Written by Daniel MeeajanePublished: 6th August 2023Last update: 25th June 2026
We’ve put together one of our “essentials” blogs: full of clear, jargon-free information about keeping the buildings you own or manage, the assets in them, and the people who may access them safe and free from harm.
Welcome to vacant property security – streamlined.
Contents
Key takeaways
Vacant property security combines physical deterrents (steel screens, concrete barriers, keyless steel doors) with technology-led solutions (wireless alarms, CCTV towers, video alarms) and manned guarding to address a wide range of risks including criminal intrusion, squatting, fly-tipping, fire, and flooding.
Since 2012 it has been illegal for squatters to occupy residential properties, but commercial property squatting remains a civil rather than criminal offence, leaving the cost of eviction and repairs with the property owner.
Unoccupied commercial properties are vulnerable to deterioration, reputational damage, and insurance complications, making proactive security essential regardless of how short the vacancy period is expected to be.
Your Building is at Risk
You know already that your vacant property is a magnet – and not in a good way.
Unoccupied buildings are catnip to vandals, thieves, squatters, fly-tippers, and the like. Not least, to what have become known as “urban explorers” – people whose spare time involves getting into off-limits or unused properties as a hobby. Equally, they’re a klaxon to criminals; summoning all comers to a perfectly unhindered space for criminal activity – at least for a while.
Plus, there are risks of water damage, flooding and fire.
Here’s the lowdown on vacant property security. What it is, how it works, and how it plays a crucial role in supporting the property sector.
In a Nutshell
Think: Three Ds
Deter, Deny, and Detect. And, we’re adding something here, although it’s somewhat clichéd: peace of mind.
Vacant property security protects your investment in a commercial or residential building through a wide range of tailored measures to suit its size, location, age, structure and use.
It combines a range of services with exceptional, cutting-edge technology
With many benefits, this type of protection works as hard as you do.
Delivered to high standards, vacant property security monitors and maintains premises, deterring intrusion, criminal activity and anti-social behaviour. Also, it ensures the safety of third parties entering the premises: estate agents, surveyors, and employees. Not least children, whose safety is paramount; blocking them from entry most likely saves countless young lives.
Likewise, it can prevent property damage and deterioration whilst also protecting the building from fire (either deliberate or accidental), flooding and burst water pipes.
Plus, it ensures ongoing compliance with your property insurance.
Empty shops, offices, and industrial premises quickly become vulnerable, even if they are vacant for just a short time for refurbishment, say, or before a sale. They get noticed and invite trouble. So, vacant property security is vital. Why? Because not only does it protect bricks and mortar, it goes a lot further: it looks after people.
It safeguards the wider community, upholding standards and looking after areas as decent places to live and work.
Who Uses Vacant Property Security?
Perhaps you recognise yourself here:
Property and facilities managers
Social housing providers
Property investors and developers
Commercial and residential landlords
Landowners
Insolvency practitioners
Construction businesses
Vacant Property Security – What Does It Involve?
Very few buildings are identical.
Therefore, protecting unoccupied commercial properties is multi-faceted.
It involves several types of technology and a broad range of services. The expertise here is about understanding how and where to deploy them in the most efficient and cost-effective way.
A quick guide to the property security superstars:
1. Steel Screens and Steel Sheets
Criminal intrusions often happen through doors and windows; sometimes, individuals hell-bent on entry can force even the most rigid locks. Steel security screens and sheets are the ideal solution and frequently an insurance requirement. Screens are fitted to the outside of the property, completely covering each window and frame. They’re secured to an internal steel frame, so they cause little or no damage to the existing one.
Not only are they a powerful visual deterrent, but they’re Fort Knox-like in physical security terms. And, as they’re perforated, they let in light and air – great for ventilation.
Clearway will always use hand-cut steel sheets where opening shapes are difficult or awkward, such as the arched or lancet windows often found in churches.
Nothing on four wheels is likely to get past one of these.
Concrete barrier blocks are a simple but highly efficient way to secure a perimeter, control vehicle and “people” movement at an event, or protect a vacant construction site or car park.
They’re even a good first-line defence in a flood, massively reducing water flow.
High-performance steel doors are an excellent way to protect residential and commercial property portfolios.
Only allowing access to authorised personnel via a keypad PIN code, these keyless steel doors replace the existing ones and fit securely into the opening without causing damage. It’s virtually impossible to cut them off at the hinges, and they have a one-of-a-kind locking mechanism, making them one of the best security measures on the market.
These systems are ideal for properties or construction sites where there is no phone line or mains electricity – a common problem, in fact. High-tech battery technology and access to the mobile network for remote alarm monitoring solve the issue.
Security teams monitor alarm activations and CCTV systems 24/7/365 at our National Security Inspectorate Gold Standard monitoring station. This high-standard service detects intruders or fire. After confirming and ruling out any false alarms, it immediately alerts the client or emergency services, depending on the protocol in place.
Although not related to wireless alarms, visual evidence in the form of CCTV will be required.
Vacant property security combines tailored measures with cutting-edge technology to protect your investment through deterrence, denial of access, and detection of threats, while ensuring compliance and peace of mind.
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5. Video Alarms
Battery-powered vacant property video alarms make excellent use of mobile network technology, and can also operate on a stand-alone basis.
In brief, once activated by onboard or remote sensors, a video alarm takes pictures of the incident, pieces them together into a 10-second video clip and forwards it to a monitoring centre or the client for further action if necessary.
Specifically designed for use on commercial or residential properties without mains power or phone lines, they’re quick to install and easy to remove when no longer needed.
6. Security Guards and K9 (dogs)
Security guards offer highly-trained expertise to oversee public and private buildings, construction sites, offices, commercial warehousing, and retail stores. They’re accredited to deliver static manned guarding, crowd control, stewarding, patrols, mobile security, and much more.
NASDU-trained guard dogs provide an unparalleled visual deterrent, serving and protecting their human owners and the property they safeguard.
Using independent solar and battery or mains power, these towers use powerful wireless technology for unbroken coverage even over large sites. They detect activity 24/7 – with pan, tilt and zoom capabilities to record the event in a high-quality format. In addition, they can emit a loud alarm and may also include remote voice alerts, thus making intruders think twice.
CCTV can be viewed directly by the client or nominated individual/company, or more typically by the trained staff at our 24/7 ARC (Alarm Receiving Centre), and can respond accordingly.
Waste makes a property and its surroundings highly unpleasant at best and, at worst, toxic and highly dangerous.
Empty properties can and do attract fly-tippers, or others intent on leaving behind items that need thorough removal. This job is for specialists, especially if drug paraphernalia or any other hazardous substances have been left behind.
9. Extreme Cleaning/Crime Scene and Trauma Cleaning
When vacated, properties aren’t always left in an immaculate state.
Extreme cleaning, while not exactly pleasant, can remove the remnants of drug use, bodily fluids, and years of grime and dust.
Murders, suicides, or accidents can leave behind substances or objects that may be harmful. Crime scene and trauma cleaning restores a crime or accident scene to a safe, clean environment after handover from the police or associated agencies.
According to research by the Property Initiative Underwriting Agency, as of 2019 there were 172,217 empty commercial properties in the UK. However, statistics from open data specialist Whythawk reveal that eight out of ten of those properties have been empty for more than two years, with one in FIVE for more than four years. https://www.propertymark.co.uk/resource/vacant-properties-are-a-blight-on-high-streets.html
Since 2012, it’s been illegal for squatters to occupy residential properties. However, this does NOT apply to empty commercial buildings. This type of squatting is a civil offence rather than a criminal one.
Which means? As the owner, you are responsible for pursuing the offender; this could run to tens of thousands of pounds to recover your property and effect repairs.
It’s no exaggeration to state that not only does it present a high risk to health and life, the urban explorer craze is on the rise. Therefore, your property could also be at risk from these types of unwelcome guests.
The Bigger Picture
Finally, it’s worth remembering that vandalism, damage, and arson to empty commercial properties in the UK come at a steep cost, not just in financial terms but also in the harm it can inflict on the local community.
Secure, well-maintained buildings keep their value. Protected properties also promote better, more prosperous, and cohesive neighbourhoods. We all win. We’re paying it forward.
An investment now is for everyone’s future.
Written by Daniel Meeajane
Business Development Director, Clearway Fire and Security
Daniel Meeajane is Business Development Director at Clearway Fire and Security, bringing strong commercial expertise alongside a detailed understanding of fire protection systems and industry standards.
Having contributed to a number of major projects and delivered successful outcomes, Daniel uses his knowledge and experience to drive awareness of effective fire protection solutions across a wide range of environments. His approach combines relationship-led business development with a clear understanding of technical compliance, operational requirements, and customer risk.
Daniel has a strong understanding of BS 5839-1, recognising the importance of compliant fire detection and alarm system design, installation, commissioning, and maintenance. He also keeps pace with the latest developments in fire technology, ensuring clients benefit from informed guidance, up-to-date solutions, and best practice across every stage of delivery.
https://youtu.be/vcRclPs1o3Y?si=MztamyZg-NdHobrb Vacant properties are regular targets for criminal activity, whether it's an empty residential rental or a commercial unit between tenants. The...
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