Property guardianship offers an affordable housing alternative for thousands of people across the UK. By living in temporarily empty buildings, guardians pay significantly reduced fees while providing security for property owners. This comprehensive guide explains how property guardianship works, what rights you have, and how to find the best guardian opportunities in 2026.
Contents
- What is Property Guardianship?
- How Does Property Guardianship Work?
- Property Guardian Costs and Fees
- Your Rights and Responsibilities
- Guardian vs Tenant: Key Differences
- How to Become a Property Guardian
- Property Guardian Companies Compared
- Pros and Cons of Property Guardianship
- Property Guardianship by Location
- Frequently Asked Questions
What is Property Guardianship?
Property guardianship is a housing arrangement where individuals live in empty buildings to protect them from vandalism, squatting, and general deterioration. It emerged in the UK in the 1990s as a solution to the twin problems of empty properties and unaffordable housing.
The concept is straightforward: property owners with temporarily vacant buildings partner with guardian companies, who then place vetted individuals in the properties. These guardians pay a monthly licence fee (typically 30-50% below market rent) in exchange for accommodation. Their presence deters break-ins, prevents unauthorised occupation, and ensures the building is maintained.
Property guardianship is now used by:
- Local councils protecting buildings awaiting redevelopment
- NHS trusts securing former hospital sites
- Private developers maintaining properties between purchase and construction
- Housing associations managing void properties
- Educational institutions protecting closed school buildings
According to industry estimates, there are approximately 7,000-10,000 property guardians living in the UK at any given time, with the majority concentrated in London and the South East.
How Does Property Guardianship Work?
The property guardianship process involves three parties: the property owner, the guardian company, and the guardian. Understanding how these relationships work is essential before becoming a guardian.
The Property Owner's Role
Property owners contract with guardian companies to manage their vacant buildings. The owner typically pays the guardian company a management fee, though in some cases the arrangement is cost-neutral or even generates income from guardian licence fees. Owners benefit from:
- Reduced risk of vandalism and break-ins
- Prevention of squatting and unauthorised occupation
- Lower insurance premiums (occupied vs vacant)
- Maintained heating and ventilation (preventing damp)
- Regular property inspections and reports
- Reduced council tax (some properties qualify for exemptions)
The Guardian Company's Role
Guardian companies act as intermediaries, managing the entire process. Their responsibilities include:
- Assessing properties for suitability and safety
- Installing necessary facilities (kitchens, bathrooms, fire safety equipment)
- Recruiting and vetting potential guardians
- Matching guardians to suitable properties
- Collecting licence fees and managing payments
- Conducting regular inspections
- Handling maintenance issues
- Managing relocations when properties are needed by owners
The Guardian's Role
As a property guardian, your primary role is to provide a visible presence that deters criminal activity. Daily responsibilities typically include:
- Living in the property as your main residence
- Keeping the property clean and in good condition
- Reporting any security concerns or maintenance issues
- Allowing access for inspections (with notice)
- Adhering to the licence agreement terms
- Being available to vacate with appropriate notice
Property Guardian Costs and Fees
One of the main attractions of property guardianship is the reduced cost compared to traditional renting. However, it's important to understand the full financial picture before committing.
Monthly Licence Fees
Monthly costs vary significantly based on location and property type:
| Location | Typical Monthly Fee | Comparable Market Rent | Savings |
|---|---|---|---|
| Central London | £500-£650 | £1,200-£1,800 | 50-60% |
| Greater London | £400-£550 | £900-£1,400 | 45-55% |
| South East | £350-£450 | £700-£1,000 | 40-50% |
| Major Cities (Manchester, Birmingham, Bristol) | £300-£400 | £600-£900 | 40-50% |
| Other Regions | £250-£350 | £500-£750 | 35-45% |
Additional Costs to Consider
Beyond the monthly licence fee, guardians should budget for:
- Initial fees: Most companies charge an administration fee (£100-£300) and require one month's licence fee as a deposit
- Utilities: Some schemes include utilities; others require separate payment (add £80-£150/month)
- Contents insurance: Guardian companies don't cover your belongings (£10-£20/month)
- Council tax: Usually the guardian's responsibility, though exemptions may apply
- TV licence: Required if watching live broadcasts (£169.50/year)
Your Rights and Responsibilities as a Property Guardian
Understanding your legal position is crucial. Property guardians have a licence to occupy, not a tenancy. This distinction has significant implications for your rights.
Rights You Have as a Guardian
- Quiet enjoyment: You have the right to live peacefully without undue interference
- Notice of inspections: Companies must give reasonable notice (typically 24-48 hours) before entering
- Safe living conditions: Properties must meet basic health and safety standards
- Written agreement: You're entitled to a clear written licence agreement
- Notice before eviction: Minimum notice period (usually 28 days, sometimes more)
- Deposit protection: Though not legally required for licences, reputable companies hold deposits fairly
Rights You Don't Have
Unlike tenants with assured shorthold tenancies, guardians lack:
- Statutory minimum notice periods (the 2-month Section 21 notice doesn't apply)
- Right to challenge eviction through housing tribunals
- Protection under the Housing Act 1988
- Guaranteed deposit protection schemes
- Right to housing benefit (in most cases)
Your Responsibilities
Guardian licence agreements typically require you to:
- Use the property as your sole or main residence
- Not sublet or allow others to stay long-term
- Keep the property clean, tidy, and in good repair
- Report maintenance issues promptly
- Allow access for inspections with reasonable notice
- Not make alterations without permission
- Comply with any property-specific rules (e.g., no pets, no smoking)
- Vacate within the notice period when required
For more on the legal framework, see our guide to squatters' rights and housing law in the UK.
Property Guardian vs Tenant: Key Differences
The table below summarises the main differences between being a property guardian and a traditional tenant:
| Aspect | Property Guardian | Tenant (AST) |
|---|---|---|
| Legal agreement | Licence to occupy | Assured Shorthold Tenancy |
| Typical cost | 30-50% below market | Market rate |
| Minimum notice to leave | 28 days (varies) | 2 months (Section 21) |
| Security of tenure | Low | Higher |
| Deposit protection | Not legally required | Mandatory government scheme |
| Housing benefit | Generally not available | Available if eligible |
| Property type | Often commercial buildings | Residential properties |
| Flexibility | Can move quickly | Fixed term commitments |
| Inspections | More frequent (monthly/quarterly) | Typically 6-monthly |
How to Become a Property Guardian
Becoming a property guardian involves several steps. Here's what to expect:
Step 1: Research Guardian Companies
Start by researching different property guardian companies to find one that matches your needs. Consider:
- Properties available in your preferred locations
- Fee structures and total costs
- Company reputation and reviews
- Notice periods and policies
- Whether they accept pets, couples, or specific requirements
Step 2: Register and Apply
Most companies require you to:
- Complete an online registration form
- Provide proof of identity (passport, driving licence)
- Show proof of income or employment (payslips, bank statements)
- Supply references (employer, previous landlord)
- Consent to a basic background check
Step 3: Property Viewings
Once approved, you'll be invited to view available properties. During viewings, check:
- General condition and cleanliness
- Heating, hot water, and utilities
- Fire safety equipment and escape routes
- Security of the building and your private space
- Shared facilities (if applicable)
- Transport links and local amenities
Step 4: Sign the Licence Agreement
Before signing, carefully read the entire agreement. Pay attention to:
- Notice periods (for both you and the company)
- What's included in the licence fee
- Rules about guests, pets, and alterations
- Inspection frequency and access requirements
- Circumstances under which you could be asked to leave
Step 5: Pay Initial Fees and Move In
You'll typically need to pay:
- First month's licence fee
- Security deposit (usually one month's fee)
- Administration fee
Property Guardian Companies in the UK
Several companies operate in the UK property guardianship market. Here's an overview of the major players:
Camelot Europe
Camelot is the largest and longest-established guardian company in the UK, founded in the Netherlands in 1993. They manage properties across the UK and Europe, with a focus on commercial buildings and larger sites.
- Typical fees: £350-£550/month
- Notice period: 28 days
- Properties: Offices, schools, hospitals, industrial
Dot Dot Dot Property
Dot Dot Dot operates as a social enterprise, focusing on community benefit alongside property protection. They encourage guardians to volunteer in their local community.
- Typical fees: £300-£450/month
- Notice period: 28-56 days
- Properties: Residential and community buildings
- Special: Accepts families in some properties
Ad Hoc Property Management
Ad Hoc focuses on London and the South East, managing a range of commercial and residential properties.
- Typical fees: £400-£600/month
- Notice period: 28 days
- Properties: Mixed commercial and residential
Global Guardians
Global Guardians operates across the UK with a focus on providing affordable accommodation in unusual buildings.
- Typical fees: £350-£500/month
- Notice period: 28 days
- Properties: Wide variety including former pubs, churches
For detailed comparisons, see our complete guide to property guardian companies.
Pros and Cons of Property Guardianship
Advantages
- Significant cost savings: 30-50% cheaper than market rent
- Unique living spaces: Former schools, churches, offices offer unusual homes
- Flexibility: Easier to move than breaking a tenancy
- Community: Many properties house multiple guardians
- Lower barriers to entry: Often more accessible than the private rental market
- Space: Commercial buildings often provide more room
Disadvantages
- Less security: Shorter notice periods than tenancies
- Fewer rights: No protection under Housing Act
- Variable conditions: Not all properties are comfortable
- Restrictions: Often no pets, children, or long-term guests
- Inspections: More frequent property checks
- Uncertainty: Properties can be reclaimed with little warning
- Location: May be in industrial areas with poor transport
For a detailed analysis, read our full pros and cons guide.
Property Guardianship by Location
Property guardian opportunities vary significantly by location. Here's what to expect in major UK areas:
London
Property guardianship in London offers the most opportunities but at higher prices. Expect:
- Monthly fees: £400-£650
- High demand and competitive applications
- Properties in all zones, but more options in outer London
- Wide variety of building types
Bristol
Bristol has a growing guardian scene with more affordable options:
- Monthly fees: £300-£400
- Strong community of guardians
- Properties often in central locations
Manchester and Birmingham
Both cities have expanding guardian markets:
- Monthly fees: £280-£380
- Growing number of opportunities
- Often linked to regeneration projects
Frequently Asked Questions
What is property guardianship in the UK?
Property guardianship is an arrangement where individuals (guardians) live in empty commercial or residential buildings to protect them from vandalism, squatting, and deterioration. Guardians pay a reduced licence fee rather than rent, and in return provide security through occupation. The arrangement is managed by guardian companies who act as intermediaries between property owners and guardians.
How much does property guardianship cost per month?
Property guardianship typically costs between £250 and £600 per month in the UK, depending on location and property type. London properties average £400-£600, while properties outside London range from £250-£450. This is significantly lower than market rent, which is the main attraction for guardians.
What rights do property guardians have in the UK?
Property guardians have a licence to occupy rather than a tenancy, which means fewer legal protections than tenants. However, guardians have rights to quiet enjoyment, reasonable notice before inspections (usually 24-48 hours), safe living conditions, and cannot be evicted without proper notice (typically 28 days, though this varies by company).
Is property guardianship legal in the UK?
Yes, property guardianship is completely legal in the UK. It operates under a licence agreement rather than a tenancy agreement. The arrangement is recognised by local authorities and is used by councils, the NHS, and private property owners to protect empty buildings.
How do I become a property guardian?
To become a property guardian, you need to apply through a guardian company. Requirements typically include being over 18, having proof of income or employment, providing references, passing a basic background check, and paying an initial fee (usually one month's licence fee plus admin costs). You'll then be matched with suitable properties.
What is the difference between a property guardian and a tenant?
The key difference is legal status: tenants have an assured shorthold tenancy with strong legal protections, while guardians have a licence agreement with fewer rights. Guardians typically pay less, but have shorter notice periods (28 days vs 2 months), less security of tenure, and the property owner retains more control over access and conditions.
Can property guardians claim housing benefit?
Generally, property guardians cannot claim housing benefit because they have a licence rather than a tenancy. Housing benefit is designed for tenants with assured shorthold tenancies. Some guardians on Universal Credit may receive housing costs element, but this depends on individual circumstances and should be discussed with the DWP.
What happens if a property guardian is evicted?
If a property is sold or the owner needs it back, guardians typically receive 28 days notice to vacate. Most guardian companies will try to relocate guardians to alternative properties. If a guardian breaches their licence agreement, they may be asked to leave with shorter notice. Unlike tenants, guardians cannot dispute eviction through housing tribunals.
Which are the best property guardian companies in the UK?
Major property guardian companies in the UK include Camelot (largest, established 1993), Dot Dot Dot (social enterprise model), Ad Hoc Property Management, Global Guardians, DEX Property Management, and Live-in Guardians. Each has different fee structures, property types, and terms. We recommend comparing at least three companies before signing up.
Are property guardian properties safe to live in?
Reputable guardian companies ensure properties meet basic safety standards including fire safety (smoke alarms, fire extinguishers, escape routes), electrical safety, gas safety certificates where applicable, and adequate heating and hot water. However, standards vary between companies, so always inspect the property before signing and check what certifications are in place.
Can couples or families become property guardians?
Policies vary by company. Most guardian companies accept couples, but some require both partners to be named on the licence and pay separate fees. Families with children are less commonly accepted due to the nature of properties (often commercial buildings) and the short notice periods. Dot Dot Dot is one company that does accommodate families in some properties.
What types of buildings are used for property guardianship?
Property guardianship schemes use a wide variety of buildings including former offices, schools, hospitals, police stations, fire stations, pubs, churches, warehouses, and residential properties awaiting development. The common factor is that they are temporarily empty and the owner wants to prevent deterioration or unauthorised occupation.
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