Can You Sell a House With Squatters? 2025 Update

Oren Kander

Selling a property with squatters can be a daunting prospect and, more often than not, it’s a process that is confusing and filled with legal complexities. Information on how to effectively remove squatters can be sparse and unclear but this guide is designed to provide clarity if you find yourself in this boat. 

We’re professional cash house buyers who’ve helped hundreds of homeowners get cash for their property no matter the condition, and whether or not they have squatters. For this reason, we’ve got the expertise to help you understand your options and navigate the difficult journey of selling a home occupied by squatters.

People may often confuse squatting and trespassing, despite them being two very different things. Our guide aims to put you right and help you ultimately achieve a fair sale for your home. We’ll take you through the legal implications, potential challenges, and steps involved in selling a property with squatters.

Can I sell my home with squatters?

Yes, it is possible to sell a home with squatters, but selling it via the traditional selling process will come with challenges and can be a very difficult process.

One of the main obstacles is the inability to conduct standard property viewings. Potential buyers typically want to inspect a property thoroughly before making a purchase decision but, with squatters occupying the space, you’ll be unable to provide this access. There are also legal and financial risks associated with purchasing a property with squatters, and the prospect of a lengthy and costly eviction process.

Given these obstacles, your best course of action when selling a house with squatters is often to work with a professional cash house buyer. These specialised buyers are equipped to handle complex situations like squatter occupations. They have the expertise and resources to navigate the legal complexities and are willing to purchase properties in their current condition, without the need for viewings or lengthy negotiations.

Quick cash buyers can quickly assess your property’s value and make a cash offer, often within days. This approach allows you to sidestep the lengthy and costly eviction process, which can take months or even years and result in substantial legal fees and repair costs.

Remember, while dealing with squatters can be frustrating, it’s crucial to follow legal procedures to protect yourself and ensure a successful resolution. If the process seems overwhelming, consider consulting with a real estate attorney or a professional cash house buyer that has experience handling such situations.

What options do I have when selling my home with squatters?

Selling a property occupied by squatters presents unique challenges, but you still have several options available. Each comes with its own set of advantages and drawbacks and in the section below, we run you through them.

• Using a property auctioneer

Selling through a property auction can be an option for homes with squatters, but it does come with significant considerations. The main advantage of an auction is the potential for a higher price, due to competitive bidding. Also, you’ll have a definite sale date, which provides some certainty in what can be an unsettling process.

However, many auctioneers lack experience with squatter-occupied properties, which potentially limits their ability to attract interested bidders. Also, expect long waiting times between listing the house and auction day, and bear in mind that commission fees are deducted from the sale price at the end.

• Traditional estate agents 

Estate agents can list and market your squatter-occupied property and this has the potential to give you access to a large pool of buyers. 

There are however several drawbacks to consider. The estate agent will likely have a lot of difficulty arranging viewings as traditional buyers are often deterred by squatters. This also won’t be helped by the fact that many estate agents lack experience in selling properties with squatters. A very long time on the market is likely and, if you do achieve a sale, remember that the estate agent’s commission fees will be taken from the price.

• Selling to a cash house buyer

For many homeowners dealing with squatters, selling to a cash house buyer often emerges as the best option. They’re the most experienced in dealing with squatters, and there is no need for property viewings or extensive marketing. Plus, they offer the ability to sell your home as-is, without the need for evictions or renovations. There are no hidden costs or commission fees and you receive the whole offer price, as expected. 

The disadvantage of using a cash house buyer is that the offer may be below market value, as a result of the risks associated with this type of property.

Understanding squatter’s law

It’s important for property owners to understand the laws surrounding squatters; here’s an overview of the key legal aspects:

Residential property squatting

The Legal Aid, Sentencing and Punishment of Offenders Act 2012, specifically Section 144, made squatting in residential properties a criminal offence. This law provides significant protection for homeowners and applies when:

• The person knows or should reasonably know they are trespassing.
• An individual enters and remains in the property as a trespasser.
• The individual is living in the building or intends to live there for any period.
• A request to leave has been made by or on behalf of a displaced residential occupier or protected intended occupier, and the squatter refuses to leave.

Under this Act, convicted offenders can face serious consequences, including fines of up to £5,000 and/or imprisonment for a maximum of 6 months.

Police powers

The Police and Criminal Evidence Act 1984 (PACE) grants uniformed police officers significant authority in dealing with suspected squatters in residential buildings. Officers have the power to enter and search premises if they believe squatting is taking place, and arrest suspected squatters without a warrant.

Non-residential property squatting

While squatting in non-residential buildings or on land is not inherently a criminal offence, various associated activities can lead to criminal charges. These include:

• Damaging the property (e.g., breaking windows or doors to gain entry)
• Vandalism
• Refusing to leave when instructed by a court
• Theft of property
• Unauthorised use of utilities (electricity, gas)
• Illegal dumping of rubbish

Such actions could result in criminal damage charges under the Criminal Damage Act 1971.

Eviction and trespassing

It’s important to note that it’s typically a criminal offence for squatters to remain on land or property after being instructed to leave by:

• The property owner
• Law enforcement
• Local council representatives
• A court-issued repossession order

UK squatters’ rights when selling your property

When selling a property occupied by squatters in the UK, it’s also crucial to understand the legal concept of adverse possession. This law can potentially complicate the sale process and affect property rights.

Under adverse possession, long-term squatters may claim ownership of a property if they’ve occupied it continuously for 10 years (or 12 years for unregistered properties). To qualify, squatters must prove they’ve acted as owners without the rightful owner’s permission. This doesn’t apply to former tenants or those who previously had permission to occupy the property.

The process involves submitting an application to HM Land Registry. Upon receiving a valid claim, the Registry notifies the registered owner, who then has 65 days to object. Any objection typically results in the claim’s rejection, protecting attentive property owners’ rights.

However, if the owner fails to respond, the squatter could potentially be registered as the new owner. Even after an initial rejection, squatters can reapply after two years if they remain in possession and the owner hasn’t taken steps to remove them.

For property sellers, these rights can create significant complications:

• They may introduce uncertainty about the property’s legal status.
• They could deter potential buyers or complicate the sale process.
• Addressing these issues can lead to delays and increased costs.

Given these challenges, many property owners with squatter issues find that selling to professional cash buyers can be an efficient solution. These buyers often have experience dealing with such legal complexities and can navigate the process more smoothly, potentially saving the seller time, stress, and legal expenses.

How to protect your property from squatters

There are many effective ways to safeguard your property from squatters, especially if it’s vacant for any period of time. Remember, prevention is always easier and less costly than dealing with squatters after they’ve taken residence. 

1. Security measures

Install a comprehensive security system including alarms, cameras, and motion-activated lights. These not only deter squatters but also provide evidence if needed. You could also consider smart home technology as this allows for remote monitoring and control.

2. Secure all entry points

Ensure all doors, windows, and other potential access points are securely locked. Use high-quality deadbolts and consider reinforced frames. For vulnerable areas like basement windows, install security grilles.

3. Conduct regular property inspections

Conduct frequent visits to your property, removing any accumulated post or debris that might signal vacancy. Consider hiring a property management service for consistent monitoring if you’re unable to visit regularly.

4. Create an illusion of occupancy

For short-term vacancies, make the property appear lived-in. You do this by using light timers or asking neighbours to park in the driveway occasionally. Place some indoor plants near windows and keep the front garden tidy.

5. Fortify for long-term vacancy

For extended absences, consider more robust measures like installation of steel window covers and security doors. These make unauthorised entry significantly more difficult and clearly indicate that the property is secured.

6. Disconnect utilities

Turn off water, electricity, and gas supplies as this makes the property less habitable for squatters.

7. Consider using professional property guardians

These individuals legally occupy vacant properties, deterring squatters while maintaining the premises. This option can be particularly effective for commercial properties or homes in high-risk areas.

8. Neighbourhood watch

Alert your neighbours and local community that your property’s vacancy and ask them to report any suspicious activity. 

9. Legal precautions

Post “No Trespassing” signs prominently around the property. While this may not physically prevent entry, it establishes clear legal boundaries and can be helpful in potential legal proceedings.

10. Regular maintenance

Keep the property well-maintained, even when vacant. Overgrown lawns, peeling paint, or visible disrepair can attract unwanted attention and signal that the property is neglected.

Dealing with squatters while trying to sell your property can be a stressful and complex process. At Gaffsy, we understand the unique challenges you’re facing, and we’re here to offer a simple, fast, and effective solution.

As experienced cash house buyers, we specialise in purchasing properties in all conditions – including those occupied by squatters. Here’s how we can help:

• Fast process: We can make a cash offer on your property within 24 hours, regardless of its current occupancy status.
• No need for evictions: We’ll handle all aspects of dealing with the squatters, saving you time, stress, and potential legal costs.
• As-is purchase: We buy your property in its current condition, so you don’t need to worry about repairs or renovations.
• No fees or commissions: Our offer is what you get – no hidden costs or estate agent fees.