Vacant Property Specialists For Guardian Schemes

Property Owner

A modern solution to empty property security. Protect your vacant property with Live-in Guardians and Caretakers, giving you peace of mind and keeping your property secure – all while saving you money on security costs and offering affordable accommodation to key workers and young professionals in prime locations. Interested?

Proud founder of the PGPA

Choosing a Guardian company who is a member of the PGPA means...

You know that the building you occupy meets safety and standards regulations (only PGPA members must subject their properties to independent audits carried out by Fire Officers).
Your fees and payments are kept safe.
Guardians are offered a genuine independent redress scheme which non-members cannot offer.

Testimonials

What people are saying about us…

Frank Montanaro

In recent years we have employed Live-in Guardians Limited's services to safeguard buildings which have been pending refurbishment or disposal or awaiting planning permission. This has not only helped us reduce our costs, including a significant reduction in our empty property rates, but given us our peace of mind that our buildings are protected and safe.We would recommend Live-in Guardians Limited's services to anyone that might be interested.

Managing DirectorNoble House Properties

Nathalie

And finally but most importantly, I would like to thank all of the Live-in Guardians team for the fantastic opportunity you gave me to be living in such an amazing place! I debated with myself, where in London I would go, when our time was up and I decided that that the next best place would be Barcelona (not London) ! and so, I will be commuting every week, from May 2014, spending 3 days working in London and 5 days living in Barcelona! If you do expend your business there, please, let me know!

Guardian

Gary

Thanks for everything, it was such a great experience living at Willow St. You and Arthur were great landlords and it's gona take a bit of getting used to not being with the Live-in Guardians. Good luck with everything, I hope all goes well with the new properties.

Guardian

James Schindler

We at Londonewcastle have found Live-in Guardians to be responsive, reliable and proactive in resolving any issues that have arisen during the course of their appointment.The nil management fee that Live-in Guardians offers ensures that we, the client, receive a very cost effective solution, especially when compared to other alternatives on the market.Live-in Guardians have ensured that our building is both protected and safe from squatters and vandals and most importantly, they have saved us over £100,000 in relation to our empty rates liability.

DirectorLondonewcastle

Tom Pontin

Fantastic experience as a landlord using Live-in Guardians. Initially they protected the property whilst it was vacant, then did an incredible job of bringing it up to standard, with tenant safety paramount. Work finished today and the property is fully let. They’ve kept me informed throughout. Can highly recommend their services.

Residential property ownerLondon

Jason Rishover

We have used Live-in Guardians Limited's services on several occasions to safeguard our properties whilst they are awaiting planning permission. The team always act swiftly to place their guardians into our empty properties, managing the whole process from start to finish. Not only were our properties protected, Live-in Guardians were also able to dramatically reduce our empty rates liabilities. Without hesitation, we would be very happy to recommend Live-in Guardians Limited based on our own positive experiences.

CEOHeronslea

Matt

Many thanks for everything you guys did for us. We had a great time living there.

Guardian

Oliver Wolfryd

We employed Live-in Guardians Limited services to safeguard our building in WC2 which was vacant awaiting planning permission. This has not only helped us reduce our costs, including a significant reduction in our empty business rates (over £100,000), but given us peace of mind that our building is protected and safe. From the initial appointment of Live-in Guardians, they offered an innovative and cost effective approach to vacant property protection. We found all Live-in Guardian staff and guardians helpful, responsive and a pleasure to deal with. Without hesitation, we would strongly recommend the service Live-in Guardians has to offer based on our own positive experience.

DirectorProject MET

Tom Pontin (Handback)

Just completed the handover following a successful period with Live-in Guardians. The process was very smooth and straightforward, the property was given back in far better condition that it was received, and overall I'm very happy to recommend the Live-in Guardians to anyone who is thinking of using the service.

Residential property ownerLondon

Commercial Client

We were delighted with the service we received from Live In Guardians. During the enforced pub closures of COVID, the substantial listed property which we managed was broken into and vandalised when it was vacant. In addition, the upper floors were being refurbished which made them unsuitable for occupation. We did not want to fully board up the property but had genuine concerns over the security of the premises, which were shared by the local planning department. Live-in Guardians found an experienced Guardian for us. They successfully prevented further attempted break-ins and kept the property secure until it was sold. The sale of the property took far longer than anticipated, but LIG were able to support us right through until the day of the sale. LIG proved to be fundamental in maintaining the physical security of the property, which could not have been achieved as effectively with boarding-up and remote monitoring.

PartnerPrivate Equity Fund

David Lobb

We recently used Live-in Guardians to secure our vacant care home whilst we were going through a planning process. I couldn’t be more impressed with their service. From start to finish, their knowledgeable and helpful team demonstrated exceptional efficiency and professionalism. I was amazed at how quickly they got the building ready for Guardian occupation. I expected it to take 4-6 weeks, but Live-in Guardians had their whole team at the property and turned the building around in 2 weeks. When it came time to hand my property back, the process was seamless with the team handling everything quickly, ensuring the property was returned on time and in even better condition than when it was handed over. What stood out to me was the management of the Guardians protecting my building. The team at Live-in Guardians managed the full process to ensure all Guardians left on time, which meant the property was handed back with vacant possession, avoiding any delays to our future plans for the building. Communication with the Live-in Guardians team was outstanding. They kept me updated every step of the way, responding to any queries or access requests promptly and arranging everything smoothly. Their team was an absolute pleasure to work with—knowledgeable, helpful, and always accommodating to my needs. The property inspectors who looked after the property were also excellent, ensuring it was well-maintained throughout the entire period. Overall, we had a fantastic experience with Live-in Guardians, and I would highly recommend them to anyone needing a reliable and professional cost-effective solution to secure their vacant building.

Land & Planning DirectorBoutique Care Homes

Aaron Grainger

We turned to Bradley & his team at Live-in Guardians after experiencing two periods of squatting at one of our properties and finding that our usual alarm systems were not providing sufficient protection at that particular property. The team at Live-in Guardians made life completely easy for us, overseeing the works to bring the property to a suitable standard for occupation & dealing with all the necessary paperwork. Since using them on this first property we have gone on to utilise both their Live-in Guardian & Live-in Caretaker services at a number of properties and they have been professional and a pleasure to deal with on every occasion.

Head of ExpansionN Family Club

Yasmin

I just want to say a massive thank you for having me! I was with you around 6 years. Arthur has been so so kind to me! I am so grateful for the Guardian system, if it wasn't for cheaper living I couldn't afford to save. I will be officially a first time buyer soon, so this will be my last month of renting from you. Thanks!

Guardian

News

Live-in Guardians Announces Anthony Martin as New Managing Director

May 01, 2025

Leading vacant property protection specialists Live-in Guardians are pleased to announce the appointment of Anthony Martin as Managing Director as the business positions itself for further expansion.

Find out more...

How to Protect Your Empty Commercial Building

March 24, 2025

Vacant commercial properties are magnets for trouble. Whether it’s squatters, vandals, metal theft, or fire hazards, the risks associated with an unoccupied building are high—and the costs can escalate quickly.

Find out more...

Property Guardian Scheme

March 31, 2025

In today’s challenging property market, owners of vacant commercial buildings face numerous risks, including vandalism, squatting, and significant maintenance costs.

Find out more...