Evicting Squatters.

Act Quickly to Remove Squatters!

Squatters are people who have no right to be in your property. They are also called trespassers. Possibly your tenant has let them in (people not on the tenancy agreement) or they let themselves in while the property was left empty, unoccupied and unsecured.

The Police

It is now a criminal offence to trespass in a residential property thanks to a Landlord Action campaign. That means you can ask the Police to remove the squatters. However, many Police forces have been slow to recognise this law and often do not want to get involved. This means you will still be without rent and your property may be damaged further.

The Court

You can still go to Courts and the result can be quicker so more cost-effective. The whole process can be done within three or four weeks. Landlord Action solicitors will advise you, draft all the documentation, issue the claim, serve the papers and represent you at court.

Speed is important

There are two types of court procedures to get squatters out. The quicker method can only be used if you have just become aware that you have a squatter in your property and you can recall the last time you visited the property. You have up to 28 days to act!

Standard Trespass Claim

Owners of a property, which is occupied by trespassers or anyone who does not have a right to be in the property, can apply to the court for a possession order.

This is similar to the standard possession procedure the difference being that all witness evidence is submitted with the pleadings.

It will usually be suitable to use this procedure against unlawful sub-tenants or people who were given permission to occupy the property, but the permission has now been withdrawn (licensees).

Our cost – £1,999.00

This includes:

• Legal work

• Court fee

• Process server fee

• Advocate fee for hearing


Interim Possession Order (IPO)

You need to meet certain legal requirements before you can apply for an IPO. The occupied premises must be either: a building, part of a building (such as a self-contained flat within a building) or land ancillary to that building.

You also need to show the court that:

• you have an immediate right to possession of the premises being occupied

• that right has existed for the whole time the premises were illegally occupied

• the claim must be made within 28 days of finding out the premises were occupied

You cannot use an IPO if you are seeking to evict former tenants, sub-tenants or licensee and you cannot use an interim possession order if you are also trying to recover damages.

If ALL of the above conditions are not met, then the Judge (at the final possession order hearing) could allow the squatters back into the property.

On instruction we act very quickly and can get your property back in a couple of weeks.

Our cost – £2,950.00

This includes:

• Legal work

• Court fee

• Process server fee

• Advocate fee for hearing


Contact us today

Whatever your possession claim requirements, we are the experts to help you. 

You can call us or complete the form on our contact us page and we will contact you straight away.


Thanks to Landlord Action, I now have my pub back after you evicted the unwanted squatters. You eased a very stressful situation for me.

– Marilyn Shein – Pub owner

Precise Treatment Reduces Pain

Detail needs experts. Expert time is worth it when it saves you a costly mistake. Main objective: Get the property back. Best action: Very precise treatment.

Serving a notice is actually the most important part of the possession process.

It isn’t complicated but one tiny error can cause dreadful problems.

That’s why we say, don’t DIY and don’t use internet amateurs. It’s not worth it.

1. Compliance Errors
If the tenant doesn’t leave at Step1, the notice had better be valid. Because then it has to go to court. Any little error can get a case thrown out. And you have to start all over again.

2. Attempting Short-Cuts.
In an effort to be quick, some internet services aimed at landlords are using short-cuts around the process. But if the tenant doesn’t leave (50%) these practices can backfire at court and the case thrown out.

3. Trying to Save Pennies.
Internet services have mushroomed and landlords can expect to get what they pay for. To get the process done PROPERLY it takes a certain amount of time for an expert to look over a file and be accurate. Our fees cover that expert time.

Chasing courts for dates, arranging advocates and preparing court papers is time consuming. Especially if you’ve never done it before.

Some landlord and agents have served notices themselves. They believed they were saving a few pounds but it often ended up costing them more.

If you lose a claim, the court can order you to pay the tenant’s defence cost, which can run to hundreds or thousands of pounds.

Our in-house Solicitors are there to get your property back as fast as they can. And we protect landlords and agents from themselves.

As experts, we know that in the rush to get things done, errors can happen. And those errors can can come back later to mess up your case – and the whole process has to start again.

You can speed things up – give us accurate information quickly. Help us to help you.

There are services on the web who will prepare papers BUT they get you to pay the court-fee separately and get you to sign the court papers – so in fact they don’t represent you!

If your notice (at Step1) wasn’t drafted or served correctly you risk wasting your court fees and losing a whole lot of time because of a small error.

We won’t let your case anywhere near a court until we have checked every little detail. To make sure you don’t waste time or money, at Step-2 we first only charge part of the fee.

If your notice is fine, then you just pay the balance of the fee and we issue the claim. If there is a problem with your notice or paperwork, we will advise you what to do next.

Courts take the view that possession proceedings can make someone homeless. So they are very careful. If there’s any error in the notice, they throw the case out. It’s the process. Get it right or lose.

If the notice is invalid, you have to start all over again. The weeks or months you’ve waited are wasted. If there were rent arrears, there are now more.

If there weren’t rent arrears, they might now start. More fees. More lost rent. And still no possession. Tenants can be alerted to making a counter-claim.

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