Squatter Eviction in London. What Landlords need to know

Do you have squatters and need help?

Squatting remains a serious issue for property owners, particularly when it comes to commercial premises.

While many assume squatting is linked to homelessness, the reality is more complex. Some squatters have alternative accommodation and choose squatting as a lifestyle or temporary solution while working in the city.

Regardless of the reason, squatting can cause significant financial and reputational damage to landlords if not dealt with promptly.

In this article, we’ll explain the legal position on squatting, share a recent case study of a squatter eviction in London, and outline key steps landlords should take to protect their property.

Is Squatting Illegal?

Under Section 144 of the Legal Aid, Sentencing & Punishment of Offenders Act 2012 (LASPO), squatting in a residential property is a criminal offence.

Offenders can face arrest, fines, and even imprisonment.

However, this law does not apply to commercial buildings, meaning squatting in shops, offices, or industrial units remains a civil matter.

For commercial landlords, this means you must obtain a Court Order for Possession and, in most cases, escalate enforcement through the High Court to regain control of your property.

Recent Squatter Eviction in London: A Case Study

Our enforcement team recently handled a challenging squatter eviction in central London. The property — a large commercial premises — had been occupied by a group of squatters for nearly a year.

The delays started after our client obtained an Order for Possession against “Persons Unknown”. Due to severe backlogs in the court system, it took nine months to get the paperwork sealed and the Writ of Possession issued. During this time, the squatters caused extensive damage, leaving the landlord with mounting costs and security concerns.

When the Writ was finally sealed, we acted immediately. Our High Court Enforcement Officers (HCEOs), supported by specialist locksmiths, attended the property before sunrise.

Why so early? The element of surprise is crucial in high-risk evictions. Squatters often barricade doors or stage protests if given time to react, which can lead to further damage and delays.

On arrival, we encountered six squatters and an aggressive dog. Thanks to our controlled approach — removing individuals one by one and supervising belongings — the eviction was completed smoothly within hours.

The premises were then secured with boarding, CCTV, and alarm systems to prevent re-entry.

Challenges Landlords Face with Squatter Evictions

• Court Delays: Backlogs in County Courts can leave landlords waiting months for possession orders and writs, increasing costs and property damage.
• Security Risks: Squatters often cause structural damage, vandalism, and theft. Some cases involve drug or alcohol abuse, making the environment volatile.
• Repeat Encroachment: Failure to secure the property immediately after eviction can lead to squatters returning.

Best Practices for Squatter Eviction

1. Act Quickly: As soon as you discover squatters, seek legal advice and start the possession process.
2. Use High Court Enforcement: Transferring your County Court Order to the High Court speeds up enforcement and avoids delays with County Court Bailiffs.
3. Plan for Security: Secure the property immediately after eviction with boarding, alarms, and CCTV.
4. Choose Experienced HCEOs: Squatter evictions can be complex and high-risk. Professional enforcement officers ensure compliance and safety.

Why Early Morning Evictions Work

Early morning operations remain the most effective strategy for squatter evictions.

Squatters are often asleep, reducing resistance and preventing barricades or rooftop protests.

This approach minimizes damage and ensures a faster, safer outcome.

Need Help with Squatter Eviction?

If you have squatters occupying your property — or know someone who does — our team of High Court Enforcement Officers can help.

We specialize in commercial squatter evictions in London, offering fast, compliant, and professional services.

Visit our Property Eviction Service page to learn more or contact us today for expert advice.

Key Takeaways

• Squatting in residential property is a criminal offence, but commercial squatting requires civil enforcement.
• Court delays can cost landlords thousands in repairs and lost revenue.
• Immediate security after eviction is essential to prevent re-entry.
• Professional HCEOs ensure safe, legal, and efficient squatter eviction.

About the author

This article was written by Luke Peacock, an Associate member of The High Court Enforcement Officers Association.

Luke has a Level 4 diploma in High Court Enforcement, and over ten years of experience.

Disclaimer
This article provides general information and does not constitute legal advice. It is essential to consult with a qualified legal professional for advice tailored to your specific circumstances.

More Articles

• Interim Possession Order against Squatters 2026 guide
• Cracking Down on Squatters
• Does a N44 stay enforcement
• Using a bailiff for the first time

read more squatter articles