[Opposite a bed in central London, a stained-glass window depicting Jesus Christ filters in light. The site is part of a cathedral, but not the only one. Three people have lived in the deserted temple over the past two years, with each occupant paying a monthly fee to reside in the priest’s quarters. They are among thousands of “property guardians” across Britain, filling disused properties, including schools, libraries, and pubs, with people looking for cheaper ways to live.
The practice of populating empty properties with guardians is unregulated, with fewer legal protections for residents than traditional renters. While it’s not suited for everyone, demand is skyrocketing as rents and property prices remain unaffordable for many. In London, average private rent jumped 11.5% last year to £2,220 ($2,764) a month, and the average monthly rent for a shared accommodation room stood at £993 ($1,212) in the last three months of 2024.
Luke Williams, a 45-year-old project manager, has saved “thousands and thousands of pounds” on rent as a guardian over the past six years. He currently resides in a former office block, which is scheduled for demolition or redevelopment, and likes the lifestyle. For others, like Louis Goss, a 29-year-old journalist, guardianships have become a necessary option.
As the cost of living crisis worsens, the practice of guardianship is seeing a surge in popularity, with over 13,500 individuals living this way in Britain, compared to 11 million renting from private landlords. The Property Guardian Providers Association estimates that 50,000 people applied to become guardians via its three large providers last year, a rise of over two-thirds compared to 2022.
The trend is not without its drawbacks. Some guardians are forced to live in conditions that do not meet the standards of residential properties, such as no access to drinkable tap water or rickety ceilings. Charley Hullah, a 31-year-old musician, has lived in six properties since 2013 and has experienced this firsthand. He believes that guardianship providers often have “no incentive to do things in the proper way” since the buildings are intended for demolition or redevelopment anyway.
For many, guardianships have become a measure to save money, get a foothold in the housing market, or ease the financial burden of rent. Mavis Alaneme and her husband, for instance, bought their first home after almost a decade of bouncing between guardianships and rented accommodation. Others, like Luke Williams, enjoy the unique living arrangements and the affordability it provides.
However, experts like Ben Twomey from Generation Rent warn that the UK’s housing market requires urgent attention. The government estimates that 300,000 homes need to be built each year, but housebuilding is failing to keep up with demand. For many, guardianships may not be a long-term solution, as the benefits are outstripped by drawbacks, and the practice is not adequately regulated. The UK housing ministry suggests that it does not endorse or encourage the practice due to potential living conditions that do not meet the standards of residential properties.
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