A property guardian is someone who enters into a licence agreement to live in an otherwise vacant building for the primary purpose of securing and safeguarding the property from squatters, vandalism, and anti-social behaviour, whilst paying below-market rates for accommodation in exchange for the flexibility and reduced legal rights that come with this arrangement.
The property guardian sector has experienced remarkable growth in recent years, with current estimates suggesting there are between 5,000-10,000 property guardians living across the UK. The demand has surged dramatically, with over 600,000 people applying to become property guardians in 2019 aloneādouble the number from the previous year. This surge in interest reflects the housing crisis, as average monthly rents reach Ā£967 nationally and Ā£1,694 in London, while property guardian fees average just Ā£600 monthly, ranging from Ā£190 in Darlington to Ā£1,200 on Portobello Road. With over 600,000 empty buildings across the UK (445,310 residential and 172,217 commercial), property guardianship has emerged as a solution that benefits both property owners seeking security and individuals needing affordable accommodation.
Table of Contents
What Is a Property Guardian?
Property guardianship is fundamentally different from traditional renting arrangements. Instead of being tenants with significant legal protections, guardians enter into licence agreements that provide them with permission to occupy a property temporarily whilst fulfilling a security function through their presence.
The arrangement works through intermediary companies that act as facilitators between property owners and potential guardians. These guardian management companies typically:
Identify suitable vacant properties
Screen and select appropriate guardians
Manage the ongoing relationship between all parties
Ensure properties meet basic safety standards
Handle administrative aspects of the arrangement
The government’s position on property guardianship is nuanced. While not officially endorsing it as a housing solution due to concerns about living standards, they acknowledge people’s right to make informed decisions about their housing choices. The lack of statutory definition means the sector operates within existing legal frameworks designed for other purposes.
How Property Guardian Licence Agreements Differ from Traditional Tenancies?
Understanding the distinction between licence agreements and assured shorthold tenancies is essential for anyone considering property guardianship, as this affects your legal rights and protections significantly.
Property Guardian Licence vs Traditional Tenancy Rights
| Aspect | Property Guardian Licence | Assured Shorthold Tenancy |
|---|---|---|
| Notice Period | 28 days minimum | 2 months minimum |
| Deposit Protection | Not required by law | Must be protected in government scheme |
| Right to Exclusive Occupation | Limited – others may access property | Full exclusive occupation rights |
| Redress Schemes | Voluntary participation only | Mandatory membership required |
| Rent Controls | No statutory controls | Some protection against unfair increases |
| Security of Tenure | Very limited | Stronger protections |
This table highlights the significant differences in legal protections between property guardians and traditional tenants. The reduced rights come with the benefit of lower costs and access to unique properties, but guardians must understand they’re trading security for affordability and flexibility.
It’s worth noting that despite the label on agreements, courts determine the actual legal relationship based on the reality of the arrangement rather than what the contract says. Some guardians have successfully argued they actually have tenancy rights despite having signed licence agreements.
Types of Properties Used for Guardian Schemes
Property guardianship’s versatility allows it to work across an extraordinary range of building types, from conventional residential properties to unique and unconventional spaces that would otherwise remain vacant.
Common property types include:
Former office buildings and commercial premises
Disused schools and educational institutions
Empty residential homes and apartment blocks
Decommissioned hospitals and healthcare facilities
Vacant churches and religious buildings
Former police stations and public buildings
Industrial warehouses and factory spaces
Historic buildings awaiting renovation
Properties in development or regeneration areas
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Denise from Winchester discovered this diversity when she inherited her uncle’s converted Victorian school building. “The property had been empty for 18 months while we waited for planning permission for conversion to flats. Insurance costs were mounting, and we were worried about break-ins and deterioration.”
Denise initially considered property guardians but found the process complex and time-consuming. When planning complications meant the conversion would be delayed by another two years, she contacted Property Saviour instead. We were able to purchase the unique property quickly, removing the burden of ongoing security concerns and maintenance costs. If you’re dealing with an unusual inherited property that’s proving difficult to manage or sell, we understand these unique challenges and can provide solutions tailored to your specific circumstances.
How to Become a Property Guardian?
Becoming a property guardian involves meeting specific criteria and going through an application process with guardian management companies. The requirements ensure guardians can fulfil their responsibilities whilst maintaining the property appropriately.
Standard requirements include:
Being over 21 years of age (some companies require 25+)
Having stable full-time employment or sufficient regular income
Providing satisfactory references from employers and previous landlords
Passing background checks and credit assessments
Demonstrating flexibility regarding notice periods and potential moves
Not having dependants (children or pets are often prohibited)
Being able to pay deposits and fees upfront
Accepting shared living arrangements in most cases
The application process involves completing detailed forms, attending interviews, and sometimes viewing potential properties before being accepted onto a company’s books. Competition is intense, with some companies reporting acceptance rates as low as 5% due to high demand.
Once accepted, guardians typically join a waiting list and may be offered properties at short notice. The temporary nature means successful guardians must be prepared to move relatively frequently as properties are sold, renovated, or returned to conventional use.
Become a Property Guardian
What Are the Benefits of Property Guardianship for Property Owners?
Property owners choose guardian schemes for multiple compelling reasons, primarily centred around security, cost-effectiveness, and maintaining property condition during vacancy periods.
Key benefits for property owners include:
Enhanced Security: Occupied properties deter squatters, vandals, and thieves more effectively than security systems alone
Cost Savings: Guardian schemes often cost less than professional security services, especially for long-term vacancies
Property Maintenance: Guardians help identify maintenance issues early, preventing minor problems from becoming major expensive repairs
Insurance Benefits: Some insurers offer reduced premiums for occupied rather than vacant properties
Council Tax Relief: Occupied properties may qualify for different council tax treatment compared to empty properties
Reduced Liability: Having responsible occupants can reduce various risks associated with empty buildings
For property developers and institutional owners, guardian schemes provide a bridge solution whilst planning permissions are obtained, renovation projects are prepared, or market conditions improve for sale or conventional letting.
What Rights Do Property Guardians Have?
Despite having fewer rights than traditional tenants, property guardians do have important legal protections, particularly around safety standards and fair treatment.
Guardian rights include:
Right to 28 days’ minimum notice before eviction proceedings
Right to safe and habitable living conditions meeting health and safety standards
Right to privacy (though this may be limited compared to traditional tenancies)
Protection under consumer law regarding unfair contract terms
Right to complain to local authorities about property conditions
Access to dispute resolution through industry schemes (for member companies)
However, guardians have limited rights regarding:
Exclusive occupation of specific rooms or areas
Protection from rent increases during their stay
Long-term security of tenure
Compensation for forced moves
Local authorities retain responsibility for ensuring guardian properties meet housing safety standards, and guardians can report concerns directly to council environmental health departments.
Understanding the Costs and Financial Aspects of Property Guardianship
The financial structure of property guardianship differs significantly from conventional renting, with various fees and charges that guardians need to understand before committing to arrangements.
Monthly licence fees vary considerably based on location, property type, and accommodation quality. Recent data shows:
National average: Ā£600 per month
Range: Ā£190 (Darlington) to Ā£1,200 (Portobello Road, London)
Most fees include utilities (electricity, gas, water)
Internet and council tax often included
Cleaning and maintenance usually guardian responsibility
Additional costs may include:
Application fees (typically Ā£100-Ā£300)
Security deposits (capped at 5-6 weeks’ fees under Tenant Fees Act)
Key deposits for property access
Moving costs between properties
Storage costs for possessions during transitions
While significantly cheaper than private rental markets, guardians must budget for the financial uncertainty that comes with potential moves at short notice.
The Future of Property Guardianship in the UK Housing Market
The property guardian sector continues evolving as housing pressures intensify and vacant property costs rise for owners. Industry growth suggests this alternative housing solution will become increasingly important, particularly in high-cost areas where conventional renting is unaffordable for many working professionals.
Recent developments include:
Increased regulatory scrutiny to improve guardian protections
Growth in purpose-built guardian accommodation
Expansion beyond London to other UK cities
Professional recognition through trade associations
Integration with regeneration and development projects
However, the sector also faces challenges from changing regulations, varying local authority approaches, and ongoing debates about whether guardianship represents a genuine housing solution or exploitation of housing shortages.
At Property Saviour, we’ve worked with property owners who’ve used guardian schemes to maintain their properties during extended sale processes. While guardianship can be effective for some situations, it requires ongoing management and isn’t suitable for all property types or owner circumstances.
When Property Guardianship Might Not Be Right for Your Vacant Property?
While property guardianship offers benefits for many vacant properties, it’s not suitable for every situation. Property owners should consider whether their circumstances align with the requirements and limitations of guardian schemes.
Guardian schemes may not work when:
Properties require extensive renovation or are in poor condition
Owners need complete control over access and timing
Properties are listed buildings with special requirements
Local planning restrictions prevent residential use
Owners want guaranteed empty possession for quick sales
Properties are too small for shared accommodation
Short-term vacancy periods don’t justify setup costs
For property owners who find guardian schemes unsuitable or overly complex, alternative solutions exist. This is particularly relevant for those dealing with inherited properties, where family circumstances may require swift resolution rather than ongoing management of occupancy arrangements.
If you’re considering whether a guardian scheme is right for your vacant property, or if you’re finding the management responsibilities overwhelming, Property Saviour offers a straightforward alternative. Our service provides guaranteed purchase options that eliminate the need for complex occupancy arrangements, ongoing maintenance concerns, and uncertainty about future property disposal. We understand that property ownership can become burdensome, especially when dealing with inheritance or changing personal circumstances, and we’re here to provide solutions with both practical expertise and genuine empathy for your situation.
The property guardian sector represents an innovative response to twin challenges of housing affordability and vacant property security, but it’s not the only solution available when dealing with unwanted or difficult-to-manage properties.
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