Property Guardianship & Alternative Housing Solutions UK

Property guardianship is a living arrangement where individuals occupy empty buildings at reduced costs in exchange for providing security through their presence. Guardians typically pay a licence fee rather than rent, which means they have fewer legal protections than traditional tenants but benefit from significantly lower costs. Properties range from offices and warehouses to historic buildings and former public buildings.

Property guardianship costs vary by location and company. In London, expect to pay between £400-600 per month, while other UK cities typically range from £250-400 monthly. Most companies also charge a one-time registration or administration fee of £150-300. These costs are significantly lower than market rent for equivalent locations.

Property guardians have fewer rights than traditional tenants as they hold a licence rather than a tenancy. This typically means shorter notice periods (often 28 days), less security of tenure, and the possibility of property inspections. However, guardians still have basic rights including the right to quiet enjoyment of the property and protection from illegal eviction. Recent legal cases have strengthened guardian rights in some areas.

Yes, property guardianship is completely legal in the UK. Guardian companies operate as legitimate businesses, and the arrangement is recognised by local authorities and property owners. Property guardianship should not be confused with squatting, which was criminalised in residential buildings in England and Wales in 2012 under Section 144 of LASPO.

To become a property guardian in London, you need to apply through a guardian company. The process typically involves: 1) Registering with one or more companies, 2) Providing references and proof of income, 3) Paying a registration fee, 4) Viewing available properties, 5) Signing a licence agreement. Most companies require guardians to be in employment and pass background checks.

The key difference is the legal status: tenants have a tenancy agreement with statutory protections, while guardians have a licence agreement with fewer rights. Tenants typically have longer notice periods (usually 2 months), stronger eviction protections, and the right to exclusive possession. Guardians may share facilities, have shorter notice periods, and can be asked to move more readily. However, guardians benefit from significantly lower costs.

The major property guardian companies in the UK include Camelot (the largest), Dot Dot Dot (social enterprise model), Ad Hoc Property Management, VPS (Vacant Property Security), and Global Guardians. Each has different approaches, fee structures, and property portfolios. We recommend comparing multiple companies before committing. See our detailed company comparison for more information.

Property guardians typically receive 28 days notice to vacate, though some companies offer longer periods. This is one of the key trade-offs of guardian living - you accept less security in exchange for lower costs. Most guardian companies will try to relocate you to another property in their portfolio, but this isn't guaranteed. It's important to be prepared for potential moves when choosing this housing option.

Policies vary significantly between guardian companies and individual properties. Some companies allow small pets, others prohibit all animals. Overnight guests are generally permitted but extended stays may be restricted. These rules are typically outlined in your licence agreement. If pets are important to you, discuss this with companies before signing up, as options may be limited.

Section 144 of the Legal Aid, Sentencing and Punishment of Offenders Act 2012 (LASPO) made it a criminal offence to squat in residential buildings in England and Wales. This law, which came into effect on 1 September 2012, created a new offence punishable by up to 51 weeks imprisonment and/or a £5,000 fine. The growth of property guardianship has partly been attributed to this change in law. Learn more about Section 144 and its impact.