that your property is left vacant. For any periods where it is unavoidable, take the following measures to reduce the risk of squatters entering your property.
Tips to prevent squatters moving in:
Put lights on a timer– It may go unnoticed that your property is empty if you leave signs that someone is home. Leave the lights on a timer to give the impression that someone is still using the property and visit it regularly to pick up the post and maintain the outside of the property.
Use an alarm system– Install an alarm system in the property and clearly advertise that one is present. Sometimes the fact that an alarm is present is enough to put squatters off trying to enter, and if anyone does break in, you’ll be alerted immediately before too much damage is caused.
Use steel doors and screens– If you know that your property is likely to be vacant for some time, then physical barriers should be installed to prevent forced entry. Steel doors and screens are quick to install and provide effective protection from forced entry.
Organise regular property inspections -You should conduct weekly property inspections to ensure early detection of any attempted break-ins or security issues. During your inspections, keep detailed records including photographs to document your property’s condition. If you spot any signs of vandalism, address and repair them immediately to prevent escalation. By maintaining your external areas, including gardens, you’ll demonstrate active property management.
Additional Preventive Measures
Insurance Considerations
You must ensure proper insurance coverage for your vacant property. Review your existing insurance policy carefully to check it provides adequate coverage. Inform your insurer about your property’s empty status to maintain valid coverage. You might need specialist vacant property insurance for extended periods of vacancy. Document all your security measures for insurance purposes.
Professional Services
Consider engaging professional vacant property management services for comprehensive oversight of your vacant property. You can hire security firms to conduct regular patrols. Build relationships with your neighbours and local neighbourhood watch schemes for additional security. For long-term vacancies, you might want to use professional boarding-up services.
Utilities Management
Keep minimal heating on to prevent damp and associated property damage. Maintain essential utilities to support your security systems and monitoring equipment. Regularly check your utility systems to prevent infrastructure issues that could damage your property.
What if your property will long term vacant?
If your property will be vacant for an extended period, consider these comprehensive management strategies. You might want to look into property guardian schemes to provide occupancy while maintaining security. Temporary letting arrangements could be suitable for your property. Consider converting your property to alternative uses that ensure regular occupancy. Implement regular maintenance schedules and engage with community programmes to maintain positive local relationships.
What are the legal consequences of squatting in residential properties?
If someone squats in your residential building, they’re committing a criminal offence in England and Wales under Section 144 of the Legal Aid, Sentencing and Punishment of Offenders Act 2012. They face serious consequences including up to six months imprisonment, a fine of up to £5,000, or both penalties combined, along with a criminal record. However, if you own a commercial property, be aware that squatting remains a civil matter, requiring you to pursue court proceedings for eviction.
How can I ensure my property appears occupied even when I’m away?
You can create an impression of occupancy through several approaches. Install timer switches to control lights in different rooms throughout your property. Use smart home technology to manage your lighting remotely. Make arrangements for regular mail collection to prevent accumulation. Ask trusted neighbours to use your driveway periodically. Maintain your garden and clean your windows regularly. For evening hours, consider using fake TV simulators to create convincing lighting patterns typical of occupied homes.
What steps should I take if I find squatters in my property?
If you discover squatters, your first action should be to contact the police immediately if it’s a residential property. Gather comprehensive evidence of the squatting situation, including photographs and witness statements where possible. Don’t attempt any direct confrontation with the squatters to prevent legal complications or risks to your personal safety. Contact a solicitor who specialises in property law to guide you through the legal process. For commercial properties, begin civil court proceedings promptly to minimise the duration of occupation. You might want to consider professional eviction services to handle the situation legally and efficiently.
Are there specific alarm systems recommended for vacant properties?
For your vacant property, you’ll need specific security features in your alarm system. Consider GSM-based systems that provide reliable communication without depending on landline connections. Make sure you have battery backup systems to ensure continuous protection during power outages. Look for remote monitoring capabilities so you can maintain oversight from any location. You’ll want multiple sensor zones for comprehensive coverage throughout your property. Video verification features will allow you to immediately confirm potential threats. Install tamper-proof external sirens as visible deterrents, and ensure your system includes mobile app integration for real-time alerts and remote management.
If you need help securing a vacant property or removing squatters, give the team at Clearway a call.
