Legal Rights of Squatters in the UK (2025 Guide): Laws, Evictions & Ownership Rules

In 2025, squatting continues to raise legal and ethical debates across the UK. A major contributor to the rise in squatting is the large number of vacant properties. According to official data from the Ministry of Housing, Communities & Local Government, there were over 257,000 long-term vacant homes in England as of the latest count. This data is published in the government’s Live Table 615 on Dwelling Stock, available on GOV.UK. The growing housing crisis, coupled with rising living costs and widespread property abandonment, has left both squatters and property owners navigating an increasingly complex legal landscape.

This guide provides a clear explanation of the legal rights of squatters in the UK, updated for 2025. Whether you are a landlord, homeowner, legal researcher, or someone concerned about housing access, this article explains the law, eviction processes, adverse possession, and recent legal updates.

What Is a Squatter?

A squatter is a person who occupies land or property without the owner’s permission and without a legal tenancy agreement. Unlike trespassers, who may unlawfully enter property briefly, squatters reside on the premises, often for extended periods.

Examples of squatting include:

• Living in a vacant house or flat without consent

• Occupying an unused commercial space, such as a pub or office

• Staying on private land without a lease or license

Is Squatting Legal in the UK?

Residential Squatting – A Criminal Offence

Since the enactment of Section 144 of the Legal Aid, Sentencing and Punishment of Offenders Act 2012, squatting in residential properties in England and Wales is a criminal offence. Individuals found squatting in a residential building can be arrested, fined up to £5,000, or face up to 6 months in prison.

The police can remove squatters from residential buildings without a court order if evidence confirms the property is being lived in without permission.

Commercial Squatting – A Civil Matter

Squatting in non-residential buildings such as empty shops, warehouses, or pubs is not a criminal offence. It is treated as a civil dispute, meaning property owners must go through the court system to evict squatters. However, once a possession order is granted, bailiffs can be used to enforce eviction.

What Legal Rights Do Squatters Have in 2025?

Even though squatting in residential properties is criminalised, squatters in both commercial and land situations do have certain rights under UK law.

1. Right to Due Process

Squatters are entitled to due legal process. In civil cases, they must be properly notified of eviction proceedings and given a chance to respond. Unlawful eviction—even of squatters—can lead to penalties against the landlord or property owner.

2. Human Rights Protections

Squatters may also have limited protection under the Human Rights Act 1998:

• Article 6 guarantees the right to a fair trial before eviction.

• Article 8 protects the right to respect for private and family life, which has occasionally been invoked in court, especially when children or vulnerable individuals are involved.

Legal Case Example

In the 2023 case of Patel v. Camden Council, the High Court ruled in favour of squatters who had not been given the correct notice before eviction. Though their occupation was unlawful, the court found that the local authority had breached the group’s Article 6 rights by not following proper legal procedures. The full judgment can be accessed via the British and Irish Legal Information Institute (BAILII).

Can Squatters Gain Ownership Through Adverse Possession?

Yes, but it is extremely rare and highly regulated.

What Is Adverse Possession?

Adverse possession is a legal principle that allows a person to apply for ownership of land or property they have occupied without permission for a specific time.

• 10 years for registered land

• 12 years for unregistered land

To apply, the squatter must show:

• Continuous and exclusive occupation

• That they acted as if they were the owner

• That they did not have the legal owner's permission

How the Process Works

1. The squatter applies to HM Land Registry using Form ADV1.

2. The legal owner is notified and has 65 business days to object.

3. If the owner objects, the claim is rejected unless the squatter can show exceptional circumstances.

Very Low Success Rate

According to data obtained via a Freedom of Information request from HM Land Registry, only 44 out of 3,620 applications for adverse possession were approved in 2024—a success rate of just 1.2%. Most claims are denied when property owners respond and contest the application.

Due to these challenges, legal experts strongly caution against assuming squatters can easily claim ownership through adverse possession. Attempting to do so without meeting the strict legal criteria may lead to legal consequences.

Read Also: Bus Accident Compensation UK 2025: Claim Guide & Payouts

How Are Squatters Evicted in the UK?

For Residential Properties

• Squatting in a home is a criminal offence.

• The property owner can contact the police, who may arrest and remove squatters without a court order.

For Commercial Properties or Land

The process involves:

1. Applying to the court for a possession order

2. Serving the order to the squatters

3. Using county court bailiffs or High Court Enforcement Officers to carry out the eviction

Interim Possession Orders (IPO)

An IPO is a fast-track option that requires squatters to leave within 24 hours of receiving notice. It applies if the squatters have been in the building for less than 28 days and the application is made promptly.

What Property Owners Should Do in 2025

If you discover squatters on your property, follow these legal steps:

1. Do not attempt to remove them yourself—this can lead to criminal charges.

2. For residential properties, report the matter to the police.

3. For commercial buildings or land, file a possession claim in the county court.

4. Secure the property after regaining possession—use metal shutters, alarms, and signs.

Prevention Tips

• Visit vacant properties regularly.

• Display clear “Private Property – No Trespassing” signage.

• Install smart security systems with remote access.

• Register for the Land Registry’s “Owner Alert” service, which notifies you of any ownership claims on your property.

Recent Legal Updates in 2025

• In January 2025, Camden Council introduced a Rapid Response Eviction Scheme to remove squatters from high-risk vacant buildings within 72 hours. This pilot reduced illegal occupancy by 23% in three months.

• The Land Registry’s new “Owner Alert Premium” now sends real-time text and email alerts if someone applies for adverse possession on your property.

• A proposal to make commercial squatting a criminal offence was introduced in Parliament in February 2025. As of May 2025, the bill is still under review.

Myths vs. Facts

Conclusion

Understanding the legal rights of squatters in the UK is crucial in 2025—both for property owners and those facing housing insecurity. While the law firmly criminalises residential squatting, civil protections and adverse possession rules still apply in specific circumstances.

For landlords and property managers, following proper legal procedures and securing your properties can help prevent future issues. For squatters, seeking legal advice and understanding your rights can protect you from sudden eviction.

If you are involved in any squatting or property dispute, it’s always best to consult a qualified solicitor or housing advisor.

FAQs

Q1: Can squatters gain rights after 10 years?
Yes, but only through a successful adverse possession claim, which is very rare.

Q2: Can the police evict squatters from commercial properties?
No. For commercial properties, a court order is required.

Q3: What if the squatters are vulnerable or have children?
Councils may offer temporary housing under the Housing Act 1996, but the eviction process still applies.

Q4: Can I be fined for trying to evict squatters myself?
Yes. Unlawful eviction can lead to fines, lawsuits, or even criminal charges.