Live-in Guardians

What Live-in Guardians does

Live-in Guardians Ltd. is a UK-based, privately-held property guardianship and vacant-property security firm founded in 2012 and headquartered in London at 20-21 Arcadia Avenue, N3 2JU. The company operates a dual-sided marketplace that places vetted individual guardians — typically employed key workers and young professionals aged 21+ — into vacant commercial and residential properties to provide continuous occupation-based security, prevent squatting and vandalism, and help property owners mitigate empty-property business rates. Operations span all 32 London boroughs and Manchester, and the business claims over a decade of operating history.

The core service is the property guardianship programme, complemented by Live-in Caretakers (ex-military, SIA-licensed personnel deployable within 24 hours for short-term higher-security needs), a monitored Alarm and CCTV product line with NSI Gold monitoring, a Business Rate Mitigation advisory offering (intermittent and charitable occupation strategies that can reduce rates by 50–100%), and Guardian Property Management covering ongoing oversight and compliance. The company is the founder of the Property Guardian Protection Association (PGPA) and holds sector certifications including BAFE, NICEIC, Gas Safe, SafeContractor and ISO 14001.

Live-in Guardians generates revenue primarily through recurring monthly guardian licence fees and B2B charges to property owners for protection services, plus weekly fees for Live-in Caretakers (from £1,450+VAT per week) and installation/monitoring fees for alarm and CCTV systems. Customer mix is concentrated among UK commercial property developers, housing associations and property managers, alongside a long tail of individual guardians. The firm operates with a small direct headcount (1–10 employees), relies on contracted caretakers and guardians for operational delivery, and has not disclosed any external funding rounds or institutional investors in the available material.

Name

Live-in Guardians

Legal name

Live-in Guardians Ltd.

Website

https://liveinguardians.com

Company type

Private

Founded year

2012

Operating status

Operating

Headcount range

1–10 employees

Short description

Live-in Guardians is a UK property guardianship firm placing vetted individuals in vacant commercial buildings to deter squatting and reduce security costs for property owners, while offering below-market accommodation to key workers across London and Manchester.

Ownership category

akta.pro rank

Product category

Property Guardianship Services

NAICS

Lessors of Nonresidential Buildings (except Miniwarehouses) (53112), Lessors of Residential Buildings and Dwellings (53111)

SIC

Lessors Of Real Property, Nec (6519)

akta.pro primary industry

Co-Living / Hybrid Extended-Stay Residences (THAGAEAK)

akta.pro secondary industry

Live-In Caregiver Placement & Matching (HSABAMAD)

Keywords

• Property guardianship services
• Vacant property security
• Property protection services
• Live-in caretakers
• Business rate mitigation

Headquarters

HQ city

London

HQ country

United Kingdom

HQ region

Europe

Offices1 record

Markets served

GTM type

B2B and B2C

Offering type

Services

Cost components

Personnel, Operations, Marketing or Sales, Technology or R&D

Revenue model

1. Property Guardianship License Fees: Property guardians pay a monthly license fee significantly lower than traditional rent (typically over 50% less). The company earns revenue from property owners for protection services while offering affordable accommodation to guardians.
2. Live-in Caretaker Services: Ex-military security personnel deployed for shorter-term requirements. Pricing starts from £1,450+VAT per week, which is approximately one-third to one-half the cost of traditional 24/7 security guards. No fixed-term contracts with 48 hours notice for termination.
3. Property Owner Protection Services: Vacant property protection services where property owners pay for security, business rate mitigation, and property maintenance. The company emphasizes cost savings compared to traditional security and reduced empty property rates.
4. Alarm and CCTV Systems: Installation and maintenance of professional alarm systems for vacant properties. Includes monitored security cameras, wireless mobile network alarms, and 24/7 monitoring services that lower insurance premiums.

Pricing tiers

Go-to-market motion3 records

Distribution channels4 records

Marketing channels6 records

Core offering

Live-in Guardians is a property guardianship company that places vetted individuals (guardians) in vacant commercial properties to provide 24/7 security and prevent squatting and vandalism. Property owners receive protection, reduced empty property rates, and savings versus traditional security, while guardians receive affordable accommodation at over 50% below market rent in prime city centre locations.

Product overview

Live-in Guardians operates as a unified platform offering vacant property protection through multiple interconnected service modules. The core offering is the Property Guardianship service, which places vetted individuals in empty commercial properties for security. This core is complemented by the Live-in Caretakers module for higher-security short-term requirements with ex-military personnel. Additional modules include Intruder Alarm & CCTV Systems for technology-based security, Business Rate Mitigation for financial optimization, and Guardian Property Management for ongoing oversight. The services work together as a complete vacant property solution where guardians provide occupation-based security while alarm systems and caretakers offer supplementary protection.

Differentiator

Problem solved

Functional benefit

Products and services

• Property Guardianship Core vacant property protection service placing vetted property guardians in empty commercial buildings to provide security, prevent squatting and vandalism, and reduce costs for property owners while offering affordable housing to key workers and young professionals.
• Live-in Caretakers

Quantifiable outcome

• Save property owners over £100,000 in empty property rates on individual buildings
• +4 more outcomes

Named customers10 records

Segments4 records

Ideal customer profiles3 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Feature4 records

Partnerships

15 partnerships are on record, tiered core and minor.

• PGPA (Property Guardian Protection Association)coreStrategic or Co-development PartnerLive-in Guardians is the proud founder of the PGPA. PGPA membership ensures buildings meet safety and standards regulations through independent audits by Fire Officers, fees and payments are kept safe, and guardians have access to a genuine independent redress scheme. This is a core differentiating partnership for the company.
• BAFE Fire Safety RegistercoreTechnology or IntegrationCertified partner for fire safety standards. BAFE is an independent register of quality-assured fire safety companies.
• TrustedLandcoreStrategic or Co-development PartnerTrustedLand partnership for property guardianship standards and best practices in the vacant property protection industry.
• Primary AuthoritycoreStrategic or Co-development PartnerPrimary Authority partnership providing regulatory compliance and consistent standards across operations.
• Gas Safe RegistercoreTechnology or IntegrationGas Safe Register certification for safe gas installation and maintenance works.
• NICEICcoreTechnology or IntegrationNICEIC certification for electrical installation safety and competence.
• SafeContractor ApprovedcoreTechnology or IntegrationSafeContractor approval demonstrating commitment to health and safety standards.
• Hampshire & Isle of Wight Fire and Rescue ServicecoreStrategic or Co-development PartnerPartnership with local fire service for property safety compliance and emergency response coordination.
• Noah's Ark Children's HospiceminorStrategic or Co-development PartnerLive-in Guardians' chosen Charity of the Year. Provides support and palliative care for over 350 children with life-limiting conditions and their families in Barnet.
• Chickenshed TheatreminorStrategic or Co-development PartnerSupported through annual Property Shoot event. Chickenshed provides inclusive theatre for all ages and abilities.
• Armed Forces CovenantminorStrategic or Co-development PartnerCommitment to supporting British Military through employment of ex-military personnel in the Live-in Caretaker program and partnership with Just Rifles charity.
• LangdonminorStrategic or Co-development PartnerCharity focused on meaningful career opportunities for people with learning disabilities and autism. Two team members have been employed from Langdon.
• Community Foodbanks (All Saints Church, Child's Hill and local sheltered housing in Finchley)minorStrategic or Co-development PartnerWeekly initiative collecting surplus food from local bakeries for donation to foodbanks and sheltered housing during the pandemic and ongoing.
• Behind Every KickminorStrategic or Co-development PartnerLondon-based charity using sport to help young people unlock their potential. Live-in Guardians has supported for several years.
• Just RiflesminorStrategic or Co-development PartnerMilitary charity providing support for injured Riflemen going through rehabilitation.

Scale indicators6 records

Recent moves6 records

Expansion highlights5 records

Broad incumbents

• ADT (Securitas Technology): Major UK intruder alarm and monitored CCTV provider with NSI-accredited monitoring. Directly comparable to Live-in Guardians' Alarm & CCTV Systems module and increasingly competitive on vacant-property monitoring SLAs.
• Mitie Security: UK facilities management and security provider with property services, manned guarding and security technology. Adjacent competitor for enterprise property owners looking to outsource vacant-property and broader building security under a single contract.
• G4S: Global security and facilities services incumbent with manned guarding, monitoring, and vacant-property offerings. Overlaps with Live-in Guardians on Live-in Caretaker and alarm/CCTV services, though guardianship is not its core focus.
• Securitas UK: Large UK security services provider with mobile, manned, and electronic security plus alarm/CCTV monitoring. Competes with Live-in Guardians' caretaker and monitored-alarm modules at the enterprise end of the vacant-property market.

Direct peers

• Home Guardians Ltd: UK property guardianship company placing screened guardians in vacant residential and commercial buildings. Competes head-to-head with Live-in Guardians on matching, licensing fees, and vacant-property risk mitigation.
• Dot Dot Dot Property Guardians: UK property guardian provider that matches vetted tenants with vacant properties, explicitly positioned around social impact and affordable key-worker housing. Operates the same dual-benefit guardian / owner model as Live-in Guardians.
• VPS Group: Specialist vacant property security provider offering CCTV, alarms, steel security, and live-in caretaker services across the UK and Europe. Directly overlaps with Live-in Guardians' Live-in Caretaker and alarm/CCTV modules and competes for the same enterprise and commercial-property-owner RFPs.
• Camelot Property Management: One of the largest UK property guardianship operators, placing vetted guardians in vacant commercial buildings. Directly competes with Live-in Guardians on the same dual-sided model, the same London-centric footprint, and overlapping customer segments (developers, owners, housing associations).

Emerging players

• Clearway Property Services: UK vacant-property protection and security specialist offering CCTV, alarms, steel screens and rapid-response guarding. Emerges as a regional competitor to Live-in Guardians on the property-security side of the proposition.

Regional players

• Banham: Established London-based lock, door, alarm and property security specialist serving commercial and residential owners. Comparable to Live-in Guardians for London vacant-property owners seeking physical-security add-ons alongside guardianship or instead of it.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat5 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xx.com/liveinguardians
• Facebookfacebook.com/LiveInGuardiansLondon
• LinkedInlinkedin.com/company/live-in-guardians

Compliance7 records

Revenue estimate

Valuation estimate

Number of profiles

Profiles2 records

Funding overview

Funding rounds

Investors

Funding detail is available on the Subscription and Enterprise plan.Contact sales →

M&A

Investments

M&A and investment is available on the Subscription and Enterprise plan.Contact sales →

Frequently asked questions about Live-in Guardians