Property Guardian Services in the UK: Everything You Need to Know

Property guardian services offer a solution for securing empty properties while providing affordable housing. With over 100,000 long-term vacant homes in London alone which are valued at an estimated £20 billion the guardian schemes are playing a growing role in property management. These services reduce risks like squatting, vandalism, and illegal occupation while offering low-cost living spaces in areas where the private rental market has become unaffordable.

How Do Property Guardians Work?

A property guardian is someone who occupies a vacant building under a licence agreement, not a tenancy contract. This distinction is important because it means guardians do not have the same legal rights as tenants. Instead, they act as a live-in security measure, maintaining the property while paying a reduced fee compared to standard rental costs.

Property guardian companies oversee the process, vetting applicants before placing them in residential, commercial, or public-sector buildings. These companies enter into agreements with landlords, housing associations, and local councils to provide temporary accommodation while the property awaits redevelopment or sale.

Why Are Property Guardians Needed?

Leaving a building unoccupied comes with risks. Empty properties attract squatters, illegal tenants, theft, and anti-social behaviour. Without regular occupation, buildings can quickly deteriorate due to damp, structural issues, and vandalism.

At the same time, the UK rental market is struggling to meet demand. Many people find traditional housing unaffordable, particularly in major cities like London, Manchester, and Birmingham. Property guardianship provides an alternative housing solution, reducing urban blight while offering short-term, flexible accommodation.

What Do Property Guardians Do?

Guardianship is about more than just affordable rent. Those who sign up for these schemes take on responsibilities that help secure the building. Their role includes:

• Maintaining property security by ensuring it remains occupied

• Preventing unauthorised access and reporting suspicious activity

• Carrying out light maintenance to avoid property neglect

• Following compliance guidelines set by the property guardian company

Since these individuals live in spaces that were not originally designed as long-term accommodation, such as commercial buildings, former care homes, and vacant council properties as they must adapt to a unique housing environment.

Property guardianship is widely used by landlords, estate managers, local authorities, and property developers to keep vacant assets secure. The types of properties involved include:

• Residential properties awaiting sale or refurbishment

• Commercial buildings such as office spaces and retail units

• Public-sector buildings, including former police stations, schools, and libraries

• Large-scale development sites where buildings are waiting for planning permission

Are Property Guardianship Services Free for Landlords?

Some guardian companies operate at zero cost to landlords by covering their expenses through licence fees paid by the guardians. Others charge a property management fee, particularly for high-risk or large-scale sites requiring additional security measures.

Which Companies Offer Property Guardian Services in the UK?

Several organisations specialise in managing guardian-occupied buildings across the UK. The most recognised include:

• Vacant Property Services – Provides tailored security solutions

• Ad Hoc Property Management – Manages guardian schemes in various UK regions

• Lowe Guardians – Focuses on creative solutions for empty properties

• Live-in Guardians – Works with local councils to secure disused properties

• Ambika Guardians – Employs security-trained guardians for added protection

What Are the Benefits for Property Owners?

For landlords, housing associations, and developers, using property guardianship provides multiple advantages:

• Protecting property value by preventing deterioration

• Avoiding business rates and empty property tax

• Deterring crime and anti-social behaviour

• Flexible handover agreements allowing quick repossession when needed

What Are the Benefits for Property Guardians?

Property guardianship is not just about securing buildings; it also provides an affordable living option for those who struggle with high rent costs. The key benefits include:

• Lower accommodation costs compared to private rentals

• Access to city-centre locations that would otherwise be unaffordable

• Flexible housing arrangements with no long-term lease commitments

• A sense of community in shared spaces with other guardians

Are Property Guardians Properly Vetted?

Yes, guardian companies have strict vetting processes to ensure the individuals living in these buildings are responsible and trustworthy. Checks usually include:

• Background screening and employment verification

• Character references and previous rental history

• Security assessments for high-risk properties

• Fire safety and emergency response training

Some providers require extra security qualifications, such as fire marshal training or experience in law enforcement.

What Rules Do Property Guardians Have to Follow?

Guardianship comes with strict licence conditions, and those who fail to comply can be removed from the scheme. Typical restrictions include:

• No long-term visitors or subletting

• No alterations or renovations without approval

• Compliance with fire safety regulations

• Maintaining clean and habitable living conditions

How Long Can Someone Stay as a Property Guardian?

There is no fixed duration for property guardianship, as it depends on the property owner's plans. Some guardians stay for a few months, while others live in a building for several years. However, they must always be prepared to vacate within 28 days' notice.

Do Guardians Pay Bills and Council Tax?

Yes, property guardians pay their own utility bills and council tax. Costs vary depending on location, the size of the property, and whether utilities are included in the licence fee.

What Happens When the Property Owner Wants It Back?

When a landlord or council needs the property returned, the guardian company handles the process. Guardians receive notice, and the company ensures the building is vacated and returned in good condition. The typical handover period is 28 days.

Is Property Guardianship a Long-Term Solution to the UK Housing Crisis?

Property guardianship is not a replacement for affordable housing schemes or social housing, but it does offer a practical short-term solution. By making use of otherwise empty buildings, guardianship reduces urban decay, prevents property neglect, and provides temporary accommodation for key workers, students, and professionals who might otherwise struggle to find housing.

Frequently Asked Questions

Can property guardians be evicted at any time?

Guardians must receive a legal notice period, typically 28 days, before vacating.

Do landlords make money from property guardianship?

Most landlords break even, as the licence fee usually covers property maintenance costs rather than generating profit.

Are property guardianship schemes legally regulated?

The Property Guardian Providers Association (PGPA) sets industry standards, ensuring compliance with fire safety and housing regulations.

Is property guardianship suitable for students?

It can be, but the lack of tenancy rights and potential short notice periods mean it may not suit everyone.