Discovering squatters in your property is one of the most stressful experiences a homeowner or landlord can face. It raises urgent questions: What rights do squatters actually have? Can the police remove them? What legal processes must you follow? And what are your options once the property is finally vacated?
For many, the thought of entering a drawn-out legal battle, repairing damage, and then trying to sell a property with a squatting history is overwhelming. That’s why an increasing number of motivated sellers choose to sell directly to property buyers like SELLTO. A fast, certain sale can provide peace of mind and financial freedom, without months of uncertainty.
In this detailed guide, we’ll unpack everything you need to know: from the law on squatters to the eviction process, court logistics, the aftermath of regaining possession, and why selling quickly may be the best solution.
1. The Law on Squatting in the UK
Squatting in Residential Properties
Since 2012, squatting in a residential building—such as a house, flat, or apartment—has been a criminal offence. This means that if someone enters and lives in your property without permission, the police have the power to remove them and prosecute. Penalties can include fines and prison sentences.
Squatting in Commercial or Non-Residential Properties
For non-residential properties (such as offices, shops, or warehouses), squatting is generally treated as a civil matter rather than a criminal one. In these cases, property owners must apply to the courts for possession orders to have squatters removed. This process is slower and often more expensive.
Adverse Possession
Although squatting is now illegal in residential properties, the legal concept of adverse possession still exists. If squatters occupy land or a property for long enough (often 10 years for registered land, 12 years for unregistered), and the owner does not take steps to remove them, they may attempt to claim ownership rights. While rare, this risk underscores the importance of acting quickly when squatters are discovered.
2. Immediate Steps if You Discover Squatters
- Confirm the Situation – Not all unexpected occupants are squatters. Some may claim to be tenants or licensees. Squatters typically have no tenancy agreement, no permission to be there, and often break into empty or abandoned properties.
- Contact the Police – For residential properties, squatting is a criminal offence and the police can intervene. If they refuse, it may be because the situation isn’t clear-cut and needs to go through civil courts.
- Seek Legal Advice – Property law is complicated, and errors in the process can prolong disputes. Professional guidance helps ensure you follow correct legal steps.
3. The Eviction Process: Step-by-Step
When police intervention isn’t possible or effective, you may need to go through the courts. Here’s a breakdown:
Interim Possession Order (IPO)
- Available if you act within 28 days of discovering squatters.
- A fast-track process that, once granted, requires squatters to leave within 24 hours.
- Failure to leave becomes a criminal offence, enabling police to arrest them.
Possession Claim Through the Courts
- If you miss the 28-day IPO window or are dealing with a commercial property, you’ll need to file a standard possession claim.
- This involves submitting paperwork to the county court, paying fees, and waiting for a court date.
- Hearings can take weeks or even months, especially if the squatters contest the claim.
- Once an order is granted, bailiffs or High Court Enforcement Officers may be required to physically remove occupants.
Court Logistics
The eviction process can be emotionally draining. Hearings require attendance, preparation of evidence, and potentially multiple appearances if squatters contest the case. Delays are common, particularly in busy urban courts.
Bailiff appointments can take additional weeks to arrange. Some property owners opt to transfer the case to the High Court for faster enforcement, though this carries extra costs. All of this means that regaining possession may take far longer than expected.
4. After Eviction: The Hidden Challenges
Winning back your property is only part of the battle. Many owners face significant issues afterwards:
Property Damage
Squatters often leave properties in disrepair. Broken locks, vandalism, waste, mould, or even structural damage may be present. The costs of restoring the property can run into thousands of pounds.
Security Concerns
Vacant properties that have previously been squatted are at higher risk of being targeted again. Many owners must invest in upgraded security systems, alarms, reinforced doors, and frequent inspections to prevent re-entry.
Legal and Financial Fallout
Court costs, solicitor fees, and enforcement charges add up quickly. Even after securing possession, the financial burden can leave homeowners struggling. In some cases, landlords find themselves thousands of pounds out of pocket with little recourse to recover costs from squatters.
Emotional Strain
The stress of dealing with squatters shouldn’t be underestimated. Owners often report anxiety, sleepless nights, and even reluctance to re-enter their own property after the ordeal. The psychological toll is real and lasting.
5. Selling a Property After Squatting
Even after eviction and repairs, selling a property with a history of squatting can be difficult:
- Reduced Buyer Interest – Many buyers are wary of properties that have experienced squatting, fearing repeat issues or hidden damage.
- Lower Valuations – Surveyors and estate agents may reduce valuations due to stigma, potential risks, or the property’s compromised condition.
- Conveyancing Complications – Solicitors acting for buyers may delay or withdraw if they believe there are unresolved legal risks.
- Disclosure Obligations – Sellers must be honest about squatting history when asked, which can scare off cautious buyers.
This often leaves sellers in a difficult position: invest heavily in repairs and hope to achieve a fair market price, or accept a slower, riskier selling process.
6. Why Motivated Sellers Turn to SELLTO
For many, the simplest solution is to sell directly to a trusted cash property buyer like SELLTO. Here’s why:
- Speed – No waiting months for estate agents or buyers. Sales can often complete within weeks.
- Certainty – Unlike traditional buyers, we don’t pull out at the last minute or delay due to mortgage problems.
- No Repairs Needed – We buy properties in any condition, including those recently vacated by squatters.
- Stress-Free Process – Avoid the strain of lengthy legal processes, failed viewings, or sceptical buyers.
- Financial Relief – Free up funds quickly and move forward with your life.
7. Case Studies
Case Study 1: The Inherited Property
A homeowner inherited a flat that sat empty for months before squatters broke in. After weeks of court action, they regained possession but faced a £15,000 repair bill. Instead of pouring money into renovations, they sold directly to SELLTO and received a fast, fair offer, allowing them to move on without stress.
Case Study 2: The Overseas Landlord
An investor living abroad discovered squatters in their UK property. Managing the eviction process remotely was nearly impossible. Once possession was regained, they chose to sell quickly to SELLTO, avoiding the costs and complications of re-letting.
Case Study 3: The Burned-Out Landlord
After multiple incidents of anti-social tenants and eventually squatters, one landlord had had enough. They sold their entire rental portfolio to SELLTO, freeing themselves from ongoing stress and uncertainty.
Conclusion
Squatters in your property can create an overwhelming situation—legally, financially, and emotionally. While the law offers ways to regain possession, the reality is that eviction often takes time, costs money, and leaves behind lasting challenges.
For property owners who want to avoid the cycle of court hearings, bailiff delays, expensive repairs, and market uncertainty, selling directly to SELLTO provides a clear and stress-free solution. By offering speed, certainty, and simplicity, we help motivated sellers put the ordeal behind them and move forward with confidence.
If you’re dealing with squatters—or the aftermath of squatting—don’t let the stress consume you. Get in touch with SELLTO today and discover how easy it can be to move on.
