Commercial property squatting has reached a fever pitch on Putney High Street with three recent repossessions matched by at least five new sites, several of them having taken place at the weekend.
Unlike residential squatting, which became a criminal offence in 2012, taking over business premises remains perfectly legal. Empty shops, offices, and warehouses are being targeted by organised groups who know that overstretched police forces cannot help and that many property owners don’t understand their limited legal options.
The result? Neighbourhoods can be transformed overnight: customers will avoid areas with squatted buildings. Property values drop. Anti-social behaviour increases. And the longer it takes to resolve, the worse it gets.
But our community doesn’t have to accept this. There are clear steps we can take – if we know what they are and act quickly. Here they are.
The legal reality: why police can’t help
Section 144 of the Legal Aid, Sentencing and Punishment of Offenders Act 2012 made squatting in residential properties a criminal offence. But it deliberately excluded commercial buildings. The government decided that business owners had better resources to protect their properties through civil courts.
This means when squatters move into the empty shop down your street, it’s not a police matter. It’s a civil dispute between the squatters and the property owner that must be resolved through lengthy court proceedings – unless you know about the 28-day fast-track option that most people have never heard of.
Why every day counts
Property owners have just 28 days from discovering squatters to apply for something called an Interim Possession Order (IPO). This can remove squatters within 10-14 days through a streamlined court process. Miss this window, and removal can take 3-6 months and cost tens of thousands of pounds.
The problem? Many property owners don’t even know squatters have moved in until weeks later. By then, the damage – financial and social – is already done.
This is where we come in.
Community Action Guide: Be Our Area’s Early Warning System
Keep your eyes open and document everything
What to Look For:
- Broken windows or doors that have been “repaired” with boards or plastic
- New locks or security measures on empty buildings
- People coming and going from supposedly vacant properties
- Extension cables running from neighbouring buildings
- Rubbish piling up outside empty premises
- Makeshift signs or decorations appearing
How to Document:
- Take photos with date/time stamps on your phone
- Note exact dates when you first noticed activity
- Record car registration numbers if safe to do so
- Write down how many people you’ve seen
- Note any noise, smells, or disturbances
Keep records even if you’re not sure – it’s better to have information we don’t need than to miss something important.
Find out who owns the building
Step 1: HM Land Registry Search (£3 online)
- Go to gov.uk and search “Find property information”
- Enter the exact address
- Pay £3 for instant results
- You’ll get the owner’s name and registered address
Step 2: If It’s a Company (Free search)
- Go to Companies House website
- Search for the company name
- Find directors and registered office address
- Look for “people with significant control” – the real decision makers
Contact the property owner immediately
Send urgent messages to all addresses you found:
- Registered address from Land Registry
- Company registered office (if applicable)
- Directors’ home addresses
Use Royal Mail Special Delivery – you need proof it was sent.
What to Say:
“URGENT: Squatters discovered at [address] on [date]. You have just 28 DAYS to apply for fast-track court removal. Each day of delay increases costs from £5,000 to £25,000+. Contact specialist commercial property solicitor immediately for Interim Possession Order. We have documentation and witness statements to support your case. Contact us: [your details]”
Tell the Police (but know what to expect)
Call 101 to report:
- Criminal damage to the building
- Theft of utilities (illegal electricity/water connections)
- Any other crimes you’ve witnessed
- Ask for a crime reference number
What to tell them:
“I’m reporting criminal damage at [address] where squatters have broken in. I understand you can’t remove them as it’s a civil matter, but there’s been damage to property and possibly theft of utilities. I need a crime reference number for the owner’s court proceedings.”
Don’t expect them to:
- Remove the squatters
- Prevent people entering the building
- Treat it as an urgent matter
Do expect them to:
- Take a report if crimes have been committed
- Give you a crime reference number
- Investigate specific criminal acts
Contact your local councillor
Email your councillor immediately. You can find them here:
Subject: Urgent Council Action Needed – Commercial Squatting at [Address]
Dear Councillor [Name],
Squatters have occupied [address] since [date], causing [specific problems – noise, anti-social behaviour, safety concerns, impact on local businesses].
The council has legal powers to force the property owner to act. Please use them immediately:
- Section 215 Notice – Force owner to secure building (Town & Country Planning Act 1990)
- Planning Enforcement – Issue notices for unauthorised change of use
- Emergency Building Powers – Act if there are safety risks
- Community Protection Notices – Address ongoing anti-social behaviour
- Business Rates Pressure – Ensure rates are collected, use as leverage
Property owner: [name from Land Registry search]
Community impact: [specific examples]What action will you take and by when?
[Your name and address]
What we can expect from everyone involved
What landlords should do
If squatters are already there:
- Contact specialist commercial property solicitor within 24 hours
- Apply for Interim Possession Order within 28 days
- NOT attempt to remove squatters themselves (this is illegal)
- Provide evidence and witness statements to court
If property is empty but secure:
- Install steel security screens (£200-500 per opening)
- Fit anti-tamper locks (£150-300 per door)
- Add motion sensor lighting (£100-300 per building)
- Arrange weekly security checks
- Consider property guardian services (live-in protection at no cost)
Annual prevention costs: £2,000-6,000. Squatter removal costs: £10,000-25,000+
What our local councillors should do
Immediate actions (within 1 Week):
- Visit the affected property personally
- Contact property owner demanding immediate action
- Start formal enforcement procedures using council powers
- Coordinate with police on any criminal matters
- Update affected residents on progress
Ongoing actions:
- Regular monitoring of enforcement action
- Public pressure on property owner through council meetings
- Work with planning enforcement team
- Push for stronger council policies on empty buildings
What the Council should do
Planning and Building Control:
- Issue Section 215 notices requiring property cleanup
- Start planning enforcement for unauthorised use
- Use emergency building powers if safety risks present
- Fine property owners up to £1,000 for non-compliance
- Undertake work themselves and charge owner if needed
Business Rates Team:
- Ensure full rates are charged after 3-month empty period
- Use collection powers as pressure on owners
- Coordinate with enforcement teams
Community Safety:
- Issue Community Protection Notices for ongoing problems
- Coordinate with police on related criminal matters
- Work with residents on reporting and evidence gathering
What Police will do (and won’t do)
Will Do:
- Investigate specific crimes (criminal damage, theft, etc.)
- Provide crime reference numbers for court proceedings
- Respond to 999 calls about immediate safety threats
- Arrest for breach of court orders once obtained
Won’t Do:
- Remove squatters from commercial property
- Prevent people entering buildings
- Treat squatting itself as a crime
- Provide immediate solutions
What Business Improvement Districts should do
Immediate response:
- Coordinate business owner reporting of squatting incidents
- Share property owner contact information
- Fund joint security measures for vulnerable buildings
- Provide template letters and legal guidance
Long-term prevention:
- Lobby council for stronger enforcement policies
- Create rapid response networks between businesses
- Share costs of security patrols for empty properties
- Work with property agents to identify vulnerable buildings early
Strategic actions:
- Campaign for legislative reform extending Section 144 to commercial property
- Build relationships with specialist legal firms
- Create community funds for urgent legal action
- Coordinate with police and council on area-wide strategies
The bottom line
Commercial property squatting thrives on ignorance and delay. Squatters know most people don’t understand the law. Property owners don’t know about the 28-day window. Councils don’t use their existing powers. Communities don’t know how to coordinate an effective response.
But when we work together – residents spotting problems early, property owners acting within legal timeframes, councils using their enforcement powers, and everyone understanding their role – we can reclaim our neighbourhoods.
The law may not be on our side, but knowledge is. And now we have it.
Key Contacts:
- Emergency: 999 (immediate safety threats only)
- Police Non-Emergency: 101 (criminal damage reports)
- HM Land Registry: 0300 006 0411 (property ownership)
- Companies House: 0303 123 4500 (company information)
Remember: Document everything. Act within 28 days. Work together. Every day counts.
