A Guide to Protecting Rental Property from Abandonment or Unauthorised Occupants
Published on July 31, 2025 by Sarah Mac
Letting a property is never set-and-forget – but recent trends and upcoming regulatory changes mean it’s even more important for landlords to keep a closer eye on what’s going on behind closed doors.
Increased rent arrears, tighter budgets, and changing living situations have led to a rise in tenancy abandonment – and, in some cases, unauthorised occupants such as sub-letters or squatters. If you’re not visiting your property regularly or keeping accurate records, it’s easy for things to escalate without your knowledge.
Here’s what to look out for – and how you can protect your property.
What can landlords do if a tenant disappears?
First things first: you can’t just go in and change the locks.
If a tenant vanishes without notice but is still under a fixed-term rental agreement, you’re bound by the current legal eviction process. Even if it looks like they’ve abandoned the property, you still need to serve notice and follow the correct route through the courts if they don’t respond.
You also can’t legally dispose of or remove any belongings left behind without giving the tenant a chance to collect them. It’s frustrating – especially if rent is owed – but failing to follow due process can land you in legal hot water.
That said, if there’s clear and repeated evidence of abandonment (e.g. utility disconnection, post piling up, neighbours confirming no activity), you may be able to apply to the court for possession.
You’ll need strong documentation to support this – and that’s where regular property inspections come in.
How mid-term inspections can help
A well-documented paper trail is your strongest ally when it comes to proving that a tenant has abandoned the property or that it’s being misused.
Routine mid-term inspections, with reports and timestamped photographic evidence, can show a pattern of decline or neglect. If issues are raised and not resolved, or if you record multiple failed attempts to gain access, these reports can support legal action down the line.
They can also be useful for insurance purposes – especially if damage has occurred or the property has been sublet without permission.
At SRP, we don’t just tick boxes during inspections. We note every detail – from unopened post to signs of someone new living at the address. It all adds up to a clear, consistent record that protects you if you need to act.
What about squatters or other unauthorised occupants?
If your property is left empty and unsecured – especially after an abandonment – it can quickly become a target for squatters or sub-letters. Once someone’s moved in without your consent, removing them can be time-consuming and legally complex.
While squatting in residential properties is a criminal offence in England and Wales, that only applies when a property is truly empty. If there’s any suggestion that someone has been given permission to stay – such as a former tenant’s friend or sub-letter – it becomes a civil matter, meaning you may need a court order to evict them.
We covered this in more detail in our previous post: Squatters: How to Remove Them Legally, but the key takeaway is this: prevention is far easier than resolution.
That’s why it’s so important to maintain a regular, documented presence at the property. Mid-term inspections not only keep you in the loop. They also send a message to tenants (and would-be sub-letters) that the property is being actively managed.
And if you do suspect someone’s staying there who shouldn’t be, our detailed reports and photos can provide vital evidence to support your case.
Why a regular presence matters
The longer a property is left unchecked, the higher the risk of issues – not just abandonment or squatters, but leaks, mould, pest infestations, and more.
Just having a visible presence at the property can act as a deterrent to would-be sub-letters or unauthorised occupants. It also gives tenants a chance to raise concerns before they become bigger problems – or to flag if their own circumstances have changed.
Some landlords choose to book additional interim visits during periods of instability, such as job losses or ongoing arrears. Others use them to validate that named tenants are still occupying the property and that everything aligns with the original agreement.
We spot the red flags before they become major issues
At SRP Inventories, we’ve supported landlords through all sorts of difficult situations – from vanished tenants and subletting scams to squatters and properties left in disrepair.
Our inventory clerks are trained to spot the warning signs early. Maybe the place is unusually empty, or there are signs of someone new sleeping in the lounge. Perhaps the tenant has been avoiding contact, or neighbours mention they’ve moved out. We’re tuned in to those quiet clues that something might be off.
And because we produce clear, independent reports, you’ve got solid evidence to rely on if action needs to be taken.
Final thoughts
In a climate where rent arrears and tenancy abandonment are becoming more common, vigilance is essential.
By staying in regular contact, carrying out inspections, and working with a trusted inventory partner like SRP, you can reduce your risk – and act quickly and legally if something does go wrong. Contact us today to discuss your property inspection requirements.