How To Deal With Squatters Legally – Smart UK Homeowner Guide

How to deal with squatters legally in the UK—discover practical, step-by-step eviction methods, rights, and expert tips for homeowners to reclaim property fast.

To deal with squatters legally in the UK, contact the police if they’ve entered a residential property unlawfully—it’s a criminal offence. For commercial or land squatting, you must apply for an interim possession order (IPO) or a court possession order to remove them legally.

How To Deal With Squatters Legally In The UK 🏠

Ever walked into your property only to find strangers living there? 😨 It’s every homeowner’s nightmare—and knowing what to do next can feel overwhelming. The good news? There are clear, legal steps to get your property back without breaking the law yourself.

Let’s break down exactly how to deal with squatters the right way—from understanding your rights to getting them legally evicted.

Understanding Who Qualifies As A Squatter 🧍

A squatter is someone who occupies property or land without the owner’s consent. They haven’t signed a tenancy, paid rent, or received permission to stay.

In the UK, squatting in a residential property is a criminal offence under Section 144 of the Legal Aid, Sentencing and Punishment of Offenders Act 2012. That means police can act quickly.

However, squatting in commercial buildings or open land is a civil matter, requiring court involvement.

In short:

• 🏘 Residential squatting → Criminal offence (Police can remove them)
• 🏢 Commercial or land squatting → Civil offence (You need court action)

Know Your Legal Rights As A Property Owner ⚖️

As a property owner, you’re protected by law. The owner’s consent determines legal occupation.

If someone enters or remains without your permission:

• You can contact police (for residential cases).
• You can apply for an interim possession order (IPO) or possession order through the courts.
• You can seek damages for property damage or lost rent.

But remember: never attempt a DIY eviction. It’s illegal to use threats, force, or change locks yourself while squatters are inside.

Immediate Steps To Take When You Discover Squatters 🚨

If you find squatters in your home or building, act fast—but calmly.
Here’s what you should do right away:

1. Document everything – Take photos and videos showing their presence.
2. Don’t engage aggressively – Avoid confrontation or threats.
3. Call the police (if residential) – Report under Section 144.
4. Seek legal advice – Especially if it’s commercial property.

If it’s a residential property, the police can arrest squatters and remove them. For non-residential, you’ll have to start legal proceedings.

When To Call The Police 🚓

You can contact the police immediately if:

• The property is residential.
• Squatters broke in (e.g., forced entry or damaged doors/windows).
• You are the legal owner or tenant.

The police can arrest squatters for trespassing and criminal damage. However, for commercial or land squatters, police usually won’t intervene unless there’s violence or vandalism.

Filing For An Interim Possession Order (IPO) 📝

If squatters are in a commercial property or land, you can apply for an IPO at your local county court.

How IPOs work:

• File the application within 28 days of discovering the squatting.
• Once granted, squatters must leave within 24 hours of being served.
• If they refuse, they can be arrested.

Applying For A Standard Possession Order 🏛️

If the 28-day IPO window has passed, or you choose not to file one, apply for a standard possession order instead.

This process can take longer (around 6–8 weeks) but remains the legal route to evict squatters. Once granted, you can hire bailiffs to enforce removal if squatters don’t leave voluntarily.

What Happens If Squatters Claim ‘Adverse Possession’? 😬

Sometimes, squatters may claim adverse possession—meaning they’ve occupied land or property long enough to claim ownership.

In the UK, this typically applies only if:

• They’ve lived there uninterrupted for 10 years (registered land) or 12 years (unregistered land).
• The owner took no legal action to remove them.

But don’t panic—these cases are rare, and you can easily challenge the claim by proving ownership or objecting to their application with the Land Registry.

How To Serve Legal Notice To Squatters 📬

Before eviction, you must legally serve notice to the squatters. This includes court paperwork like the IPO or possession order.

✅ Proper service methods include:

• Delivering the notice in person.
• Posting it clearly on the main door.
• Sending by recorded delivery.

Make sure to keep proof of service—it’s crucial for court proceedings.

Hiring Bailiffs To Enforce Eviction 👮‍♂️

Once the court issues a possession order, the final step is enforcement.
You can hire:

• County Court bailiffs, or
• High Court Enforcement Officers (HCEOs) for faster action.

What Not To Do As A Property Owner ❌

Even if you’re frustrated, don’t take matters into your own hands.
Illegal eviction can land you in trouble.

🚫 Never:

• Change the locks while squatters are inside.
• Cut off electricity, gas, or water.
• Threaten or physically remove squatters yourself.

These actions violate the Protection from Eviction Act 1977 and could lead to fines or prosecution.

Preventing Future Squatting Incidents 🔒

Prevention is always easier than eviction.
Here’s how to keep squatters out:

• Secure all doors and windows.
• Install alarm systems or motion detectors.
• Regularly inspect vacant properties.
• Consider hiring a property management service.

If Squatters Damage Your Property 🧱

You can sue squatters for damages if they’ve caused harm to your property.
Document everything:

• Take clear photos of all damage.
• Keep invoices for repair costs.
• Present them as evidence in court if needed.

You might also claim lost rent or expenses during the eviction period.

Dealing With Squatters On Land Or Outbuildings 🌿

Squatting on land, garages, or sheds isn’t a criminal offence but still requires action.
You’ll need to:

1. Apply for a possession order.
2. Serve notice to leave.
3. Hire bailiffs if they refuse.

Police can only intervene if there’s criminal activity—like theft, vandalism, or harassment.

When Squatters Pretend To Be Tenants 🏚️

Sometimes squatters claim they’re “tenants” to delay eviction.
If this happens:

• Ask for a tenancy agreement or proof of rent payments.
• Verify with neighbours or prior landlords.
• Provide your ownership documents to the court.

Courts will dismiss false tenancy claims if you show evidence of unauthorized occupation.

Why You Should Always Act Quickly 🕒

The longer squatters stay, the harder it becomes to remove them.
Acting fast:

• Prevents property damage.
• Stops potential adverse possession claims.
• Reduces stress and legal costs.

Delaying action often signals to squatters that they can stay longer—don’t give them that impression!

Working With A Property Solicitor ⚖️

While you can handle minor cases yourself, hiring a property solicitor can make things smoother.
They’ll help with:

• Drafting legal documents.
• Filing IPOs or possession orders.
• Ensuring all eviction steps are compliant.

Having expert guidance protects you from costly legal mistakes and speeds up the process.

Conclusion 🏁

Dealing with squatters legally in the UK may seem intimidating, but once you know the right steps, it becomes manageable. Always stay calm, document everything, contact the police if it’s residential, or file an IPO/possession order for commercial or land cases.

Above all—avoid illegal eviction actions and secure your property to prevent future incidents. Remember, lawful action always wins in the long run. 💪

FAQs

1. Can Police Remove Squatters In The UK?
   Yes, if squatters occupy a residential property, police can remove and arrest them under Section 144 of the 2012 Act. For commercial buildings or land, you’ll need a court order.
2. How Long Does It Take To Evict Squatters Legally?
   Eviction through an Interim Possession Order can take about 1–2 weeks, while standard possession orders may take 6–8 weeks.
3. Can Squatters Ever Gain Ownership Of My Property?
   Only if they’ve lived there continuously for 10–12 years without challenge and claim adverse possession—but it’s rare and can be contested.
4. What If Squatters Damage My Property?
   You can claim damages or lost rent in court. Always document everything with photos and invoices as evidence.
5. How Can I Stop Squatters From Returning?
   Install security systems, secure all entry points, check vacant properties regularly, and post “Private Property – No Trespassing” signs clearly.