How to prevent squatters in your empty property

Squatters can be a real headache for landlords. Not only can they prevent you moving in tenants, but they can also destroy a property, costing tens of thousands to fix.

The best way to deal with squatters is firstly avoiding getting squatters in the first place…

How to avoid getting squatters

 

Firstly, if the property is only in a short period of vacancy, maybe for a week or so between tenants, then you may be best off by making the property actively lived in, the measures here are pretty much what you would do to avoid being burgled if on holiday

 

• Timer switches - Timer switches on lamps are a great way to make the house actively occupied in the evening

 

• Fake plants - Fake but realistic plants in windows to make it look like someone is looking after plants in the property

 

• Regularly to remove post I a pile of post in the front porch is an almost definite sign that a property is empty. If you can easily see through to the porch, then so will potential squatters

 

• Driveway in use - Park a spare vehicle in the driveway or even tell neighbours that they are welcome to park there for the time being.

 

• Replace with high quality locks – You never know how many spare keys previous tenants or owners have made. Having them changed each time could be an additional cost but could also avoid some major issue, so balance this up with your previous tenant profile, how long it will likely be vacated and how many locks need changing.

 

If a property is expected to be empty for a long period of time, then making it look lived in may not be practical.

 

• Perforated screens or solid screens – although screens over the windows can be the most obvious sign a property is empty, it may be the only option you have. At this point you are essentially making the property as difficult to get into as possible. Perforated screen will allow light in, should you need to show potential tenants round.

How to get squatters evicted

The process of evicting squatters can be painful; however, it is vital that you stick the correct legal procedures. As any other activity such as threats, violence, or forced removal will most likely delay everything and cost you a lot more in repercussions.

 

1. Contact The Police.

This is a legal issue as a crime has been convicted against you, however if the squatter is a tenant, it may be a civil matter. Either way get it on the record that you have reported a potential crime against you.

 

2. Give them a clear notice

Make sure the tenant has clearly had notice. You may get squatters or former tenants playing dumb saying they have had no notice. So, get this on camera. Be it slipping a notice through the door or a video of you physically handing and telling them that this is their notice.

You may find this eviction notice is followed by a lot of squatters. Especially experienced squatters as they know the eventualities and will leave on the date of eviction.

 

Up to this point you have done the measures which are mostly in your own hand and involves little to no external assistance. IF the issues continue then you will need to make it more official.

 

3. Issue an Interim Possession Order (IPO)

Within 28 days of discovering a squatter make sure to submit an IPO, you may even wish to do this straight away before even getting conclusion with the previous steps so it is not delayed any further should the squatters not leave after notice.

The local courts will the issue the official legal version of a notice, this is the court order that bailiffs will use in the eventuality of forced eviction.

You may find that many squatters will leave peacefully at this point even the morning bailiffs are set to go in, as we have mentioned many squatters are experienced and know there is no way to avoid eviction at this point.

 

You can get the latest IPO forms here

 

An IPO will cost you £2500 + VAT in addition to a variety of court fees.

 

4. Claim possession

If the squatting has been discovered more than 28 days ago then you will need to claim possession. This can be done via the IPO form or you can do it separately online (click here).

 

If your squatter is a former tenant/sub-tenant you cannot use the IPO form for claiming possession, you may also need to claim damages, in which case you will need to use the online form.