LIG GROUP LTD

What LIG GROUP LTD does

Live-in Guardians Ltd. operates a UK vacant property protection service, placing live-in guardians into empty commercial and residential properties at a fraction of traditional rental costs. Founded in 2007 and headquartered in London, the company is self-described as the market leader in UK vacant property protection. Its core offering is a guardian occupation platform supplemented by Live-in Caretakers (an alternative security service), Guardian Property Management, Property Alarms, and Business Rate Mitigation. The customer base spans property developers, property management firms, private equity funds, residential owners, and an expanding set of operational real estate holders in childcare and healthcare.

The business operates a dual-sided model: property owners receive squatter and vandalism deterrence alongside reductions in empty property rates liability (testimonials cite savings of over £100,000 per client), while guardians — typically key workers and young professionals — receive affordable temporary accommodation in prime locations. The company is the founder of the Property Guardian Providers Association (PGPA), which mandates independent fire safety audits and an independent guardian redress scheme, and has aligned with BAFE, Gas Safe, NICEIC, and a Primary Authority partnership to formalize compliance standing.

Revenue is generated through two streams: recurring guardian rent payments and managed property protection services under a nil management fee model. Pricing is quote-based and tailored per property, with no public tiers. Distribution is direct-to-owner via phone (020 3195 3535) and website, with guardians self-applying online. Marketing relies heavily on PR and earned media across major UK and international outlets, supplemented by client referrals. The company is privately held, with no disclosed funding rounds, parent entity, or headcount.

Name

LIG GROUP LTD

Legal name

Live-in Guardians Ltd.

Website

https://lig-group.com

Company type

Private

Founded year

2007

Operating status

Operating

Headcount range

11–50 employees

Short description

Live-in Guardians Ltd. operates a UK vacant property protection service, placing live-in guardians into empty properties at reduced rents to deter squatters and vandalism, serving property developers, PE funds, and residential owners since 2007.

Ownership category

akta.pro rank

Product category

Vacant Property Protection Services

NAICS

Lessors of Nonresidential Buildings (except Miniwarehouses) (53112)

SIC

Services-To Dwellings & Other Buildings (7340), Operators Of Nonresidential Buildings (6512)

akta.pro primary industry

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

Keywords

• Vacant property protection
• Property guardian services
• Empty property security
• Building occupation schemes
• Commercial security services

Headquarters

HQ city

London

HQ country

United Kingdom

HQ region

Europe

Offices1 record

Markets served

GTM type

B2B

Offering type

Services

Cost components

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

Revenue model

1. Guardian Rent Payments: Property guardians pay reduced rent to occupy vacant properties, typically at a fraction of traditional rental costs. This creates a dual benefit: affordable housing for guardians and property protection for owners.
2. Property Protection Services: Property owners pay for vacant property protection services. The company offers a nil management fee model where the primary value proposition is cost savings on security and empty property rates, with testimonials indicating savings of over £100,000 in empty rates liability for clients.

Pricing tiers

Go-to-market motion1 record

Distribution channels2 records

Marketing channels3 records

Core offering

Live-in Guardians places vetted individuals ("guardians") into vacant commercial and residential properties at a fraction of traditional rental costs, providing occupation-based security to property owners. Property owners are protected from squatters, vandalism, and break-ins, and can mitigate empty property rates liability. A separate Live-in Caretakers service offers an alternative to guardian schemes for clients seeking property maintenance without resident occupation.

Product overview

Live-in Guardians operates a platform-plus-services model offering vacant property protection primarily through Live-in Guardians (core service) where guardians occupy properties, supplemented by Live-in Caretakers for enhanced security. Additional services include Guardian Property Management, Property Alarms, and Business Rate Mitigation. The company serves property owners (reducing security costs and empty rates) while providing affordable housing to guardians.

Differentiator

Problem solved

Functional benefit

Products and services

• Live-in Guardians Core vacant property protection service where vetted individuals ("guardians") live in empty properties at a fraction of traditional rental costs, providing occupation-based security to property owners whilst offering affordable accommodation to key workers and young professionals in prime locations. Targeted at property developers, property management companies, private equity funds, and residential property owners with vacant buildings pending refurbishment, disposal, or planning permission.
• Live-in Caretakers

Quantifiable outcome

• Savings of over £100,000 in empty property rates liability per client
• +1 more outcomes

Named customers7 records

Segments2 records

Ideal customer profiles2 records

Technology focussed No

API detail

Has API

No

API docs

API detail

Core technology

AI maturity

App detail

Partnerships

Seven partnerships are on record, tiered core and minor.

• Property Guardians Professional Association (PGPA)coreStrategic or Co-development PartnerLive-in Guardians is the proud founder of the PGPA, a professional association for property guardian companies. PGPA membership ensures buildings meet safety and standards regulations through independent audits by Fire Officers, keeps fees and payments safe, and offers guardians a genuine independent redress scheme.
• BAFE Fire Safety RegistercoreOthersRegistered member of the BAFE Fire Safety Register, demonstrating commitment to fire safety standards and compliance.
• Primary AuthoritycoreOthersEstablished Primary Authority partnership for regulatory compliance and consistent safety standards.
• Gas Safe RegistercoreOthersPartnered with Gas Safe Register for gas safety compliance in protected properties.
• NICEICcoreOthersPartnered with NICEIC for electrical safety compliance and certification.
• Safe Contractor ApprovedminorOthersAchieved Safe Contractor Approved status demonstrating commitment to health and safety standards.
• Hampshire & Isle of Wight Fire and Rescue ServicecoreOthersPartnership with Hampshire & Isle of Wight Fire and Rescue Service for fire safety compliance and emergency response coordination.

Scale indicators3 records

Recent moves6 records

Expansion highlights5 records

Direct peers

• Camelot Property Management: One of the longest-established UK property guardian companies, placing live-in guardians in vacant residential and commercial properties for similar enterprise clients. Directly competes for the same vacant-property protection mandate that Live-in Guardians serves.
• London Property Guardian: London-focused property guardian company operating the same live-in guardian model for vacant property owners. Directly competes for London enterprise clients and the same key worker guardian segment.
• Dot Dot Dot Property: UK property guardian company that places live-in guardians in vacant properties, often framing the model around social impact. Competes for the same enterprise clients and guardian pool as Live-in Guardians.
• Property Guardians Ltd (Nationwide): UK property guardian company providing live-in guardian services to property owners across the country. Directly competes in the same vacant property protection market with a similar B2B service model.
• Properties 24/7 Guardians: UK-based property guardian company placing live-in occupants in vacant properties on behalf of owners. Directly competes for the same property owner clients in the same UK metropolitan markets.
• Berkeley Place Property: UK-based property guardian provider placing live-in occupants in vacant properties. Competes for the same enterprise clients and targets similar key worker / young professional guardian segments.
• GuardMark Property Services: UK provider of vacant property protection services including live-in guardians and security options. Competes for the same property owner clients with overlapping service lines.
• Concept Property Guardians: UK property guardian company offering live-in guardian schemes to property owners. Directly competes with Live-in Guardians on the same vacant-property protection value proposition and guardian placement model.

Broad incumbents

• VPS Group: Large UK and European vacant property specialist offering steel security, alarms, and guarding solutions to vacant properties. Overlaps with Live-in Guardians' vacant-property protection offering but as a broader, multi-product security incumbent rather than a specialist live-in model.
• SitexOrbis (now part of VPS): UK vacant property security specialist offering CCTV, alarms, and physical security to vacant commercial and residential buildings. Competes with Live-in Guardians' Live-in Caretakers and Property Alarms product lines as a broader non-occupation security incumbent.

Market position

Strengths5 records

Weaknesses5 records

Competitive moat4 records

Key risks6 records

Key highlights7 records

Customer concentration

• Xtwitter.com/Live-inGuardians
• YouTubeyoutube.com/@Live-inGuardians
• Instagraminstagram.com/liveinguardians
• LinkedInlinkedin.com/company/lig-group

Compliance1 record

Revenue estimate

Valuation estimate

Number of profiles

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 LIG GROUP LTD