Squatter Eviction Timeline Estimator
Understand the legal process, expected timeline, and costs for removing squatters from your property.
Understand the legal process, expected timeline, and costs for removing squatters from your property.
This determines whether squatting is a criminal or civil matter — the legal routes are completely different.
The timing affects which legal routes are available — especially Interim Possession Orders.
Select the option that best describes what's happening at the property right now.
For residential properties, squatting is a criminal offence since 2012, so police can remove squatters on the spot. An Interim Possession Order (IPO) through the courts takes 2–5 days. For commercial properties requiring civil proceedings, the process typically takes 2–8 weeks depending on the route and court availability.
Squatting in a residential building is a criminal offence under Section 144 of LASPO 2012, carrying up to 6 months in prison or a £5,000 fine. However, squatting in commercial or non-residential buildings remains a civil matter, requiring court action by the property owner to regain possession.
An IPO is a fast-track court order specifically designed for squatter eviction. You can apply if the squatters entered within the last 28 days. Once granted, squatters must leave within 24 hours or face arrest. The court typically processes IPO applications within 2–3 days. It costs approximately £400–£800 including court fees and solicitor costs.
After eviction, immediate action is critical. Secure all entry points with steel doors or shutters, install monitored CCTV and alarm systems, consider property guardians for ongoing occupation, and ensure the property doesn't appear abandoned. Many property owners deploy guardians or rapid CCTV within hours of eviction to prevent re-occupation.
Our comprehensive guide covers squatters' rights, the legal framework, and step-by-step eviction procedures for England and Wales.