UK housing costs have risen more than 40% over the past five years for both renters and owners, and the pressure is pushing some people towards alternative living arrangements.
One option attracting growing attention is property guardianship, an arrangement where individuals pay affordable, short-term rent to occupy an otherwise empty building, providing a deterrent against break-ins and squatting in the process.
Google searches for property guardianship averaged 3,600 per month in the UK over the past 12 months, up 24% compared with 2022. The concept is also gaining traction on TikTok, where people are documenting their experiences living in unconventional spaces.
To understand where the opportunities are most concentrated, specialist home insurer Homeprotect analysed data on unoccupied properties across the UK. According to the latest 2025 figures, 754,000 properties in England currently sit vacant, accounting for around 2.9% of all English homes.
Greater London has the highest volume of empty homes, with more than 100,000 unoccupied properties representing 2.8% of all housing in the area. Birmingham and Leeds also have significant numbers of vacant homes. By proportion, however, it is Teesdale in County Durham that leads, with 778 empty properties accounting for 6.5% of its 12,000 dwellings.
The Isles of Scilly and Wear Valley follow, with 6.3% and 5.9% of their homes unoccupied respectively.
The Isles of Scilly also recorded the sharpest rise in vacant properties over the past decade, with the number climbing from 8 to 63 between 2015 and 2025, a 688% increase. Milton Keynes, Hounslow, York and Harrow have also seen notable changes over the same period.
The risks for prospective guardians
While property guardianship can offer a more affordable route into housing, there are risks that prospective guardians should weigh carefully.
"The growing trend of property guardianship may seem like an affordable solution to rising rent costs in the UK, particularly in sought-after areas," said David Joyson, chief customer officer at Homeprotect.
"But people should be aware that living in an abandoned place can carry additional risks."
Security is one concern. Larger, semi-derelict or previously empty buildings such as former schools or offices can attract vandals and thieves, and may be harder to secure than conventional homes. Fire safety is another. Buildings not originally designed for residential use may not meet domestic fire safety standards, and shared facilities, portable cooking equipment or overlooked electrical sockets can increase the risk further.
Joyson advises anyone taking on a guardianship to request the building's fire risk assessment and to take basic precautions, including a battery-powered smoke alarm, a fire blanket and care around kitchen appliances.
Health hazards are also a consideration. Previously vacant properties can suffer from damp and mould, asbestos, structural instability or pest infestations. He recommends asking the property guardian agency for the building's asbestos survey and carrying out a thorough visual inspection, looking for signs such as musty odours, condensation, discolouration in corners or ceilings, and evidence of rodents or insects.
Legal protections are more limited than many people expect. Property guardians are typically classed as licensees rather than tenants, meaning fewer rights, shorter notice periods and less security of tenure. That status can also complicate efforts to secure appropriate insurance cover for belongings.
A warning for property owners too
The risks are not confined to guardians. Owners considering the arrangement should be aware that allowing someone to live in a vacant property can affect their home insurance eligibility.
"Without suitable alternative cover in place, owners could risk having no protection for events such as fire, theft, storm, or flood damage," Joyson noted.
