Dealing with Squatters: What Commercial Landlords Need to Know

At Oliver & Co, we know how stressful it can be to discover squatters occupying your commercial property. As an employee-owned law firm, we take pride in offering straightforward, practical help.

What is a Squatter?

A squatter is a person who enters and remains on a property without the owner’s consent. For commercial property owners, this can mean real disruption and unexpected costs.

What Can You Do?

If you discover squatters, the first step is usually to apply to court for what’s called an “interim possession order” (IPO). This can be quicker than standard possession proceedings and typically requires squatters to leave within 24 hours of being served. If they don’t, they may face arrest.

To get an IPO you must:

Apply within 28 days of finding out about the squatters.

Have evidence to show you’re entitled to possession

Evidence may include:

✅ Official copies of the title register and title plan – official copies of the title register and plan confirming you (or your company) as the registered owner.

✅ A copy of the lease – if you’re a tenant or sub-landlord, this demonstrates your legal right to occupy or manage the property.

✅ Any relevant licence or tenancy agreement – where applicable, to evidence your interest in the property.

✅ A witness statement – outlining when and how you discovered the squatters and confirming that no permission was given for their occupation.

✅ Photographs or video evidence – showing the squatters on site and the current condition of the property.

What if you Miss the Deadline?

Don’t worry – you can still start standard possession proceedings. This may take longer but is still effective.

Important Tip

Never attempt to remove squatters yourself or threaten them. This could lead to criminal or civil liability.

At Oliver & Co, our Dispute Resolution & Litigation team can guide you through the process, from issuing proceedings to regaining possession.