Recent amendments to legislation have made squatting in unoccupied residential buildings in England and Wales a criminal offence. Although good news for residential landlords, it means that unoccupied commercial premises are at greater risk of being targeted.

Research by Aviva suggests £2 billion of damage is done to property in the UK through vandalism and arson, a quarter of which relates to empty properties. And while this is not solely down to squatters, they still pose a significant threat.

Vacant buildings can also be prone to theft especially when located in isolated areas such as business parks. Thieves are being increasingly bold with practices including the use of fake telecommunication vans or high visibility jackets and branded builders vehicles to give an air of legitimacy whilst metal is stripped out in plain sight. Criminals will think nothing of the implications of ripping out pipes and tearing off roofing sheets, with the unfortunate property owners left with costly bills.

In addition, vital services are often disabled and there can be property owners’ liability issues if premises are rendered unsafe. By definition, commercial properties are not designed to be lived in. Yet while it is the decision made by squatters to set up camp in rooms where desks or machinery once stood, the landlord has a duty to ensure the safety of those inside.

Keeping intruders at bay

• Shut down all utilities. If the building is being refurbished, remove the fuse board. Also drain the water systems to avoid flooding.
• Alarm the building with a temporary wireless alarm with integral video transmission that is monitored. The video will filter out false alarms and provide hard evidence in court.
• Fit steel security fittings to windows and doors and ensure there is no roof access - squatters claim legal rights by entering open or previously vandalised entry points without forcing entry.
• Secure the perimeter of the property by installing fencing to protect driveways and car parks.
• Clear the property, ensuring all combustibles (e.g. chairs and upholstery) are removed.
• Install a letter box seal to prevent uninvited guests setting fire to the property. Also remove mail on a regular basis.
• Consider using dog patrols.
• Instigate a minimum weekly inspection of the property

Currently costly and time consuming civil procedures remain the only course of action available to property owners when trying to evict squatters. It is therefore vital to take all the necessary and immediate steps to ensure buildings are adequately protected, have the right insurance and the correct level of legal expenses cover in place to protect against crime, malicious damage and injury.

Source: Aviva Property View Magazine, 4th Edition