Specialist sales
How to Sell a House with Squatters
Selling a house with squatters is difficult on the open market, so most owners remove the squatters first — squatting in a residential property is a criminal offence, so you can involve the police, or use civil possession proceedings (an Interim Possession Order can be quick). If you’d rather not deal with it, a cash buyer or investor may purchase the property with the squatters in place, taking on the removal themselves.
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- Criminalin residential property
- Police/courtthe legal routes
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The legal position
Since 2012, squatting in a residential building is a criminal offence in England and Wales, which gives residential owners a faster route than the old purely-civil process: you can report it to the police, who can act to remove squatters from a residential property. For non-residential/commercial property, squatting isn’t automatically criminal, so you’d use civil possession proceedings. Knowing which applies to your property determines the quickest legal route to regaining possession.
Routes to remove squatters
| Route | When |
|---|---|
| Police (criminal offence) | Residential property — squatting is criminal |
| Interim Possession Order (IPO) | Faster civil route to possession |
| Standard possession claim | Court order for possession |
| Never use force yourself | "Self-help" eviction can be unlawful |
Crucially, don’t try to force them out yourself — use the proper legal route, as improper eviction can rebound on you.
Why remove them before selling
A property with squatters is extremely hard to sell normally: viewings are impossible, mortgage lenders won’t lend, and most buyers won’t touch it. So in most cases the practical path is to regain vacant possession first — via the police (residential) or possession proceedings — then sell the empty property in the usual way. Once the squatters are gone, you may also need to address any damage they’ve caused, which a cash/as-is sale can accommodate.
Adverse possession — a note
A common worry is squatters claiming ownership through "adverse possession". This is much harder than people fear: for registered land, a squatter generally must be in possession for 10 years and then apply, and the registered owner is notified and can object, defeating most claims. Acting promptly to remove squatters protects against any long-term risk. If you’re concerned about a long-standing occupation, take legal advice on your specific situation.
Selling with squatters in place
If you don’t want to deal with the removal yourself — the time, stress and legal process — a cash buyer or experienced property investor may purchase the property with the squatters still in place, taking on the removal and any repairs themselves. You sell as-is, complete in weeks, and walk away from the problem. The trade-off is a price reflecting the situation and the buyer’s cost and risk in resolving it, but for many owners that certainty is worth it. See selling a problem property.
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Written & reviewed by Lisa Hayes, Founder
Lisa Hayes is the founder of Ready Steady Sell and an independent UK home-selling expert with over a decade helping homeowners weigh cash house buyers, property investors and the wider fast house-sale industry — without pressure or hidden fees. Every guide is reviewed for accuracy under our editorial standards.
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Frequently asked questions
Straight answers, no sales talk
Can I sell a house with squatters?
It’s very hard on the open market, so most owners remove the squatters first. Alternatively, a cash buyer or investor may purchase with the squatters in place and handle removal.
Is squatting illegal in the UK?
Squatting in a residential property is a criminal offence in England and Wales, so you can involve the police. Squatting in commercial property isn’t automatically criminal — you’d use civil proceedings.
How do I remove squatters?
For residential property, report it to the police (it’s a criminal offence), or use a civil Interim Possession Order or standard possession claim. Never force them out yourself.
Can squatters claim ownership of my house?
Adverse possession is much harder than feared — for registered land, a squatter generally needs 10 years and must apply, with the owner notified and able to object. Act promptly to protect yourself.
Should I evict squatters myself?
No — use the proper legal route. Improper "self-help" eviction can be unlawful and rebound on you. Involve the police (residential) or the courts.
Can I sell without removing the squatters?
Yes — a cash buyer or investor may buy with squatters in place, taking on removal and repairs. You sell as-is at a price reflecting the situation, completing in weeks.