Squatters in the UK: laws, eviction and prevention guide (2026)

Squatters in the UK: what landlords need to know

Reports of squatters entering empty homes, short-term lets and offices have increased across parts of the UK. Properties listed on short-let platforms are often empty between bookings. That gap can be enough. Owners then face delay, cost and stress to regain control.

This guide sets out the law, the eviction process and steps to reduce risk.

What is squatting

Squatting is when someone lives in a building without the owner’s consent. It differs from a tenant who stops paying rent. A tenant has a contract. A squatter does not.

Squatting often targets:

  • Empty homes between sales or refurbishments
  • Short-let properties between bookings
  • Vacant offices awaiting lease or redevelopment

The law in England and Wales

Residential buildings

Since 2012, squatting in a residential building is a criminal offence under Section 144 of the Legal Aid, Sentencing and Punishment of Offenders Act 2012. Police can act if:

  • The person is in a residential building as a trespasser
  • They know or ought to know they are trespassing
  • They are living there or intend to live there

Penalties can include arrest, a fine and imprisonment.

Non-residential buildings

Squatting in commercial property is not a criminal offence by itself. It is a civil matter. Owners must use the civil courts to remove squatters.

Scotland and Northern Ireland

The position differs. In Scotland, trespass is not a crime by itself but related offences may apply. In Northern Ireland, similar civil routes are used for commercial sites. Always check local rules before acting.

Why short-let and Airbnb properties are targeted

Short-let homes can sit empty for days. Key handovers may rely on lockboxes. Cleaning teams come and go. These patterns can be easy to read.

Common weak points:

  • Predictable gaps between bookings
  • Visible key safes
  • Poor lighting or no alarm
  • No regular checks by the owner

How to evict squatters in the UK

1) Call the police for residential buildings

If the property is a home, contact the police and cite Section 144. Provide proof of ownership and evidence that the building is residential. Police may remove the squatters.

2) Use an Interim Possession Order (IPO)

For both residential and commercial cases, an Interim Possession Order can speed things up if you act quickly.

Key points:

  • Apply within 28 days of discovering the squatters
  • The court can order them to leave within 24 hours of service
  • Staying after service becomes a criminal offence

3) Standard possession proceedings

If an IPO is not suitable, apply for a possession order in the county court.

Steps:

  • File a claim for possession
  • Serve papers on the occupants
  • Attend the hearing
  • Obtain a possession order
  • Enforce with county court bailiffs or High Court enforcement officers

4) Avoid illegal eviction

Do not:

  • Use force or threats
  • Change locks while people are inside
  • Cut off utilities to drive them out

Illegal eviction can lead to criminal charges and damages.

Evidence to gather

Good records help the police or court act faster:

  • Title deeds or Land Registry records
  • Council tax or utility bills
  • Photos of the property before entry
  • Booking records if it is a short-let
  • Witness statements from neighbours or staff

Costs and timelines

  • Police action in residential cases can be quick, sometimes same day
  • IPOs can take a few days to obtain and serve
  • Standard possession can take weeks to months
  • Enforcement adds further time and cost

Delays increase if papers are served incorrectly or evidence is weak.

How to prevent squatting

Secure the property

  • Fit high-quality locks and reinforce doors
  • Install an alarm with remote alerts
  • Use motion lighting at entrances
  • Board up or secure vulnerable access points during void periods

Manage access

  • Avoid visible key safes or use smart locks with time-limited codes
  • Change codes between bookings
  • Keep a log of who has access

Keep the property active

  • Arrange regular visits between bookings
  • Use a local manager or concierge
  • Maintain basic utilities to show active use

Monitor and respond

  • Use cameras at entrances where lawful
  • Act at the first sign of entry
  • Inform neighbours how to report concerns

Paperwork and signage

  • Display clear signs that entry without consent is a criminal offence in residential buildings
  • Keep documents ready to prove ownership and use

Insurance and mortgage points

Check policy terms. Some insurers require minimum security or regular inspections during voids. Claims may be reduced if conditions are not met. Lenders may also set rules on empty properties.

Common mistakes

  • Waiting too long before taking action
  • Using the wrong legal route for the building type
  • Poor service of court papers
  • Trying to remove squatters without authority

Quick checklist

  • Confirm if the building is residential or commercial
  • Gather proof of ownership and use
  • Contact police for residential cases
  • Consider an IPO within 28 days
  • Start possession proceedings if needed
  • Secure the property once vacant

Squatting can be dealt with, but speed and the right process matter. Owners of short-let homes and empty offices should treat gaps between occupancies as a risk period and plan for it.