Property guardianship grows in Barnet as rents rise
Residents trade security for lower costs in vacant buildings across north London
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A former care home on Hampstead’s fringes now shelters 50 people who pay £580 a month to live in a building slated for redevelopment. The arrangement, known as property guardianship, offers rents 30-50% below market rates in exchange for minimal rights and the risk of sudden eviction.
Katrina, 29, a postgraduate student, moved into the Edwardian mansion in 2023. She told the BBC she could not afford private rent in London. Her room, including bills and council tax, costs £400 less than the capital’s average. The building, vacant since 2015, features chandeliers and 1.7 acres of gardens but suffers from leaks and crumbling stonework.
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Fewer rights, more risks
Guardians sign a ‘licence to occupy’, not a tenancy. This means no deposit protection, no obligation for landlords to carry out repairs, and the right for owners to enter without notice. Eviction can follow within 28 days, with no reason required. The Property Guardian Providers Association (PGPA) estimates 10,000 to 15,000 people in the UK live under these terms, mostly in cities.
Lowe, the company managing the Hampstead property, said it acts ‘quickly and decisively’ when guardians breach its standards. Two residents have been asked to leave in the past year, one for alleged sexual harassment. The firm described most guardians as ‘brilliant, community-minded residents’.
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It’s really precarious in that sense. It’s not guaranteed to last. If anyone doesn’t like that, it’s not for them.
Katrina, property guardian
Barnet’s growing demand
The PGPA reported a sharp rise in applications as rents climb. David Hale, 32, has lived as a guardian for nearly a decade. He and his wife pay £1,500 a month for a former primary school in Brixton, saving around £1,000 compared to private rent. They share the space with 20 others but plan to leave once they start a family.
Housing charity Shelter criticised the model. Chief executive Sarah Elliott said it shows people are being forced ‘further and further afield just to keep a roof over their heads’. She added, ‘For most, this isn’t a good alternative to an affordable, stable home.’
What happens next
A developer bought the Hampstead care home in 2023 and plans to convert it into flats. Current guardians, including Katrina, will receive 28 days’ notice to vacate once work begins. The PGPA advises prospective guardians to read their licence agreements carefully and prepare for short-notice moves.
Barnet Council has not commented on the rise of guardianship in the borough. The council’s housing team directs residents seeking affordable options to its private rented sector scheme, which offers deposits and rent in advance for low-income households.
Questions this report answers
+What are the risks of living as a property guardian?
Property guardians hold a licence, not a tenancy, so they can be evicted with just 28 days’ notice without reason. They also have no deposit protection and landlords are not required to carry out repairs. This leaves residents with minimal rights and high uncertainty about their living situation.
+How many people in the UK live as property guardians?
Between 10,000 and 15,000 people in the UK currently live as property guardians, according to the Property Guardian Providers Association. Most are based in cities where high rents make traditional housing unaffordable. The number has risen as demand grows amid rising rental costs.
+What happens when a building is sold for redevelopment?
When a building is sold for redevelopment, guardians receive just 28 days’ notice to leave, even if they have lived there for years. This happened to residents of the Hampstead care home, which is being converted into flats. The arrangement offers no long-term security despite the low rents.
+How much cheaper is property guardianship compared to private rent?
Property guardianship can be 30-50% cheaper than private rent in London. For example, a room in Hampstead costs £580 a month, including bills and council tax, which is £400 less than the London average. However, this comes with far fewer legal protections and greater risk of sudden eviction.
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