This document summarizes the services of Live In Guardians, which protects and preserves vacant properties by having guardians live in them. They deter squatters, damage, theft and vandalism through an occupied presence. Guardians maintain properties and alert owners to issues. The process involves vetting guardians, temporarily outfitting properties for living, and regular inspections. This provides protection at a lower cost than traditional security methods while also offering guardians affordable housing in unique spaces.

1. We protect, preserve and manage your vacant property
www.liveinguardians.com

2. Your property is a valuable asset.
We appreciate it!
 Protect Deter  Preserve 
Maintain  Manage 

3. Protecting your Property

4. Protecting your Property
• Squatting
– Legal occupation v squatting
– No tenancy rights for Guardians
– Non-exclusive Licence Agreements
for Guardians
– Deterrent for vandals, trespassers
and squatters
• Damage and theft
– Copper, lead and electrical wiring
– Contents and fittings
– Architectural features
• Vandalism
– Malicious damage e.g. turning on
taps and/or smashing pipes
– Fire
– Graffiti
• Natural disaster
– Storms
– Floods

5. Preserving your Property
Before After
Before After
Derelict Warehouse, London E1

6. Preserving your Property
Before After
Before After
Former Mini Cab Office, London EC1

7. Preserving your Property
Our Guardians preserve and maintain:
Physical integrity of your property
• treat your property with respect as it is
their home
• keep your property clean and orderly to
ensure they live in a pleasant space
• their human presence acts as an early
warning system against fire and other risks
• the property is in constant use:
– movement of Guardians in and out at
different times of the day
– lights on at the property on the
weekends and in the evenings
VACANT POSSESSION of your property
• Intruders can not claim squatters right as
the property is OCCUPIED
Structural integrity of your property
• alert Owners to risks of dilapidation
• use existing utilities/facilities and
infrastructure and help avoid costly
repairs

8. Managing your Property
Eyes, Ears…
Guardians are under a duty to inform LIG of
any maintenance and repair issues
immediately
• LIG’s property managers carry out regular
(surprise) property inspections
• LIG will inform your appointed estate or
maintenance manager without delay
• LIG’s building and maintenance team can
carry out remedial repair works as required
and authorised by you
…and a big Smile 
Our Guardians are selected to be service-
oriented and helpful. They will assist you by
facilitating access for:
• Professionals: builders, surveyors, insurance
company representatives and fitting out
teams
• Viewings by potential tenants/ purchasers -
the property can be used as an informal
marketing suite
• You/your representatives

9. Save Streets
“An empty building drives down property values in a street”
Guardians
• treat your property as their home and take care of it
• protect your reputation with other property owners in
the street
• help create communities by being good neighbours
• are a living, reliable presence on a continuous basis

10. Bring Buildings Back to Life
Derelict buildings diminish their value to
prospective buyers/tenants
Empty properties attract squatters, vandals and
are a congregating point for gangs
Vacant properties are targets for graffiti and other
anti-social behaviour, especially arson attacks
Urban decay is a key priority for all political
parties, particularly inner city areas and industrial
estates

11. Suitable Property?
• Vacant buildings awaiting planning
consent and/or development
• Disused schools, former hospitals,
care homes, military barracks,
commercial buildings, former
libraries, former pubs
• New Builds prior to owner/tenant
occupation
• Probate properties prior to sale

12. Minimum Property Criteria
Your property must meet the following qualifying criteria:
Wind & Watertight
Electricity supply
Cold water supply

13. People Qualifying Criteria
Live-in Guardians are
Younger professionals :
• over 21 years of age
• in full time employment for min 12
months
• with references from their employer
• and character references
• and photo ID
• preferably referred from existing
Guardian or client
Live-in Guardians carefully vets
• pre-occupation Interview process
• guardians are briefed in respect of
the rules and regulations for each
property
Live-in Guardians does not allow
• pets
• children
in the Client’s property

14. Creating Communities
Established teams of Guardians
• Often move around our buildings together
• Create a stable, coherent community with an established
social structure
• Mitigate risk of anti-social behaviour by unknown occupants
• Guardians help boost local economy and improve social fabric

15. Legal Structure
Client
Agreement
with LIG
LIG
Management
Agreement
with LIM
LIM
Licence
Agreement
with Guardians
Guardians
Licence
agreement with
LIM

16. Legal Position
• Guardians have no security of tenure
• Planning permission for Change of Use is not required under
the Town and Country Use Classes Order 2005
– relies on the concept of ‘primary use’
– equivalent to employing a 24/7 security guard who sleeps
on premises

17. Potential costs to Owner
Outgoings
• Utilities
• Insurance (premiums are usually
reduced)
• Business rates/ Council tax
• LIG charges no management fee
to clients
Set-up Costs
• Repair broken windows & ensure
entrances are secure
• Check electrics and boilers
• Install temporary shower unit(s)
• Kitchen facilities (if required)
• Inspect fire safety systems to
ensure compliance

18. Rates and other benefits
• Empty rates: by using Guardians to protect your
property we can greatly reduce your empty rates
liability. See rate saving examples below.
• Viewings and access for professional teams e.g.
surveyors, building teams, insurance companies
• Reduced insurance premiums
• Peace of mind…….

19. Empty Rates Savings:
Case Studies
Building Local Authority
Size/Sq Ft
(approx)
Empty Rates
Payable (pa)
Council Tax (pa) Savings (pa)
Tintagel House, SE1 7TY Lambeth 70,000 £694,000 £33,000 (11 units) £661,000
Emperor House, EC3N 2PX City of London 100,000 £520,000 £30,000 (10 units) £490,000
Walter House, WC2R 0PT Westminster 25,000 £300,000 £1,800 £298,200
Alfred Place, WC1E 7DP Camden 8,500 £230,000 £16,000 £214,000
Tabernacle Street, EC2A 4DE Islington 14,000 £150,000 £2,560 £147,400
Grape Street, WC2 H 8ED Camden 10,000 £150,000 £2,650 £147,350
Former Streatham Police Station, SW16 1HJ Lambeth 20,000 £115,000 £2,500 £112,500
Udell House, Kew Bridge Road, TW8 0EH Hounslow 20,000 £120,000 £9,000 (3 units) £111,000
City Garden Row, N1 8DW Islington 13,000 £100,000 £1,560 £98,440
Willow Street, EC2A 4BH Hackney 14,000 £111,000 £14,730 (9 units) £96,630
Hemming Street, E1 5BL Tower Hamlets 18,000 £48,000 £2,450 £45,550
Isopad House, Shenley Road, WD6 1TE Hertsmere 6,000 £40,000 £3,400 £36,600
Great Eastern Street, EC2A 3EJ Hackney 2,500 £18,500 £1,880 £16,620
Kennington Lane, SE11 5QY Southwark 8,000 £9,500 £2,025 £7,475

20. Cost Savings
Live-in Guardians v Traditional Security
£0 £40,000 £80,000 £120,000
Mobile patrol x12/day
Boarded up property
24/7 monitored alarm system
24/7 Security Guard
Nil
£33,000
£51,000
£64,800
£129,600
Annual cost of security services (approx.)
POTENTIAL SAVING OF OVER £100,000 PER PROPERTY PER YEAR
Live-in Guardians

21. The Live-in Guardian Process
Inspection & recommendations report
• Bespoke security assessment
• Health & Safety and Fire Risk assessment
• Required facilities assessment
Fit out
• Ensure electrics and boiler comply with
current regulations and legislation
• Install temporary showers and kitchen
facilities (as required)
• Inspect and install fire safety systems and
safety packs (fire extinguisher, fire blanket
and smoke alarm)
Guardian intake
• Stringent vetting process to select suitable
guardians
• Guardians move in to property
Management of Property and Guardians
• Regular (unannounced) property inspections
• Monthly Property Management report
• Repairs/maintenance, if required
Property hand back
• Removal of temporary facilities
• Clean up & removal of all items
• Inspection by owner

22. Everyone’s Happy!
Property Owners
• Cost-effective property
protection
• Vacant possession when
required
Guardians
• Affordable accommodation
• Opportunity to live in
unusual and unconventional
properties, often in huge
spaces
To find out more contact
Lester Wagman
07765220519