Charley Hullah can’t afford London rent, and so for the best part of a decade, he has sought an alternative form of housing.
Instead of being a renter, he is what’s known as a “property guardian”, currently living in a soon-to-be-redeveloped estate, which he says is in a bad way.
He pays £703 per month – not including bills – nearly £300 less than the £982 average cost of renting a room in the capital, according to figures from Spare Room.
Government statistics suggest there are 5,000-7,000 people living in property guardianships – housing where individuals pay to live in disused buildings until the property is redeveloped or demolished – across the UK, though the exact number is unclear.
As a guardian, Charley has been bouncing between run-down buildings where he’s been forced to take on repairs himself including laying flooring, fixing broken furniture, and replacing doors.
But now, even this mode of housing is about to prove too expensive.
Charley’s rent is due to rise to £858, which the 31-year-old can’t afford, so he is going to have to leave.
“I’ve never managed to have a stable home. It’s been horrible, but it’s the only option I’ve got,” said Charley.
Property guardianships, sometimes seen as quirky alternative for creative types seeking cheap spaces in the city, have now become a lifeline for those who have no other choice – and even then, some like Charley are now being priced out.
The types of properties people are guardians for can include abandoned schools, and disused offices, and they often require the guardians – those living in them – to undertake repair works.
Guardians pay a license fee, which is cheaper than typical rent in the area, but they’re not tenants and can be evicted with just 28 days’ notice.
According to Charley, a musician and part-time communications worker, the reality can be bleak, but necessary.
“I realised I couldn’t afford to live here in London without finding a cheaper alternative. I didn’t have money for a deposit, so guardianship was my only option,” he said.
High rents can make guardianships the only option
The surge in rent prices, driven by the post-pandemic housing scramble, has left many unable to save for a deposit, let alone pay market rent.
For Mr Hullah, this has meant living in increasingly dilapidated properties. His first guardianship in 2013 was relatively stable, but since the pandemic, rent prices have crept up to closer to market levels.
He also says the benefits of guardianship are not what they once were.
He said: “It’s started to feel more like a scam. You have to renovate the property yourself: lay flooring, clean, fix cupboards, find doors, cookers, fridges, furniture – the buildings are often in serious disrepair.”
Mr Hullah said he remembers a time in a former council office that was “freezing”, with “ceilings caving in” and a “leaking” flat roof.
The property, which he shared with three others, needed to be demolished, he said. Instead, it was simply used to house guardians to prevent squatters.
He explained: “I paid £400 a month for a tiny room with bars on the windows. It was horrible, but I made it work.
“The shower was a freestanding festival-style cubicle that rattled, leaked, and backed up from the toilet.
“It broke constantly. The final straw was a leak above the shower, right where all the electrics were. It was wired into an old light fitting – completely unsafe.”
After months of dealing with these issues, Mr Hullah spent over a year searching for a new guardianship. He eventually moved into his current property in January 2024, but the issues persist.
The toll on his health
Living in such conditions is taking its toll, he said, adding: “When I started living in guardianships, I was in my early 20s and could cope with things like damp, mould, and plumbing problems.
“The unpredictability, unannounced inspections, and constant intrusion are really difficult,” he said.
“It’s not a good environment to be unwell in. It’s barely a good place to live, but when you’re unwell, it’s even worse.”
Living in these conditions for years on end has had a lasting impact. The constant anxiety, not knowing when you might be evicted, or when something will break, has worsened his mental health.
He added: “I’ve had anxiety my whole life, but in the last few years, as rents increased and inspections got more invasive, it’s worsened.”
Trapped in a broken system
Though some people do have positive experiences living in property guardianships, Government guidance makes clear that it does not endorse them as a form of housing tenure.
“Guardians can be asked to live in conditions that do not meet the standards expected in residential properties, but people have the right to make their own informed decisions about their housing choices,” its website states.
But as he searches for alternative housing, Mr Hullah feels stuck.
He said: “I’ve looked at housing co-operatives, even been interviewed – but they’re very competitive.
“I’ve also registered for the local housing list but been removed multiple times. It’s a long shot.”
Private renting is also out of reach. He said he has considered private renting, but he simply can’t afford it right now.
He added: “So I’m stuck here, hoping I’ll earn enough to get out eventually.
Mr Hullah said he would like to see rent controls – mandated limits on rent charges an end to right-to-buy – which allows some people to buy their council homes – and real investment in social housing.
Without that, he doesn’t think young people will have “faith in any party to represent them”.
He added: “We need real protections for renters – not just lip service.”
