Recovering property from squatters: a quick guide for landowners

Posted Monday 27th October 2025

Discovering squatters in your property can be both stressful and disruptive, particularly if you are planning to sell, let or renovate. Whilst the Police may in certain circumstances be prepared to intervene, in most cases the burden falls on the property owner to take legal action.

There are two main legal routes available to recover possession: the Interim Possession Order (IPO) route and the Standard Possession route. Each has advantages and disadvantages and the right choice will depend on your circumstances.

The Interim Possession Order (IPO) route

The IPO is designed to provide a fast-track remedy for property owners, but it comes with strict conditions and a demanding timetable.

To be eligible:

• You must have the right to possess the property.
• The claim must be lodged within 28 days of when you first knew, or reasonably ought to have known, that squatters had occupied the property.

What is the procedure for an IPO application?

1. Submit a possession claim supported by witness evidence, together with the IPO application.
2. Within 24 hours of issue, the documents must be served on the squatters at the property.
3. A Judge will consider the application at a hearing held no earlier than three days after issue. If satisfied, the Court will grant an IPO.
4. If granted, the IPO must be served on the squatters within 48 hours. They then have 24 hours to vacate, after which the Police can intervene.

The IPO application process

To obtain an IPO, the claimant must usually give certain undertakings, including:

• Reinstating the squatters and paying damages if the IPO is later found to have been wrongly granted.
• Not damaging the property, granting new rights of occupation, or interfering with squatters’ belongings before the claim is finally resolved.

The IPO route is faster but more expensive. It also requires significant administrative work and professional coordination (including process servers). Importantly, an IPO only provides temporary relief. This means that a final possession order will still be required.

The Standard Possession route

The alternative is to proceed with a Standard Possession claim. This is the more conventional and often less expensive approach, but the process can take considerably longer.

What is the procedure under the Standard Possession route?

• A possession claim is issued with supporting witness evidence.
• The Court lists a hearing for a Judge to decide whether to grant possession.
• Squatters may file a defence, which can delay matters further.

Due to potential Court backlogs, a possession hearing may not be scheduled for several months. If the squatters attend the initial hearing and file a defence, this could result in further delays.

Once the possession order is granted, you can apply for permission to transfer enforcement to the High Court. If permission is granted, this would allow you to use High Court Enforcement Officers, who are generally more efficient than waiting for County Court bailiffs.

Choosing the right route

Both the IPO and Standard Possession routes offer lawful means of recovering a property from squatters, but each carries different costs, risks and timescales. An IPO is more expensive but it generally results in you taking back possession far quicker than under the Standard Possession route. That said, if you are selling the property, you will still need to wait for a final possession order before you can proceed with the sale, even if you go down the IPO route.

Conclusion

Property owners should weigh the urgency of regaining possession against the potential expense associated with each route. If you find squatters in your property, you should seek professional legal advice to ensure that the process is handled correctly and efficiently.

If you have any questions related to this article or would like further information, please contact Jessica Slater, Senior Associate in our Real Estate Litigation team.

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This article is for reference purposes only. It does not constitute legal advice and should not be relied upon as such. Specific legal advice about your specific circumstances should always be sought separately before taking or deciding not to take any action.

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