Squatting and adverse possession in the UK
Squatting law is not the same everywhere in the UK, and the popular idea that squatters can simply claim a house is mostly wrong. This guide explains what the law actually says.
People search for "squatters" for very different reasons. Some own a property that someone has moved into. Some are landlords worried about their tenants. Some are neighbours who have been using a strip of land for years and want to know where they stand. This guide covers all three, using the Acts of Parliament and official Land Registry guidance rather than rumour.
The short version
- Squatting in a home in England and Wales is a crime. Section 144 of the Legal Aid, Sentencing and Punishment of Offenders Act 2012 makes it an offence to be in a residential building as a trespasser, knowing or being expected to know you are a trespasser, and living there or intending to live there for any period. See squatting in residential buildings.
- Squatting in a shop, office or warehouse is not covered by that offence. The owner has to use civil remedies, and other offences may apply. See non-residential buildings.
- Owners must not take the law into their own hands. Using or threatening violence to get in can itself be a crime. See removing squatters and interim possession orders.
- "Squatters' rights" are really adverse possession. It is a long, hard route and for registered land (most land in England and Wales) the owner gets a say. See registered land and unregistered land.
Which law applies to you?
| Where | Residential squatting offence? | Time to claim land by possession |
|---|---|---|
| England and Wales | Yes, s144 LASPO 2012 | Registered land: 10 years then an application to HM Land Registry. Unregistered land: 12 years (Limitation Act 1980, s15) |
| Scotland | The s144 offence extends to England and Wales only. See Scotland and Northern Ireland | Positive prescription: 10 years with a recorded or registered deed (Prescription and Limitation (Scotland) Act 1973, s1) |
| Northern Ireland | Not covered by the sources we opened | 12 years to bring an action to recover land (Limitation (Northern Ireland) Order 1989, art 21) |
Common myths
"After 10 days or 28 days, squatters can't be moved"
There is no such rule in the legislation we read. A residential squatter can be committing an offence from the moment they live in a residential building as a trespasser, and an owner can ask the police to act or go to court. How fast things happen depends on the case.
"If I change the locks I'm safe"
Not necessarily. The law is careful about who may re-enter and how. Using or threatening violence to get in is an offence under section 6 of the Criminal Law Act 1977, and there are protections for occupiers too. Read police powers and your own rights before you act.
"Squatters automatically own the land after enough years"
For registered land, no. Time alone does not transfer ownership, and the registered owner can object. See adverse possession of registered land.
If you are a tenant or landlord
A person who stays on after a tenancy ends is generally not a squatter in the sense of the offence. The Act expressly says holding over after a lease or licence ends is not squatting. See tenants and squatters.
Fences and boundaries
Many adverse possession questions are really about a hedge, fence or strip of garden. Read boundary disputes first, because a boundary problem is often solved without any claim at all.
Questions in one place
Our frequently asked questions page answers the quick ones.
This is general information about the law in the UK, not legal advice. Property law is technical, rules differ between England and Wales, Scotland and Northern Ireland, and the facts of your case matter. Check the official sources linked on this page and speak to a solicitor, Citizens Advice or Shelter before you act. Last checked November 2026.
Frequently asked questions
Is squatting illegal in the UK?
In England and Wales, squatting in a residential building is a criminal offence under section 144 of the Legal Aid, Sentencing and Punishment of Offenders Act 2012. Squatting in non-residential buildings is not covered by that offence, and Scotland and Northern Ireland have different rules.
How long before squatters can claim a property?
For registered land in England and Wales, 10 years of adverse possession before applying to HM Land Registry, and the owner can object. For unregistered land the Limitation Act 1980 sets 12 years.
Can I remove squatters myself?
You must not use or threaten violence to get in. Use the police where an offence is happening, or the courts, for example an interim possession order.
Sources
- Legal Aid, Sentencing and Punishment of Offenders Act 2012, section 144 (legislation.gov.uk)
- Land Registration Act 2002, Schedule 6: registration of adverse possessor (legislation.gov.uk)
- Practice guide 4: adverse possession of registered land (HM Land Registry, GOV.UK)
- Limitation Act 1980, section 15 (legislation.gov.uk)