What Can Happen To A Vacant Property Without Security?

An empty property is so often a magnet for the wrong kinds of attention. From trespassing and squatting to difficult-to-remove graffiti and vandalism, there’s a range of different threats that face an unsecured vacant or voided property, especially if it’s in a high-traffic area or it’s part of the UK’s growing cohort of vacant commercial properties.

What Could Happen To My Unsecured Vacant Property?

There is a range of different threats that face vacant properties, and that could spell danger from both an investment and a liability standpoint. Many immediately think of theft as the biggest danger, but vandalism, illegal squatting and breaches of the Occupiers’ Liability Act are equally concerning for property owners.

Here’s a full overview of the issues that investing in security for vacant property can help address.

Theft & Asset Loss

Perhaps the most common concern for owners of vacant property is the thought of theft. Understandably so – thieves are often opportunistic, and an empty property paints a clear target for those who are looking to commit what they view as a “victimless crime”.

Now, of course, that’s not true, and the statistics show that. Metal theft alone is estimated to cost the UK’s vacant properties and sites upwards of £700 million every year, and it’s often the target for organised criminal gangs who capitalise on the rising prices of scrap metal and growing demand.

That comes alongside fixtures and fittings, many of which we overlook when leaving a property unoccupied for any length of time. Boilers, immersion heaters, plumbing, wiring and even lightbulbs are all worth something to thieves, and they’ll seek to strip all value from a vacant property they can gain access to.

The BBC’s recent spotlight on an organised gang who targeted boilers and white goods at vacant new build properties illustrates the scale of the problem. Longer-term vacancies, and especially those at commercial units, are at a more protracted risk, particularly if there’s a presence of sought-after materials like copper, lead and aluminium.

Arson Attacks

One of the biggest concerns for a vacant property is arson. The deliberate act of setting fires, arson spreads rapidly and, in the case of most vacant properties, unchecked until it’s far too late to address. 

Arsonists and deliberate fire starters are indiscriminate in the properties that they target. Take Wigan’s historic Pagefield Mill as an unfortunate example, where firefighters were called on average once every 4 days over 2022 – all of which are thought to be deliberate arson attempts.

It’s not the only example on that scale, either. An exposé from fire risk experts Fletcher Risk Management discusses deliberate arson at a derelict printworks in Crewe’s town centre which displaced 350 residents in surrounding areas and required the concerted efforts of “15 fire engines and a range of specialist appliances”.

We’re also starting to see a rise in the use of fireworks (especially around Bonfire Night) as a source of ignition. When leaving a property vacant, it’s easy to overlook the letterbox, which arsonists can and do take advantage of to use as an entry point for lit fireworks and other dangerous items.

Vandalism, Graffiti & Criminal Damage

Another of the more commonly cited issues for vacant properties, vandalism and criminal damage has far-reaching, often overlooked impacts. At best, it’s an eyesore that detracts from the local area and contributes to the steady decline of so many town and city centres.

At its worst, it’s downright dangerous and causes additional work for local councils and communities, alongside a disturbance of the peace. Many look upon graffiti as just a product of modern society, but for vacant property owners, it can create a range of issues in selling or renting out the premises in the future.

Smashed windows act as both an eyesore and a potential hazard, which is particularly apparent among Melton Mowbray’s vacant commercial properties, while graffiti can and does cause offence and acts as an inadvertent mouthpiece for hate speech, abuse, and derogatory remarks.

As the BBC found, cities like Bristol are experiencing a surge in the number of properties that lie vacant, which only sparks additional concerns for vandalism and graffiti (as the pictures clearly show). That, coupled with the latest statistics from the ONS that showed a recorded 455,995 criminal damage and arson offences in the last year alone, is enough cause for concern.

Squatting

Arguably one of the most complex problems that faces someone who owns a vacant property, the laws around squatting are often viewed as favouring the squatter. Where that becomes more difficult is when other crimes take place, as we saw with a vacant retail premises on the high street in Bath being damaged and potentially used as an area to abuse and sell illegal drugs.

In this scenario, there’s often a tendency to refer to “squatters’ rights”, especially in non-residential or commercial properties. Squatting in a residential, owned property (a home) is a crime.

It was categorised as such as far back as 2012, under Section 144 of the Legal Aid, Sentencing and Punishment of Offenders Act 2012, and states that anyone who enters a property as a trespasser with the intent of living there is automatically committing an offence.

• The law on squatting in non-residential property is less clear. According to the UK government, it is not usually a crime to enter another person’s non-residential property without their permission. This means that the Police cannot be involved until an offence (such as criminal damage, theft or fly-tipping) is committed. Instead, it’s referred to as a civil offence, and would have to be resolved in civil courts before squatters can be removed by the Police or a court order.

This essentially means that, unless squatters damage your property or carry out another offence while there, they’re not technically committing a crime. In this scenario, it’s much better, more cost-effective and easier to implement preventative measures so trespassers can’t gain access.

Water Ingress & Flood Risk

The British weather is unpredictable at the best of times, and for vacant property owners, that’s an accident waiting to happen. Even a small amount of water ingress can cause untold damage through damp and rot, especially if it’s a timber-framed building. Then there’s the risk of flooding, which is a very real threat in the winter months.

But where this intersects with security is that the water damage can create additional access points for wily trespassers. Whether that’s crumbling boards or doorframes, or even sills that allow for a trespasser or burglar to break into your premises with relative ease, it’s a concern that’s so often overlooked in favour of protecting against some of the more immediately apparent dangers.

Breaches Of The Occupiers’ Liability Act

This is perhaps one of the biggest points of consideration for any vacant property owner. The Act states that, even if you’re not currently occupying the property and have no plans to do so, you’re still liable for any injuries or damages that a trespasser suffers. That’s non-negotiable – the Act was changed in 1984 to afford more protection to people who visit your premises even when you’re unaware.

What that means for vacant property owners is that, without the right protections in place, you run the risk of an incredibly costly and damaging claim being raised. The changes to the law are justified – they stem from the case of Herrington vs The British Railways Board in 1972 – but they do represent a central consideration for those who own vacant or empty properties.

There are ways to protect yourself, though, and the Law does offer substantial accommodations for conscientious vacant property owners. As per Section 5 of the Act, the duty of care can be “discharged by taking such steps as are reasonable in all the circumstances of the case to give warning of the danger concerned or to discourage persons from incurring the risk”.

Many property owners don’t make themselves aware of how the law applies to them. Our guide to the intersection of vacant property and the Occupiers’ Liability Act covers this in  much greater detail, and serves as an educational piece for both residential and non-residential empty properties.

Value & Reputational Losses

For large-scale landlords and property owners, reputation is everything. It represents years of hard work building your portfolio, and it’s a decisive factor in making the sale. People trust names, and tarnishing yours as a result of not investing in security is an obstacle so many stumble over.

With many stories across news outlets, and dozens more public-reported posts on social media, it’s an area you can’t afford to neglect. A single story can cause untold damage to your reputation, as well as potentially reduce the value of the property.

Don’t Leave It To Chance. Trust The Experts In Vacant Property Security.

The main takeaway from all of this is that the costs of not investing in security for your vacant property far outweigh the initial outlay. It’s essential that you find the right partner to take you on that journey to a better-secured vacant property, and with over three decades of experience, ProFM Group are the ideal choice.

Our portfolio of work with vacant properties speaks for itself, including high-profile protection for a former NHS facility in the Royal Papworth Hospital, as well as an ongoing partnership with vacant property titans Alfred H Knight. It’s just the start of the reasons why we’re the right choice, though.

Our approach always starts with understanding the risks your property faces, and the measures we can recommend that are ideally suited to your circumstances. From more immediate protection for inner-city premises, to autonomous systems designed to match the challenges of a more rural environment, we’re able to deliver a site-specific  package.

We curate a solution that’s built to both mitigate the threat of trespassing and theft, as well as maintain rigid compliance with the Occupiers’ Liability Act to cover you from a liability standpoint. It’s an approach we’ve refined and delivered  over the last 30 years, and that’s designed to keep  the UK’s vacant properties protected.

To see how we’re delivering licensed, accredited solutions for both manned guarding and temporary security technology, get in touch with our expert in-house team on 0808 196 8041 or visit our dedicated vacant property page. Don’t leave your vacant property protection to chance – partner with the professionals today.