A property guardian is someone who lives in an empty building to protect it from vandalism, squatting, and deterioration. In exchange for providing security through occupation, guardians pay significantly reduced fees compared to market rent.
How Property Guardianship Works
Property guardianship is a three-way arrangement:
- Property owners have empty buildings they want to protect
- Guardian companies manage the properties and recruit guardians
- Guardians live in the properties and provide security through their presence
When a building becomes temporarily vacant - perhaps awaiting sale, redevelopment, or a change of use - the owner faces risks: break-ins, vandalism, squatters, or simply deterioration from lack of occupation. Rather than leave it empty, they partner with a guardian company to place vetted individuals in the building.
Types of Buildings
Property guardians live in all kinds of buildings:
- Former offices and commercial buildings
- Closed schools and colleges
- Decommissioned hospitals and NHS buildings
- Former police and fire stations
- Pubs and restaurants
- Churches and community centres
- Warehouses and industrial units
- Residential properties awaiting development
Licence vs Tenancy
The key legal distinction: guardians have a licence to occupy, not a tenancy. This means:
| Licence (Guardian) | Tenancy (Renter) |
|---|---|
| Fewer legal protections | Protected by Housing Act |
| Shorter notice periods | Minimum 2 months notice |
| 30-50% below market rent | Full market rent |
| More frequent inspections | Less frequent access |
Who Becomes a Guardian?
Property guardians come from all backgrounds:
- Young professionals saving for deposits
- Artists and creatives seeking studio space
- People new to a city testing locations
- Those who prefer flexibility over long leases
- People priced out of traditional renting
Is It Right for You?
Guardian living suits you if you:
- Value affordability over security of tenure
- Are flexible about location and moving
- Don't mind unusual living spaces
- Can handle shorter notice periods
- Want to save money on housing
It may not suit you if you:
- Need long-term housing stability
- Have children (most schemes don't accept families)
- Rely on housing benefit
- Need specific accessibility requirements
- Want a traditional home environment
Ready to Learn More?
Explore our complete guide to property guardianship.
Complete Guide How to Become a Guardian