Dealing with squatters in your property? It’s a proper headache, isn’t it? You’re likely stressed, frustrated, and just want your property back fast.
In the UK, squatting laws can feel like a maze, but don’t worry. We’ll guide you through the legal steps to reclaim your property without landing yourself in hot water. Whether it’s a house, flat, or commercial site, you’ve got options. Let’s dive in.
Can You Legally Remove Squatters in the UK?
Yes, you can remove squatters, but it’s not as simple as calling the coppers and having them hauled off.
The process depends on whether it’s a residential or commercial property and how the squatters got in.
- Residential squatting: Since 2012, squatting in residential properties has been a criminal offence in England and Wales under Section 144 of the Legal Aid, Sentencing and Punishment of Offenders Act. Police can often act swiftly.
- Commercial squatting or overstaying tenants: This falls under civil law, meaning you’ll need court orders and possibly bailiffs to evict.
What Is Squatting (Legally Speaking)?
In UK law, a squatter is someone who occupies your property without permission. They don’t pay rent, have no legal right to be there, and aren’t tenants. It’s not always someone breaking in with a crowbar – sometimes it’s more subtle, like a former tenant refusing to leave.
Common Squatting Scenarios
- Someone moves into an empty house or flat without permission
- Protesters or homeless people set up in a vacant commercial site
- A former domestic tenant stays after their tenancy expires
The law gets tricky when squatters claim some form of permission or tenancy. Let’s break down how to handle it.
How to Remove Squatters (Step-by-Step)
Whether it’s a house or a warehouse, the key is picking the right legal route. Here’s how to do it properly.
Step 1: Contact the Police (Residential Only)
If squatters are in a residential property in England or Wales, act fast.
- Call 101 (or 999 if there’s violence or threats)
- Provide proof of ownership (e.g., Land Registry title deeds)
- Confirm it’s a residential property (not commercial)
If the police agree it’s a criminal squatting offence under Section 144, they can remove the squatters quickly.
Note: This doesn’t apply in Scotland or Northern Ireland, where squatting in residential properties is still a civil matter. Check GOV.UK for regional differences.
Step 2: Apply for an Interim Possession Order (IPO)
If the police can’t help (e.g., it’s a commercial property or a complex case), an Interim Possession Order is your next move.
What is an IPO?
An IPO is a fast-track court order that orders squatters to leave within 24 hours of being served. If they don’t, it becomes a criminal offence, and police can arrest them.
Key points:
- You must apply within 28 days of discovering the squatting (or when you reasonably should have known).
- File at your local County Court using Form N5 and N130. You can download the Form N5 here and the Form N130 on this page.
- Serve a claim for possession alongside the IPO.
- If granted, you’ll need a follow-up possession order within 28 days to make it permanent.
IPOs are quick but require precise paperwork. A solicitor can help avoid slip-ups.
Step 3: Standard Possession Proceedings (If IPO Isn’t an Option)
Missed the 28-day IPO window? Or dealing with a squatter claiming tenancy rights? You’ll need standard civil possession proceedings.
This involves:
- Filing a claim at your local County Court (use Form N5)
- Attending a hearing (usually within 6–8 weeks)
- Securing a possession order
- Enforcing it with bailiffs
It’s slower than an IPO but gets the job done legally. Expect 2–3 months from start to finish, depending on court backlogs.
Step 4: Enforcing the Court Order
Got your possession order? Now you need to enforce it. You’ve got two options:
Option 1: County Court Bailiffs
- Cheaper, but slower (typically 4–8 weeks)
- Apply using Form N325 for a warrant of possession
Option 2: High Court Enforcement Officers (HCEOs)
- Faster (can act within days)
- More expensive, but ideal for urgent cases or commercial properties losing revenue
- Transfer your County Court judgment to the High Court using Form N293A
Pro tip: Choose HCEOs for commercial sites where every day costs you money. They’re worth the extra cost for speed.
Step 5: Consider Alternative Dispute Resolution (ADR)
Before rushing to court, explore negotiation or mediation. Some squatters may leave voluntarily if offered relocation assistance or a small payment. This can be faster and cheaper than legal action.
- How it works: Engage a mediator through services like CEDR or a local solicitor.
- When to try it: If the squatters aren’t hostile and seem open to dialogue.
- Caution: Get any agreement in writing to avoid future disputes.
ADR isn’t always suitable, but it’s worth considering to save time and stress.
What If the Squatter Claims to Be a Tenant?
This is where things get murky. Not all squatters are random trespassers. They might be:
- A former tenant whose tenancy has expired
- Someone given informal permission (a “licence”)
- Someone claiming a verbal tenancy agreement
If they’ve paid rent, held keys, or had any formal arrangement, you can’t use an IPO. You’ll need to treat it as a tenancy dispute under landlord-tenant law.
Your options:
- Section 8 Notice: For breaches like unpaid rent. Requires 2 weeks’ to 2 months’ notice, depending on the breach. If they don’t leave in the notice period, you’ll need to go to court to get an eviction which could take several months. The time depends on how backlogged your local county court is.
- Section 21 Notice: For no-fault evictions – this is to be abolished in Q4 2025, so unless you’ve started the process before the abolition, it won’t be an option.
These processes are complex, so hiring a solicitor will be essential. Check Shelter’s eviction guide for more details.
Costs of Evicting Squatters
Evicting squatters isn’t cheap. Here’s a rough breakdown:
- Court fees: £355 for possession claims, £130 for IPO applications (as of July 2025).
- Solicitor fees: £500–£2,000, depending on complexity.
- County Court bailiffs: £121–£300
- High Court Enforcment (faster and more effective) – Cost varies depending on how far the persuit goes. A full breakdown can be found here.
Budget accordingly, and weigh these costs against lost rental income or property damage.
Can I Just Kick Them Out Myself? (Short Answer: No)
Tempted to change the locks or chuck their stuff out? Don’t. It’s illegal and could land you in serious trouble.
You can’t:
- Change locks
- Break windows
- Threaten or harass squatters
- Cut off utilities
- Remove their belongings
Doing so risks criminal charges under the Protection from Eviction Act 1977, including:
- Harassment of an occupier
- Illegal eviction
- Criminal damage or assault
Stick to the courts. It’s the only safe way.
How to Prevent Squatters in the First Place
Prevention beats eviction every time. Here’s how to keep squatters out.
Residential Properties
- Secure all entry points: Use strong locks, reinforce doors, and apply anti-vandal paint.
- Install CCTV and alarms: Modern systems like Ring alert you via your phone.
- Visit regularly: Check vacant properties weekly, especially if they’re for sale.
- Use Land Registry alerts: Sign up at GOV.UK to spot fraudulent ownership changes.
Commercial Properties
- Fit steel security shutters: Companies like Westminster Security offer robust options.
- Use Property Guardianship schemes: Firms like Camelot place vetted guardians in your property to deter squatters.
- Hire security firms: Consider Orbis Property Protection for high-risk sites.
Pro tip: Guardianship schemes are cost-effective for commercial properties. Guardians live on-site legally, reducing squatting risks while keeping costs low.
How Property Rescue Can Help
Squatters, ex-tenants who won’t budge, or a property stuck in legal limbo? You’re not alone. At Property Rescue, we specialise in buying problem properties – squatters, disputes, and all.
We Buy Problem Properties – Fast
- Any condition: Disrepair, vandalism, or half-finished builds
- With or without squatters: We handle the legal mess
- Cash offers in hours: Complete in as little as a couple of weeks
No Fees. No Estate Agents. No Timewasters.
- We cover all legal costs
- No chain, no buyer dropouts
- We liaise with your solicitor and courts if needed
A Lifeline When You Need It
Our clients come to us:
- Stressed by legal battles or stubborn squatters
- Losing money on vacant properties (commercial or residential)
- Ready to move on but unsure how
We offer a no-obligation consultation, assess your situation, and make a cash offer fast. Visit Property Rescue for a cash offer to buy your property with squatters.
Act Fast and Stay Legal
Squatters are a nightmare, but you can reclaim your property:
- Without breaking the law
- Without endless delays
- Without losing your sanity
If legal battles or costly security are wearing you down, Property Rescue can take the weight off. Reach out today for a fast, fair, stress-free solution.
