Squatter › Removing squatters: your options
Removing squatters: your options
The right route depends on what kind of building it is and how long ago the squatters moved in. Whatever you do, stay on the right side of the law yourself.
Step 1: work out what type of property it is
- A home (residential building): squatting is a criminal offence in England and Wales under section 144 of LASPO 2012. Start with the police. See squatting in residential buildings.
- A shop, office, warehouse or land: not covered by that offence, so you will probably need a court. See non-residential buildings.
- Not sure, or a mix: a building with living accommodation can count as residential. Ask a solicitor.
Step 2: collect evidence
Before you contact anyone, gather: proof of ownership (title register, tenancy or lease), dates and times you found out, photographs, any witness details, and copies of anything the occupiers have said or posted. For an interim possession order, the court will want a clear, truthful account. Section 75 of the Criminal Justice and Public Order Act 1994 makes it an offence to make a false or misleading statement, or a statement that you are reckless about, to obtain such an order. The maximum is two years on indictment.
Step 3: choose a lawful route
- Police. If it is a home and the squatters are living there, report a s144 offence. Police can enter premises to arrest for the offence because section 144 amended the Police and Criminal Evidence Act 1984. See police and squatters.
- Ask them to leave. A written request is useful evidence. If you are a displaced residential occupier or a protected intending occupier, failing to leave when you ask can be an offence under section 7 of the Criminal Law Act 1977.
- Interim possession order (IPO). A fast court order against trespassers. See interim possession orders.
- Ordinary possession claim. Where an IPO is not suitable, an owner can ask a court for possession. This is slower. A solicitor can tell you which court and form to use; check the current forms on GOV.UK.
- Enforcement. A possession order is carried out by court bailiffs or, where permitted, High Court enforcement officers.
What not to do
- Do not use or threaten violence to get in. Section 6 of the Criminal Law Act 1977 makes this an offence where someone present opposes the entry and you know it. Having a right to the property does not by itself give you lawful authority for violence. The exception is for displaced residential occupiers and protected intending occupiers (and people acting for them).
- Do not harass or lock out a lawful occupier. The Protection from Eviction Act 1977 makes it an offence to unlawfully deprive a residential occupier of their occupation, or to harass them. "Residential occupier" includes anyone occupying premises as their home, including a tenant. The maximum is two years' imprisonment on indictment. This is why you need to know whether the person is a squatter or a tenant. See tenants and squatters.
- Do not cut off water, gas or electricity to force someone out. That may amount to harassment if the person is a lawful occupier, and it can also expose you to civil claims.
Displaced residential occupiers and protected intending occupiers
Special protection exists for two groups. A displaced residential occupier is someone who lived in premises as their home and was shut out by a trespasser. A protected intending occupier is someone who has a qualifying interest in a home, needs it to live in, and has been excluded by a trespasser. They hold a witnessed statement or, for certain public or social landlords' tenants, a certificate. Section 12A of the Criminal Law Act 1977 sets out the statements and certificates in detail; they must be accurate, because making a materially false statement is an offence. Get advice before relying on this.
Speed matters, but so does accuracy
Act promptly, but never skip the rules to save time. A wrongful lock-out or false statement can turn a victim into a defendant.
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.
Sources
- Legal Aid, Sentencing and Punishment of Offenders Act 2012, section 144 (legislation.gov.uk)
- Criminal Law Act 1977, section 6: violence for securing entry (legislation.gov.uk)
- Criminal Law Act 1977, section 7: adverse occupation of residential premises (legislation.gov.uk)
- Criminal Law Act 1977, section 12: interpretation (legislation.gov.uk)
- Criminal Law Act 1977, section 12A: protected intending occupiers (legislation.gov.uk)
- Criminal Justice and Public Order Act 1994, section 75: interim possession orders (legislation.gov.uk)
- Protection from Eviction Act 1977, section 1 (legislation.gov.uk)