How Property Guardian Schemes Work in London

Property guardian schemes have operated in London since the early 2000s and are now an established part of the city's vacant property market. Understanding how they work — and who they are designed for — is useful context for any property owner or manager considering options for a vacant building.

What is a property guardian scheme?

A property guardian scheme is an arrangement in which individuals (the guardians) are licensed to live in a vacant property in exchange for providing a security presence through their occupation. In contrast to a tenancy, guardians hold a licence, which means the property owner retains the ability to reclaim possession on shorter notice — typically 28 days — than would be possible under a standard assured shorthold tenancy.

The property owner pays a management fee to the guardian company, which is typically offset against the licence fees paid by the guardians themselves. In many cases the arrangement is cost-neutral or even revenue-generating for the owner, depending on the size and location of the property.

What types of property do guardian schemes typically serve?

Guardian schemes are primarily designed for vacant commercial and institutional properties: former office buildings, pubs, churches, hospitals, civic buildings, and large-scale residential blocks that might otherwise sit empty for extended periods. The model works well at scale — multiple guardians living across a large building, each paying a licence fee.

The major operators in London include Ad Hoc Property Management, Camelot, Global Guardians, VPS, Dot Dot Dot, and Live-in Guardians, among others. These companies typically manage portfolios of properties across the city, coordinating guardian placement, licensing, management, and compliance.

How do guardians benefit?

For guardians, the arrangement offers access to properties at below-market licence fees — often in central London locations that would otherwise be unaffordable. In exchange, they accept the terms of the licence: shorter notice periods, restrictions on guests and alterations, and the understanding that occupation is conditional on the property remaining available for the owner's use.

What is the legal and regulatory framework?

The Professional Guardianship Property Association (PGPA) sets voluntary standards for member companies, covering issues such as habitability, fire safety, and notice periods. Guardians hold a licence, not a tenancy, which has specific implications for their legal rights. Shelter and GOV.UK both publish guidance on the rights of property guardians, which any prospective guardian would be advised to read before entering an arrangement.

Licensing and HMO compliance are areas that property owners and guardian companies must navigate carefully, and reputable operators will ensure properties meet the relevant standards before placing guardians.

When is a guardian scheme the right option?

Guardian schemes work best when the primary need is security presence across a large, vacant commercial building during an extended void period — and when cost-neutrality or revenue generation is a priority. They are a pragmatic and well-established solution in that context.

For residential properties, or situations where presentation, care, and a single trusted individual are more important than scale, different arrangements are often more appropriate. The right solution depends on the property, the owner's priorities, and the duration of the void period.