Squatting, or the act of occupying an empty or abandoned building without permission, can be a significant issue for commercial property owners in the UK. Not only can it lead to costly legal battles and property damage, but it can also disrupt business operations and tarnish the reputation of a property. In this guide, we’ll explore some strategies to protect your commercial property from squatters.

Disclaimer: This guide provides general advice on protecting commercial property from squatters and is intended for informational purposes only. While it offers practical strategies and legal insights, it is not a substitute for professional legal advice. Property owners are strongly encouraged to seek legal advice from a solicitor who specialises in property law. They can guide you through the legal process and ensure you follow the correct procedures.

Understanding Squatters’ Rights in the UK

Squatting in residential buildings is illegal in the UK and can result in fines and imprisonment. However, the laws surrounding commercial properties are different. Squatting in commercial buildings is not a criminal offence but a civil matter. This means property owners must go through the court system to evict squatters, which can be time-consuming and expensive.

Preventative Measures

1. Secure Entry Points

One of the most effective ways to prevent squatters is to ensure that all entry points to your property are secure. This includes:

• Doors and Windows: Install robust locks, security bars, and reinforced glass. By doing this you will make it difficult for potential squatters to gain access without forcing entry i.e. committing a criminal act.
• Fences and Gates: Ensure all perimeter fencing and gates are secure and in good condition.
• Alarms: Invest in a good alarm system that covers all potential entry points and is linked to a monitoring service. By having it prominently positioned it will also act as a deterrent. Alternatively, you could go the more expensive route of hiring on-site or drive-by security.

2. Regular Inspections

Regularly inspecting your property can help you spot potential vulnerabilities and signs of attempted entry early. Make inspections part of your routine, especially if the property is temporarily vacant. Squatters are more likely to target properties that look empty so it is helpful to have people coming and going, preferably at irregular intervals.

3. Surveillance Systems

Installing a comprehensive surveillance system can deter squatters. This includes:

• CCTV Cameras: Place cameras at strategic points around the property to cover all access points and potential entry routes.
• Motion Sensors: Use motion-activated lights and cameras to catch and deter intruders.

4. Property Management Services

Hiring a property management service can be a worthwhile investment. They can provide regular inspections, maintenance, and rapid response to any security issues.

Practical Tips

1. Keep the Property Occupied

Even temporary or part-time occupation can deter squatters. Consider renting out the space for short-term uses or allowing employees to use the premises.

2. Maintain the Appearance of Activity

A well-maintained property is less likely to attract squatters. Ensure that:

• Lights are on: Use timers to turn lights, blinds or shutters on and off, simulating occupancy.
• Mail is collected: Regularly collect mail and remove any flyers or debris from the property.

3. Liaise with Neighbors

Good relationships with neighbouring businesses or residents can be invaluable. They can keep an eye on your property and alert you to any suspicious activity.

Dealing with Squatters

1. Stay Calm and Professional

If you discover squatters, it’s crucial to stay calm and avoid confrontation. Attempting to remove squatters yourself can lead to legal complications.

2. Contact Authorities

Notify the local police and seek legal advice immediately. While the police may not be able to remove the squatters directly, they can offer guidance and support.

3. Legal Proceedings

Initiate the appropriate legal proceedings as soon as possible. The quicker you act, the sooner you can regain possession of your property.

●     Interim Possession Orders (IPO)

If squatters do enter your property, you can apply for an Interim Possession Order. This legal document requires squatters to leave the premises within 24 hours of being served and prevents them from returning for 12 months. If done correctly you should be issued with an IPO by a court within a few days.

• Possession Orders

If an IPO is not appropriate, a standard possession order can be obtained through the courts. Possession orders involve making a claim detailing why a landlord wishes to enter a premises. This process involves:

• Filing a Claim: Submit a claim for possession to the court.
• Court Hearing: Attend the hearing where a judge will decide whether to grant the order.
• Enforcement: If granted, the order will be enforced by court-appointed bailiffs.

Protecting your commercial property from squatters involves a combination of preventative measures, regular maintenance, and prompt legal action. By securing entry points, maintaining the appearance of activity, and using legal tools effectively, you can significantly reduce the risk of squatters taking over your property. Stay vigilant and proactive to ensure your property remains secure and productive.

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