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Who are live-in property caretakers?

A property caretaker is a person, group, or organisation contracted to look after a vacant building for financial compensation and sometimes as barter for rent-free living accommodations. Key responsibilities of live-in property caretakers are to prevent, safeguard, maintain and manage.

* The Housing Act requires all properties (residential or commercial) passed housing health and safety rating system inspections, be free of category one hazards and be licensed and meet the minimum washing and cooking facilities.

At the same time, because there is no mention of property guardians in any legislation, including the Housing Act, meaning that standards are not being applied by all providers.

A pilot scheme in Camden showed it would cost on average £22,000 to bring regeneration flats being used for guardian accommodation up to an appropriate standard for tenancy-based letting.

** Article 4 stipulates that planning permission must still be gained before an office can go through a change of use. 

*** Even with a Short Term Licence in place, guardians fall under the Protection from Eviction Act 1977 and therefore can claim tenant’s rights.

Source: Protecting London’s property guardians by the Housing Committee

London Caretakers Ltd were established to free property owners from multiple potential headaches associated with guardianship businesses, such as

• Potential and unexpected changes in legislation

• Litigation threats of councils debating and challenging tenant and guardian rights

• Danger of human rights violation driven by potential mistreatment of property guardians

• Danger of housing laws violation concerning The Housing Act 2004 legislation*

• Danger of civil claims and criminal cases, including legal challenge on the occupancy status of the guardians

• Threat to local authorities’ revenue through reclassification and tax bills minimisation

• Planning permission requirements with increased cases of Article 4** introduction by boroughs

• Potential changes in a temporary revaluation of commercial properties from business rates to council tax as demanded from The Valuation Office Agency

• Longer eviction notice with the right to stay until evicted by a Court Order***

• Economies on building maintenance and repairs affecting the quality of maintenance works

• Limited and time-restricted access to property checks

• Higher possibility of a fire, greater wear and tear and damage to the property with the property being subject to a House in Multiple Occupation (HMO)

Guardians pay for accommodation and are not under any obligation to carry out any property related works that property caretakers have a duty to do.

With an increase in litigations and legislation uncertainty, many property owners are looking for an alternative solution to property guardianship schemes to mitigate potential risks and avoid complications.

From our side, we understand how important it is to prevent any deterioration and damage, to maintain the value of your asset. London Caretakers are diligent about detecting any maintenance issues that may arise and affect your vacant property.

We pride ourselves on honesty and diligence of our approach, ensuring the security of the buildings we caretake. We will also help mitigate any risks to your property, keeping it safe from hazards and respecting your insurance guidance and requirements.

At the end of the day, we are liable for any incidents to occur at your property.