Key facts
- Property guardianship allows individuals to live in vacant residential or commercial buildings in exchange for lower rent.
- Guardians typically pay 30-50% less than private tenants, sometimes with bills included.
- Katrina Woolley pays £580 per month for a room in a former care home in Hampstead, London, which is significantly below the average London rent.
- Guardians have fewer rights than private renters and can be evicted with 28 days' notice.
- The number of property guardians in the UK is estimated between 10,000 and 15,000, with applications increasing due to soaring rental costs.
A growing number of people in the UK are opting for property guardianship, living in vacant buildings like former care homes, pubs, or schools in exchange for significantly reduced rent, as cost of living pressures mount.
Katrina Woolley, a postgraduate student, pays £580 per month, including bills and council tax, to live in a former Edwardian care home in Hampstead, London. This arrangement saves her approximately £400 compared to the average London rent, allowing her to live in the capital despite affordability challenges. The property, set on 1.7 acres, features grand architecture but also suffers from disrepair, including mushrooms on walls and crumbling stonework. Woolley describes the communal living experience as "somewhere between living in university halls, a block of flats and a fancy squat," sharing facilities with around 50 other residents from diverse professions.
While the property management company, Lowe, has a vetting process and addresses issues like antisocial behaviour, guardians have limited rights. They can be evicted with 28 days' notice, and companies are not obligated to protect deposits or carry out all repairs. The temporary nature of guardianship is a concern, as the building where Katrina lives has been sold to a developer planning to convert it into flats.
David Hale and his wife have been property guardians for nearly 10 years, currently renting a large space in a former primary school in South London for £1,500 a month, saving them about £1,000 monthly. They appreciate the affordability but are saving to buy their own home and do not wish to share facilities indefinitely.
The Property Guardian Providers Association estimates there are 10,000 to 15,000 property guardians in the UK, with applications rising sharply. The association suggests guardianship can help alleviate the housing crisis by providing affordable temporary accommodation. However, housing charity Shelter argues that the rise in property guardianship indicates people are being forced into unstable living situations, stating it is "not a good alternative to an affordable, stable home."