Case Study: Mornington Terrace, Camden

A large, multi-storey townhouse close to Camden High Street had become vacant, leaving the owner exposed to the rising cost and risk of an unoccupied building.

The property required continuous protection against trespass, vandalism, break-ins and squatting. The existing security provision was costing more than £10,000 per month, creating a significant ongoing liability with no long-term value for the owner.

Live-in Guardians was appointed to provide a more sustainable and cost-effective solution.

The challenge
The property’s size, layout and prominent location meant it could not simply be left empty. Without a visible, round-the-clock presence, the building faced a heightened risk of unauthorised access and property damage. At the same time, the cost of maintaining traditional security guards was becoming increasingly difficult to justify.

The owner needed a solution that would:
- Provide continuous on-site protection
- Reduce monthly security expenditure
- Preserve the condition of the building
- Maintain flexibility for the property’s future use
- Minimise the administrative burden of managing a vacant asset

Our solution
Following an assessment of the property, Live-in Guardians mobilised the building and placed carefully vetted Property Guardians within three days.

The Guardians provided a permanent residential presence, meaning the building was occupied and monitored 24 hours a day. As residents of the property, they were also able to identify and report maintenance or security concerns quickly, helping prevent minor issues from developing into more serious problems.

To strengthen the physical security of the building, we also installed a high-security master lock system. This provided additional access control while allowing the property to be managed efficiently throughout the period of occupation.

Live-in Guardians remained responsible for the ongoing management of the scheme, including Guardian selection, property managment, support and communication with the owner.

The results
The property remained occupied for 18 months without a single security incident.

By replacing the previous guarding arrangement, the owner avoided approximately £180,000 in security costs. Live-in Guardians also absorbed a further £25,000 in maintenance, utilities, tax and licensing expenditure.

In total, the solution delivered savings of over £205,000.

Key outcomes
- Property mobilised within three days
- 24/7 residential protection
- Zero security incidents during 18 months of occupation
- Approximately £180,000 saved in security costs
- £5,000 in maintenance costs absorbed
- £20,000 in utilities, tax and licensing costs absorbed
- Total estimated owner saving of £205,000

More than a security replacement
The benefit of guardianship was not limited to cost reduction.

The owner retained an occupied, cared-for building without the expense of a conventional guarding contract. The regular presence of Guardians reduced the likelihood of unnoticed damage, unauthorised access and deterioration, while providing greater reassurance that the property was being actively looked after.

For the Guardians, the scheme provided access to more affordable accommodation in one of London’s most desirable and expensive locations.

The result was a vacant property strategy that delivered both commercial and social value.

A smarter approach to vacant property protection
Vacancy can become expensive very quickly, particularly when traditional security is treated as the only available option.

For suitable buildings, professionally managed guardianship can provide continuous protection, reduce expenditure and keep the property occupied until the owner is ready to proceed with its next use.

Concerned about the cost or risk of a vacant property? Speak to Live-in Guardians for a free property assessment.