Squatters rights - everything landlords need to know

Discovering that someone has moved into your vacant property without permission is one of the most stressful situations a landlord can face. While squatting in residential properties has been illegal in England and Wales since 2012, the reality of dealing with squatters remains complex. The law provides certain protections to squatters under specific circumstances, and understanding these rights is essential for protecting your property investments.

This comprehensive guide explains squatters rights in the UK, the legal principle of adverse possession, how to legally remove squatters from your property, and practical steps to prevent squatting in the first place. Whether you're an experienced landlord with multiple properties or new to property management, understanding this area of law can save you considerable time, money, and stress.

What are squatters rights in the UK?

Squatters rights, formally known as adverse possession, refers to the legal principle that allows someone occupying land or property without the owner's permission to potentially claim legal ownership after a specified period. This concept dates back centuries in English common law and was designed to encourage the productive use of land and resolve disputes over abandoned properties.

In the UK, a squatter is defined as someone who occupies a property without legal entitlement and without the owner's consent. Unlike tenants who have formal agreements and pay rent, or guests who have been invited, squatters enter and remain on property unlawfully.

It's crucial to understand that squatting in residential buildings has been a criminal offence in England and Wales since 1 September 2012, when Section 144 of the Legal Aid, Sentencing and Punishment of Offenders Act 2012 came into force. Squatters found in residential properties can face up to six months in prison, a fine of up to £5,000, or both.

However, this criminalisation does not preclude adverse possession claims. A squatter can still potentially acquire ownership rights to a property if they meet specific legal criteria over an extended period, even though their initial entry was criminal. This apparent contradiction is because the criminal offence addresses the act of squatting itself, while adverse possession is a civil matter concerned with long-term property rights.

Understanding adverse possession law

Adverse possession is governed by different legislation depending on whether the property is registered or unregistered with HM Land Registry, and whether occupation began before or after 13 October 2003.

For unregistered land or occupation beginning before 13 October 2003 - Under Section 15 of the Limitation Act 1980, a squatter can obtain title to land by taking uninterrupted and unchallenged adverse possession for 12 years. The original owner's right to take action to recover the land expires after this period, effectively transferring ownership to the squatter.

For registered land occupied after 13 October 2003 - The Land Registration Act 2002 fundamentally changed the rules. A squatter on registered land can apply to be registered as the owner after 10 years of adverse possession. However, HM Land Registry will notify the registered owner, who has 65 business days to object. If the owner objects, the application is rejected unless the squatter can show they have a legal right to the land, they are entitled to be registered due to boundary disputes, or the owner has been estopped from challenging the claim.

If the owner does not object, or if their objection fails, the squatter can be registered as the new owner. Alternatively, if the owner objects successfully but the squatter remains in adverse possession for a further two years after the rejected application, they can apply again, and this time the application will usually succeed regardless of objections.

What makes adverse possession successful?

For adverse possession to succeed, squatters must demonstrate several elements. These requirements are demanding, which is why successful claims remain relatively rare.

Factual possession - The squatter must have sufficient degree of physical control over the property. They must demonstrate they have been dealing with the land as an occupying owner would, showing clear physical control. This might include maintaining the property, making improvements, fencing boundaries, or cultivating gardens.

Intention to possess - The squatter must demonstrate an intention to possess the land to the exclusion of all others, including the legal owner. This doesn't mean they must intend to become the owner or believe they have any legal right. It simply means they intended to exclude everyone else from the property. Actions like changing locks, erecting "keep out" signs, or treating the property as their own all evidence this intention.

Exclusive possession - The possession must be exclusive, meaning the squatter occupies the property alone without sharing possession with others, including the legal owner. If the owner continues to use the property in any way, this breaks the exclusivity requirement.

Continuous possession - Occupation must be continuous for the entire requisite period (10 or 12 years depending on whether the land is registered). Brief absences like holidays don't necessarily break continuity, but extended gaps in occupation would restart the clock. If different squatters occupy successively, their periods can be added together.

Adverse possession - The possession must be without the owner's consent. If the owner has granted any form of permission for the occupation, however informal, the possession is not adverse and cannot form the basis of a claim. This is why tenants who overstay cannot claim adverse possession - their original entry was with permission.

Open and not concealed - The squatter must occupy openly, making their presence obvious to anyone who cares to look. Secret occupation that the owner couldn't reasonably discover doesn't count towards adverse possession.

Can tenants claim squatters rights?

This is a question many landlords worry about, particularly when dealing with tenants who refuse to leave after their tenancy ends. The answer is generally no. Tenants cannot typically claim squatters rights immediately after their tenancy concludes.

The critical distinction lies in the nature of entry. Adverse possession requires that the person entered and remained on the property without the owner's consent. A tenant originally entered with explicit permission through a tenancy agreement. Even if they subsequently refuse to leave and stop paying rent, their initial lawful entry prevents them from claiming adverse possession.

Once a tenancy ends - whether through proper notice, eviction, or expiry - any continued occupation becomes unlawful. However, this doesn't automatically transform the tenant into a squatter in the legal sense. The landlord retains the right to remove them through proper legal channels, specifically by obtaining a possession order through the courts.

In extremely rare circumstances, a former tenant might potentially begin building a case for adverse possession if the landlord completely abandons any attempt to regain possession for many years. If a tenant remained in a property undisturbed, paid no rent, had no communication with the landlord, and the landlord made absolutely no effort to reassert ownership for 10 or 12 years, they might theoretically argue their occupation had changed character from tenancy to adverse possession. However, such situations are exceptionally unusual and difficult to prove.

The courts are cautious when evaluating adverse possession claims from people who initially occupied with permission. The burden of proof is high, and most such cases fail unless there's strong, clear evidence of long-term, exclusive, unauthorised control after the permission relationship ended.

For landlords dealing with tenants who overstay, the proper course is to use the normal possession process rather than treating the situation as squatting. The Renters Rights Act, which comes into force on 1 May 2026, abolishes Section 21 but retains various grounds for possession, including Ground 8 for serious rent arrears.

Residential vs commercial property squatting

The law treats squatting differently depending on the type of property involved. Understanding these distinctions is important for landlords who own different property types.

Residential properties - As mentioned, squatting in residential buildings is a criminal offence in England and Wales. This includes houses, flats, and any building designed or adapted for residential use. The offence applies even to empty homes. If squatters are found in a residential property, police can potentially remove them, and the squatters face criminal prosecution.

However, this criminal offence doesn't apply to people who entered the property with permission, like former tenants or guests or to people with legal rights to be there. It also doesn't prevent adverse possession claims from proceeding - the civil law mechanism for claiming ownership remains available despite the criminal nature of the initial occupation.

Commercial properties - Squatting in non-residential properties like offices, shops, warehouses, or industrial units is not in itself a criminal offence. While associated activities like criminal damage, breaking and entering, or refusing to leave when properly required by courts remain criminal, the mere act of occupying commercial premises without permission is a civil matter.

This means police are less able to intervene directly with commercial property squatters. Landlords must pursue civil remedies through the courts to regain possession. However, if squatters cause damage to gain entry or during occupation, or if they steal utilities, these remain criminal matters that police can act upon.

Mixed-use properties - Properties with both residential and commercial elements (like flats above shops) can create complexity. Generally, if any part of the building is designed or adapted for residential use, the criminal offence of squatting applies to the entire building.

Who can legally remove squatters?

Under UK law, property owners cannot take the law into their own hands to remove squatters. Attempting to evict squatters through force, threats, or by cutting off utilities is illegal and can result in criminal charges against the landlord under the Protection from Eviction Act 1977.

There are, however, specific circumstances where different parties have authority to remove squatters.

Displaced residential occupiers (DROs) and protected intending occupiers (PIOs) - These categories have special rights. A DRO is someone who was occupying the premises as their residence immediately before being excluded by squatters. A PIO is someone who has a legal right to reside in the premises, has that right from someone who owned or rented the property at the time the squatters entered, and who intends to occupy it as their residence.

Both DROs and PIOs can take reasonable steps to secure entry and remove squatters without obtaining a court order first. However, they must not use or threaten violence against any person. This exception recognises the particular injustice of people being excluded from their own homes.

Police - Police can remove squatters in certain circumstances. If squatting is occurring in a residential building, this is a criminal offence and police have powers of arrest. If squatters have committed other offences like criminal damage, theft, or if they're causing a breach of the peace, police can intervene.

The Police, Crime, Sentencing and Courts Act 2022 enhanced police powers to deal with trespassers, giving law enforcement more authority to remove squatters quickly in some situations without requiring court orders. However, in many cases, police will advise that this is a civil matter requiring court action.

Property owners through legal process - In most cases, landlords and property owners must obtain a court order before removing squatters. This involves following one of two legal routes depending on circumstances.

How to legally remove squatters from your property

Acting swiftly is crucial when you discover squatters, but you must follow the correct legal process. The method depends primarily on how long the squatters have been in the property.

Step 1 - Contact police immediately

Your first action should always be calling the police. Provide evidence of your ownership and explain that squatters have entered without permission. In some cases, particularly if the squatters entered very recently and haven't established any semblance of residence, police may be able to remove them as trespassers or for breaking and entering offences.

Even if police cannot immediately remove the squatters, filing a police report creates an official record of the situation. This documentation proves useful in subsequent court proceedings and demonstrates you took appropriate action promptly.

Never attempt to confront squatters yourself. Physical confrontation can be dangerous, and any actions perceived as harassment or illegal eviction will seriously undermine your legal position.

Step 2 - Gather evidence

Compile documentation proving your ownership and the squatters' unlawful occupation. This includes land registry documents or title deeds, mortgage statements, utility bills in your name, property insurance documents, council tax records, and photographs showing the property before and after squatter occupation.

If you have security footage of squatters breaking in or witnesses who can confirm the property was secure before squatters entered, gather these statements. The stronger your evidence, the more straightforward your court application will be.

Step 3 - Determine the appropriate legal route

Interim Possession Order (IPO) - This is the faster route but only available if you discovered the squatters within the past 28 days. An IPO can be obtained quickly, usually within a few days of application. Once served, squatters must leave within 24 hours and are prohibited from returning for 12 months. Failure to comply is a criminal offence punishable by up to six months imprisonment.

To apply for an IPO, complete form N130 and submit it to your local county court along with evidence of ownership and a statement explaining the situation. The court will issue documents that must be served on the squatters within 48 hours of receipt. Local authorities or bailiffs can serve these documents.

Ordinary possession claim - If more than 28 days have passed since you discovered the squatters, you must use the ordinary possession claim process. This takes longer, typically several weeks to a few months, but ultimately achieves the same result.

You'll need to complete claim form N5 or N119 (depending on whether you know the squatters' names) and submit it with a witness statement and evidence of ownership. The court will schedule a hearing, usually within a few weeks. Both you and the squatters will receive notice of the hearing date.

At the hearing, if squatters appear and contest the claim, the judge will hear evidence from both sides. More commonly, squatters don't attend court, and the judge will grant a possession order in your favour. Once you have this order, if squatters still refuse to leave, you can request a warrant for eviction. County court bailiffs will then enforce the order and remove the squatters.

Step 4 - Enforcement

If squatters remain after you've obtained a possession order, you must not attempt removal yourself. Apply for a warrant of possession, which authorises court bailiffs to evict the occupants. Bailiffs will arrange a date and time for eviction, though they typically don't inform occupants in advance to prevent them from causing damage or disappearing.

On eviction day, bailiffs will arrive, remove the squatters and their belongings, and secure the property. You should be present or have a representative there to immediately secure the property once bailiffs have completed their work.

Dealing with squatters' belongings

After squatters have been legally evicted, you cannot immediately dispose of their possessions. Laws exist governing how abandoned property must be handled, and failing to follow these can create legal liability.

Under the Torts (Interference with Goods) Act 1977, you must take reasonable care of goods left behind and give occupants reasonable opportunity to collect them. The definition of "reasonable" varies depending on circumstances, but generally you should store possessions safely for at least 14 days and make reasonable attempts to notify former occupants they can collect them.

Send written notice specifying where possessions are stored, when they can be collected, and a deadline after which items will be disposed of. Send this to the property address and any other address you have for the occupants. Keep copies of all notices sent.

After the notice period expires, you can dispose of items, but you may have to pay compensation if former occupants later claim their belongings were valuable. For this reason, it's wise to photograph all items before disposal and, if anything appears valuable, consider storing it for longer or seeking legal advice.

Some landlords sell valuable abandoned property to offset costs incurred during the eviction process. While this is sometimes permissible, it's a complex area where legal advice is strongly recommended.

How long does the eviction process take?

Timescales for removing squatters vary considerably depending on which legal route you pursue and whether squatters contest the proceedings.

Interim Possession Orders - These are the fastest option when available. From application to execution, the process typically takes one to two weeks. You apply to court (usually same day or next day), receive documents within a day or two, must serve documents on squatters within 48 hours, squatters must leave within 24 hours of service, and you can return to secure your property within 24 hours after the deadline.

The entire process from discovery to regaining possession can be completed in under two weeks if everything proceeds smoothly and squatters are served successfully and comply with the order.

Ordinary possession claims - These take considerably longer. Expect the following timeframe: court application takes a few days to prepare and submit, the court issues claim and sets hearing date (typically 3-4 weeks away), squatters have time to respond (usually 14 days), the hearing occurs, and if you win, you receive a possession order. If squatters still don't leave, you apply for warrant of possession (additional 1-2 weeks), and bailiffs schedule eviction (typically 2-4 weeks).

From discovery to final removal, ordinary possession claims typically take 2-4 months. The process can extend longer if squatters contest the claim, present adverse possession arguments, or if court scheduling faces delays.

Adverse possession applications - If squatters have been in occupation long enough to apply for adverse possession, defending against their claim becomes much more complex. These cases can take 12-18 months or longer to resolve through the Property Tribunal. Legal costs can be substantial, potentially reaching £75,000 plus VAT for defended claims.

Preventing squatters - Practical security measures

Prevention is far more effective than cure when dealing with squatters. Vacant properties are particularly vulnerable, but several practical steps dramatically reduce risk.

Physical security - Ensure all entry points are secure. Fit quality locks on all external doors and windows. Consider security shutters or boards for vacant properties, though these must not create fire hazards. Steel doors and window guards provide strong protection for properties vacant for extended periods.

Install visible alarm systems, even if they're dummy systems, as the deterrent effect is valuable. Motion-activated lights around the property perimeter make night-time access more difficult and risky for potential squatters.

Regular inspections - Visit or arrange for someone to inspect vacant properties at least weekly, ideally more frequently. Document each visit with timestamped photographs. If you cannot visit personally, hire property management servicesor ask neighbours to keep watch and report any unusual activity.

Set up automated reminders for inspection schedules using tools like August's reminder feature to ensure you never miss a check.

Maintain appearance of occupancy - Make vacant properties look occupied. Use timer switches for lights, maintain gardens, collect post regularly, leave curtains partially open (closed curtains in daytime signal emptiness), park vehicles on driveways occasionally, and keep the property tidy and in good repair.

Unmaintained, visibly empty properties advertise themselves to opportunistic squatters. The more lived-in a property appears, the less attractive it becomes to squatters.

Clear signage - Display clear "no trespassing" signs and "these premises are monitored" warnings. While these don't prevent determined squatters, they establish that anyone entering knows they're trespassing, which strengthens your legal position.

Consider notices explaining the property is regularly inspected and any unauthorised access will be reported to police. This creates psychological deterrent and demonstrates you're actively managing the property.

Register with Land Registry - Ensure all your properties are registered with HM Land Registry. Registration makes adverse possession claims significantly harder to succeed. It also enables you to set up property alerts so you're immediately notified if anyone attempts to change ownership records.

Utilities management - Cancel or transfer utilities to your name when properties are vacant. This prevents squatters from establishing utility accounts in their names, which they might later use as evidence of occupation. Some landlords keep minimal utilities connected (particularly water and electricity for inspection purposes) but in their own names.

Quick property turnover - The longer a property remains vacant, the higher the squatter risk. When properties are between tenancies, expedite renovations, advertising, viewings, and tenant selection to minimise void periods.

Use efficient tenant referencing to speed up the letting process without compromising on quality. The shorter the void, the less opportunity squatters have to identify and occupy your property.

Insurance considerations - Review your landlord insurance policies to understand what coverage you have for squatter-related issues. Some policies cover legal costs for eviction proceedings, damage caused by unauthorised occupants, and loss of rental income during eviction processes.

Ensure your insurance provider knows if any properties will be vacant for extended periods, as this may affect coverage terms.

The costs of dealing with squatters

Removing squatters creates both direct costs and indirect losses that landlords should understand.

Legal costs - Applying for an Interim Possession Order typically costs £300-£400 in court fees plus legal costs if you instruct solicitors (£500-£1,500). Ordinary possession claims cost similar court fees but usually require solicitor involvement given their complexity (£1,000-£3,000).

If squatters contest proceedings or raise adverse possession defences, costs escalate significantly. Complex defended cases easily reach £10,000-£20,000, and adverse possession tribunal cases can exceed £75,000.

Bailiff and enforcement costs - County court bailiffs charge fees for executing possession orders, typically £110-£150 for the warrant itself plus additional fees if multiple visits are required. Some landlords use High Court Enforcement Officers for faster service, though these cost more (£500-£1,000).

Security costs - After regaining possession, immediate security improvements are essential to prevent squatters returning. Changing all locks, boarding broken windows, repairing forced entry damage, and installing better security systems cost £500-£2,000 depending on property size and damage extent.

Void period losses - The time taken to remove squatters and make properties habitable again represents lost rental income. A 3-month eviction and repair process on a property that should rent for £1,200 monthly costs £3,600 in lost rent, excluding other expenses.

Repair costs - Squatters often cause significant property damage. Typical issues include stolen fixtures and fittings, deliberately caused damage before leaving, accumulated rubbish requiring professional cleaning, neglected maintenance issues, broken windows and doors, and utility theft damage. Repair costs vary wildly but commonly range from £2,000 to £10,000 or more for extensive damage.

Opportunity costs - Beyond direct expenses, dealing with squatters consumes substantial time. Landlords spend dozens of hours gathering evidence, attending court hearings, coordinating with solicitors and bailiffs, securing and repairing properties, and managing the stress and disruption.

For professional landlords, this represents time that could be spent on productive property management activities or acquiring new investments.

Why long-term property neglect is dangerous

While successful adverse possession claims remain relatively rare, landlords cannot afford complacency. Long-term neglect of property creates precisely the conditions where adverse possession becomes viable.

Properties particularly at risk include holiday homes visited infrequently, inherited properties where heirs haven't decided what to do with them, investment properties purchased but never developed, land held for future development, and properties caught in legal disputes between co-owners.

In each case, the common factor is lack of regular owner engagement with the property. If you don't visit, inspect, or maintain a property for years, you may not discover squatters until they've been there long enough to meet adverse possession criteria.

Once squatters have occupied for 10 or 12 years, fighting their adverse possession claim becomes expensive and uncertain. Even if you ultimately win, the legal costs and time investment are substantial. Prevention through active property management is far superior to fighting possession claims years later.

Boundary disputes and adverse possession

While most people think of adverse possession in terms of squatters occupying entire buildings, it more commonly affects boundary disputes between neighbours. Understanding this application is important for landlords, particularly those with properties with gardens or land.

Adverse possession can apply to relatively small parcels of land. Common scenarios include neighbours erecting fences beyond their boundary into your land, adjacent property owners treating part of your land as their garden or parking area, neighbouring businesses expanding their use onto your property, and gradual boundary encroachment over many years.

If a neighbour has exclusive use of part of your land for the requisite period (10 or 12 years), they may be able to claim ownership of that strip through adverse possession. This can permanently reduce your property size and value.

Preventing boundary-related adverse possession requires vigilance. Review property boundaries against Land Registry plans regularly, inspect boundary fences and walls to ensure they're correctly positioned, challenge any apparent encroachment immediately, take photographs of boundaries as evidence, and consider having boundaries formally surveyed if disputes arise.

When purchasing properties, carefully review Land Registry plans against physical boundaries during inspections. If discrepancies exist, investigate before completing the purchase. Boundary issues can indicate adverse possession risks or disputes you'd be inheriting.

What to do if you receive an adverse possession claim

If you're served with notification that someone has applied to HM Land Registry to be registered as owner of your property through adverse possession, act immediately. You have 65 business days to respond, and failing to object means the application may succeed by default.

Step 1 - Seek legal advice immediately - Adverse possession claims are complex legal matters requiring specialist property law expertise. Instruct a solicitor experienced in property disputes and adverse possession as soon as you receive notification.

Step 2 - Review the claim carefully - Your solicitor will examine whether the claimant can demonstrate all necessary elements of adverse possession. Many claims fail because applicants cannot prove one or more required elements - continuous occupation, hostile possession without permission, or the requisite time period.

Step 3 - Gather evidence - Compile documentation showing your ownership and management of the property. This includes records of property inspections, maintenance work, utility bills paid, insurance maintained, and property tax payments. Any evidence showing you didn't abandon the property or that the claimant's occupation wasn't truly adverse strengthens your case.

Step 4 - Object to the application - Your solicitor will prepare a formal objection to HM Land Registry within the 65-day period. This objection must set out legal grounds why the claim should fail. If you object, the Land Registry refers the matter to the First-Tier Tribunal (Property Chamber) for determination.

Step 5 - Prepare for tribunal - Tribunal proceedings can take 12-18 months to resolve. You'll need to provide detailed evidence, witness statements, and legal arguments. Your solicitor will handle this process, but you'll need to dedicate time to gathering evidence and potentially giving evidence yourself.

The tribunal will ultimately determine whether the adverse possession claim succeeds or fails based on evidence from both sides.

Common myths about squatters rights

Several misconceptions about squatters rights persist, creating confusion for landlords. Understanding the reality helps you respond appropriately.

Myth - Squatters can claim property after a few weeks or months - Reality: Adverse possession requires 10 or 12 years of continuous occupation. Short-term squatting creates no ownership rights whatsoever.

Myth - Squatters have the same rights as tenants - Reality: Squatters and tenants are legally distinct. Squatters have limited protections requiring landlords to use legal eviction processes, but they don't have the extensive rights granted to tenants under housing law.

Myth - Paying property taxes gives squatters rights - Reality: While squatters sometimes pay property taxes as evidence of treating the property as their own, this alone doesn't create rights. They must still meet all other adverse possession requirements over the full time period.

Myth - You can't stop adverse possession once it's started - Reality: Landlords can interrupt adverse possession at any point before the time limit expires by taking action to reassert ownership. Filing legal proceedings to remove squatters, visiting and securing the property, or getting acknowledgement from squatters that you remain the owner all stop the adverse possession clock.

Myth - Adverse possession applies the same everywhere in the UK - Reality: Different parts of the UK have different rules. England and Wales operate under the Land Registration Act 2002. Scotland has different legislation with a 10-year requirement for registered land. Northern Ireland has separate rules. Always check the specific jurisdiction.

Myth - Landlords can forcibly remove squatters - Reality: Self-help eviction is illegal. Landlords must use legal processes regardless of how clear-cut the situation appears. Violence, threats, or cutting utilities to drive squatters out can result in criminal charges against the landlord.

Squatters rights and the property purchase process

When purchasing property, particularly vacant or neglected properties, auction purchases, repossessed properties, or buildings requiring renovation, take specific precautions against inheriting squatter issues.

Pre-purchase inspections - Conduct thorough inspections before exchanging contracts. Ensure the property is vacant and secure. If you discover signs of unauthorised occupation, investigate before proceeding. Squatters in occupation can delay completion and create immediate legal issues.

Title insurance - Consider title insurance (also called title indemnity insurance) for properties where ownership history is unclear or adverse possession risks exist. This insurance protects against losses if ownership problems emerge after purchase, including unknown adverse possession claims.

Search enquiries - Instruct your conveyancing solicitor to make comprehensive searches including Land Registry documents, local authority searches, and physical boundary verification. Any discrepancies between paper title and physical possession should be investigated thoroughly.

Occupancy warranties - Request warranties from sellers confirming the property is vacant and that to their knowledge no adverse possession claims exist. These warranties provide recourse if undisclosed occupation issues emerge after completion.

Property surveys - Commission thorough structural surveys for any property showing signs of neglect or vacancy. Surveyors may identify evidence of unauthorised occupation like makeshift entrances, alterations, or signs of habitation that aren't immediately obvious.

Insurance and squatters

Standard landlord insurance policies provide varying levels of coverage for squatter-related issues. Review your policies carefully and consider additional protection where gaps exist.

Buildings insurance - This typically covers malicious damage, vandalism, and theft by squatters, though subject to policy terms and excess payments. Some policies exclude damage by occupants who entered peacefully rather than through forced entry.

Unoccupied property endorsements - Most insurers consider properties unoccupied after 30-60 consecutive days. After this threshold, coverage terms change, premiums increase, and insurers may impose additional security requirements. Some insurers refuse to cover long-term vacant properties entirely.

If you know a property will be vacant for extended periods, inform your insurer immediately and obtain appropriate vacant property insurance. Failing to disclose vacancy can void coverage entirely.

Legal expenses insurance - This optional coverage pays legal costs for evicting squatters, defending adverse possession claims, and related legal proceedings. Given the potentially high costs of legal action, this coverage provides valuable peace of mind for landlords with vacant or at-risk properties.

Loss of rent insurance - Also called rent guarantee insurance, this covers lost rental income during void periods. Some policies include coverage for void periods caused by illegal occupation and eviction proceedings.

Review policy terms carefully, as many exclude losses caused by squatters or limit the benefit period.

Using technology to prevent squatting

Modern technology offers landlords powerful tools for monitoring vacant properties and responding quickly to unauthorised occupation.

Security cameras - Install camera systems at vacant properties to monitor entry points remotely. Modern cameras provide real-time alerts when motion is detected, enabling immediate response to potential squatter activity. Cloud-based cameras store footage remotely, preventing squatters from destroying evidence by taking recording devices.

Smart locks and entry systems - Electronic locks allow you to monitor access remotely and provide temporary access codes to contractors or property managers without distributing physical keys. If locks are tampered with or forced, you receive immediate alerts.

Property management software - Tools like August help landlords stay organised with property management tasks. Use reminders to schedule regular property inspections, track maintenance visits, manage documentation proving ownership and active management, and coordinate with contractors for security improvements.

Organised property management reduces the likelihood of properties being forgotten or neglected, which creates squatter opportunities.

Utility monitoring - Some landlords install systems that monitor utility usage at vacant properties. Unexpected spikes in electricity or water usage can indicate unauthorised occupation, enabling early intervention.

Neighbourhood watch and community apps - Register vacant properties with local neighbourhood watch schemes and community alert apps. Neighbours who know to watch for unusual activity can contact you immediately if they notice anything suspicious.

Final thoughts on protecting your property

Squatters rights represent a complex intersection of criminal law, civil property law, and ancient legal principles about land ownership. While successful adverse possession claims remain relatively uncommon, the disruption, cost, and stress of removing squatters from your property justifies taking prevention seriously.

The key principles for landlords are straightforward. Register all properties with HM Land Registry and set up property alerts. Never leave properties vacant for extended periods without regular inspections. Secure all properties properly with robust locks, alarms, and security measures. Act immediately when you discover unauthorised occupation - speed is crucial. Always use legal processes for eviction - never attempt self-help removal. Maintain detailed records of property inspections, maintenance work, and ownership documentation. Review insurance coverage to ensure squatter-related issues are covered.

Most importantly, treat property management as an active responsibility rather than passive investment. Properties that are regularly visited, properly maintained, and clearly cared for rarely face squatter problems. It's the forgotten, neglected, or ignored properties that become targets.

For landlords managing multiple properties or portfolios, systematic management becomes even more critical. Use property management tools to ensure nothing falls through the cracks. Schedule inspections, track compliance obligations, and maintain all properties to high standards.

The regulatory environment for landlords continues tightening with the Renters Rights Act implementation and expanding licensing schemes. Professional, well-organised landlords who maintain properties properly, keep detailed records, and respond promptly to issues will find themselves at significant advantage.

Squatter problems, while serious when they occur, are largely preventable with proper property management. By understanding the law, implementing robust security measures, and maintaining active engagement with all your properties, you protect your investments and avoid the considerable expense and stress of dealing with unauthorised occupation.

Disclaimer: This article is a guide and not intended to be relied upon as legal or professional advice, or as a substitute for it. August does not accept any liability for any errors, omissions or misstatements contained in this article. Always speak to a suitably qualified professional if you require specific advice or information.