Finding someone occupying property raises immediate questions about permission, safety and the correct legal process. In England and Wales, the label “squatter” should not be applied to every occupier with whom an owner has a dispute.
Check how occupation began
GOV.UK explains that a person who originally entered with the landlord’s permission is not a squatter merely because they remain or fall behind with rent. Tenancy disputes require their own process. Establish the history before deciding what action to take.
Distinguish the property type
Squatting in a residential building is a criminal offence. Occupation of non-residential premises is not, by itself, the same offence, although damage and other conduct may be criminal. The circumstances matter; do not assume the same response applies to every building.
Treat ownership claims separately
Adverse possession concerns a potential claim to ownership after qualifying occupation. GOV.UK describes different requirements for registered and unregistered land, including periods of 10 and 12 years respectively. Time alone does not automatically transfer ownership: evidence, the applicable procedure and possible objections matter. Obtain specialist advice about any claim or notice.
Use the lawful possession route
GOV.UK warns against using force or threats to remove squatters. An interim possession order may be available subject to conditions, including applying within 28 days of discovering the occupation; it cannot be used to evict former tenants, sub-tenants or licensees. Other cases require the appropriate possession claim.
Keep ownership documents, correspondence and a dated account of events for your solicitor. Get prompt advice about the correct route and deadlines rather than relying on a general article to decide a live dispute.
Editorial review: 15 October 2026. This original Property Perpetuity guide replaces the imported text; the original archive publication date is retained.