FAQ's
Our new clients often raise the following questions and we hope that the information in this section can answer some of your queries.
If you have further queries about the Camelot solution please do not hesitate to contact Stephen Davies, Business Development Manager, s.davies@camelotproperty.com, or call us on 0845 262 2002.
1. What are the risks of vacant properties?
2. What are the benefits of using Camelot's temporary occupation?
3. How does Camelot protect the properties in its care?
4. Why do I need to manage my vacant properties?
5. What is the management area covered by Camelot?
7. What kind of properties do Camelot manage?
8. What condition does a property need to be in to qualify for temporary protection?
9. What are the costs of temporary protection?
10. The property does not have any electricity/water at the moment
11. It will cost too much to reconnect the electricity and water
12. People won't want to live in it
14. I already use a security guard
15. I have boarded up my property
16. The guardians will cause wear and tear on the property
17. How do I know my property is not at increased risk of fire?
18. I am concerned about confidentiality
19. It's too derelict, it's not suitable
20. What do you do with water tanks and the risk of Legionnaires disease?
21. What about risk to occupants?
22. What happens if a Guardian causes damage? Either up to £10k or up to £20million worth?
24. What happens if squatters break in while guardians are at work?
25. Why can't I have just one Guardian?
26. Will I remain in charge of my own property?
27. How quickly is my property available to me again?
28. In what condition will Camelot return my property to me?
29. Do I need a change of use for a building?
30. Are the agreements Camelot uses for Guardians legally binding?
31. Does my building qualify for empty business rates?
1. What are the risks of vacant properties?
When your property is vacant for a long period of time, the following risks may occur:
Vandalism
Theft of contents or fittings
Cannabis farms
Illegal parties
Squatting or illegal occupation by travelers
Dumping of abandoned vehicles or fly-tipping
Dilapidation or natural events such as storm damage
Public Liability claims resulting from injuries to visitors including intruders
In short: your property depreciates in value
2. What are the benefits of using Camelot's temporary occupation?
Cost savings on expensive security systems
For an occupied property, your insurance premiums will be considerably lower than for a vacant property
Your property is legally protected against squatting
Your property will be heated and aired
Flexible security periods (24 hours - several years)
Inhabitation of the neighbourhood remains intact
In short: your property will not depreciate in value!
3. How does Camelot protect the properties in its care?
Camelot Property Management protects your temporarily vacant property by giving it an 'occupied' status - on an equally temporary basis. Camelot has a team of responsible Guardians who, through temporarily occupying your property, combat the risks and threats facing vacant buildings. Because we select these people so carefully we are able to identify the most appropriate Guardians for your property. This could be an empty office building or a church, a town hall or a school. Even for buildings that do not seem to offer the possibility for occupation such as cinemas or warehouses, Camelot offers a solution for the protection of any type of property. While we take over all building management, you have more time to focus on the future usage of your property.
4. Why do I need to manage my vacant properties?
Vacant properties attract vandalism and squatters who may break windows and cause damage to the inside of the building. Often there is no structured supervision on the technical state of a property, so that frozen pipes and leaks are identified too late. This results in the dilapidation of a property and depreciation of a property's value.
5. What is the management area covered by Camelot?
Camelot manages properties throughout the whole of the UK with offices in London, Manchester and Birmingham. In major cities and small villages, as well as remote forested districts. For every location Camelot offers a suitable solution. Additionally Camelot manages properties throughout the Netherlands, Belgium, Ireland and France via our offices in Amsterdam, Den Bosch, Brussels, Antwerp, Dublin, Paris, and Lyon.
6. Who does Camelot Work for?
Camelot works for a great variety of clients ranging from investors, developers, construction companies, property owners, estate agents, the health industry, banks, bailiffs and receivers, school governors, housing associations to local, county and state authorities.
7. What kind of properties do Camelot manage?
Camelot manages all kinds of properties! Properties that do not appear suitable for the Camelot SolutionTM at first can be transformed to an habitable condition by the simple installation of mobile utility units. Currently managed properties include:
Offices
Schools
Shops
Village halls
Police stations
Castles
Hospitals
Swimming pools
Flats
Town halls
Fire stations
Retirement homes
Barracks
Sports halls
Theatres
Cinemas
Family homes
Churches
Farms
Mansions
Industrial sites
Monasteries
8. What condition does a property need to be in to qualify for temporary protection?
Camelot offers a suitable solution for most vacant properties. General property requirements are:
The property is wind and water tight.
The property is not vandalised or derelict
Basic facilities are in place; electricity and water
For a small start-up fee we frequently install basic 'wheel-in, wheel-out' shower pod units that mean we can provide temporary washing facilities - these washing facilities have been approved by English Heritage. These shower pods are often installed over the top of what was an existing toilet, when we vacate the property we then replace the toilet. The Guardians provide their own kitchen facilities, including microwaves and portable kitchen hob that are no greater than 13amps for fire safety reasons.
Camelot can manage a property whatever the size, if it is a large building we place Guardians strategically throughout the building to maximise security and produce a tailor made quote specific to your property and requirements.
9. What are the costs of temporary protection?
The costs of temporary management from Camelot are kept as low as possible. In general we ask you to pay the utilities costs, costs to make the property habitable plus a modest monthly fee:
All outgoings of the premises: (utilities as far as the site is occupied, empty business rates, insurance)
Weekly management fee: £25 - £250 depending on the size of the property, not the number of Guardians
Initial investments to make the property habitable: (repairs - smashed windows, new locks, install/remove mobile shower cabinet and electric shower, sinks)
These costs are reasonably lower than the cost of security guards or the cost of repairing long-standing damages as a result of the building being vacant.
Indirect Savings:
Time saving: the Camelot Guardians can enable access for your contractors, surveyors, plumbers, etc.
No more searching for keys: Camelot's key management and storage system fulfill the BSI and ISO9002 criteria
You may qualify for lower insurance premiums
10. The property does not have any electricity/water at the moment
We have a very experienced SIA approved maintenance team who can assist with reconnections. We always adhere to current health and safety guidelines and jurisdictions.
Let us take a look at the property, it might just be a matter of turning the water/electricity back on
11. It will cost too much to reconnect the electricity and water
In our experience our clients have found that the cost of water and electricity is still a substantial amount less than paying for 24 hour guards, or the time and money wasted on dealing with squatters
It may be true, but allow us to take a look free of charge, to provide you with a quote for the building, and we can provide you with a security consultation that may utilise a number of means to keep the costs low for you.
We strive to keep costs to a minimum for our clients, and usually advise that all the boilers are switched off, and a minimum number of temporary shower units are installed, but let us take a look and we can advise you correctly with an accurate quote
12. People won't want to live in it
Our guardians are very flexible and have a sense of adventure
Our licence fees are very inexpensive and so appeals to many guardians who would want to live in an area such as your property is located
You don't need to worry about who people wanting to live in it, that's what we do. We always find Guardians for our properties.
CCTV does not prevent a crime/vandalism/squatters, it merely records it. Active occupation of a property has proven to be the most effective means to prevent vandals and thieves, and the only guaranteed way to prevent squatters
14. I already use a security guard
Security guards are expensive and cannot prevent squatters. We have known clients to have squatters move in at one end of a property while the security guard is manning the other end. Our solution has several people coming and going, lights turning on and off, and very visibly demonstrating that the entire building is still in occupation
We can send you some cost saving sheets that demonstrate how much money you can save by using us instead of a traditional security guard.
15. I have boarded up my property
The use of boards are an advert for squatters, vandals, and arsonists. It presents a poor image to the local community, and leaves the building poorly insulated, and so can encourage dilapidation. Our solution means guardians are sending a clear message to the community that the property is in use, and so does not devalue of neighbourhood, nor does it encourage vandalism or theft in any way
(to a developer) by boarding up a property you are sending a message to the council and community that you do not care for the neighbourhood. By using the Camelot Solution you can send a message to the neighbourhood and community that you are aware it will take a minimum of 6 months to get all permissions granted, but that you wish to take on responsibility for the upkeep of the area. By promoting this image we have had clients who have in turn been awarded with a higher number of flats (for example) by the council who have respected their handling of the properties prior to their development commencement.
16. The guardians will cause wear and tear on the property
We will place an appropriate number of guardians in the property to ensure the security of the building, and no more than necessary
The guardians are very carefully vetted and placed according to the sensitivity of the building's location and requirements
The guardians are managed by our guardian management team, who conduct unannounced monthly inspections of the property
The owner has full access to the property at any time
The property and guardians are far more closely managed than having tenants or other security options
Guardians are only allowed 2 guests each at any one time, and cannot under any circumstances hold a party in the property
The wear and tear of a few guardians is far less than even the slightest damage that squatters can do to a property
If you have a 24 hour guard, we will save you up to £25k in 3 months, and even a fraction of this will put right a lot of wear and tear
We don't overfill our properties like some other Guardian companies, and so wear and tear is kept to a minimum.
17. How do I know my property is not at increased risk of fire?
Guardians are only allowed 13Amp portable hobs, and microwave ovens. These, and their personal kettles are only allowed to be placed in the designated kitchen area and not in any other room.
Candles are not allowed and the guardians will be fined if they are found to be in possession of any.
Only oil-filled electric heaters are permitted by a guardian as these are proven to be the lowest form of fire risk.
Guardians are asked to use timers on their heaters to reduce the risk of fire.
An empty building is at far greater risk from fire and arson, but by being occupied your insurance premiums and excess are lowered, evidence that the insurers recognise the benefits of having Guardians also
London Borough Fire Brigade log Camelot properties as those being at far lower risk than any other empty properties.
18. I am concerned about confidentiality
All of our staff have signed confidentiality agreements
We have secure, electronic systems for the handling of data
We have accreditation with the SIA
We have achieved the British Kite Mark (BSI) recognition for our Quality Management and Key Holding, and Guardian Vetting
We can tailor the service to suit your requirements for example with further steps such as our signing of an NDA.
19. It's too derelict, it's not suitable
Ideally, the property needs to be water tight and wind tight but we have ACS accredited maintenance teams who can very easily and economically bring a property to the minimum H&S and Environmental requirements in order for it to be habitable
Our Guardians are very flexible and you'll be surprised at how little is required to enable Guardians to move in
We also have a range of security services we can offer, not just Guardianship; let us take a look at it so we can make an assessment and provide you with a no obligation quotation on this property
20. What do you do with water tanks and the risk of Legionnaires disease?
Any services we use will only be direct from the mains cold water feed; this will reduce the risk of using water from pipes that have not been used for a long period and that may have gone stale.
We connect direct from the mains because huge water tanks that serve 100 plus people in an office will never be used adequately enough to rotate the water and prevent any health risks
In the initial property survey, we will identify any large water tanks at risk of becoming stale and ensure these are not used by the Guardians. We may even drain them and turn them off if you want us to.
21. What about risk to occupants?
Unlike other Guardian companies, we include a full property H&S and Fire Risk Assessment.
A lot of fire-fighters and police officers are in fact Guardians; the fire brigades rate Camelot as a very** effective and economic way of housing their officers within the city. We currently have approximately 25 firemen living as Guardians in London.
22. What happens if a Guardian causes damage? Either up to £10k or up to £20million worth?
If a small amount of damage is done this will be covered by the Guardians own personal liability insurance and Camelot will deal directly with the Guardian over this matter
If a large amount of damage is done to a property as a result of a Guardian this will be covered by the property's building insurance.
The risk of any damage being caused is drastically reduced, however, rather than by leaving the property empty
23. What if a Guardian leaves a window open and burglars break in and steal from the property and the Guardians, and also vandalise the property?
The Guardians live in the property as their own home, so they take the utmost care. However, in the unlikely event of this happening, this will be covered by your buildings insurance, and our Guardians will be covered by their own insurance.
24. What happens if squatters break in while guardians are at work?
This is breaking and entering and the squatters are now committing a criminal offence and will be arrested
25. Why can't I have just one Guardian?
We have a property license arrangement with the Guardians rather than a tenancy. This allows us to carry out unannounced monthly inspections and closely manage the property far more closely than with a tenancy. However, a legal requirement is that the Guardian is not alone and that the living space is shared. Having more than one Guardian increases the security by creating more activity and so becomes a natural deterrent to burglars and vandals. Active security and instant reporting of any maintenance issues is infinitely safer for your property than relying on video cameras or 24hr guards who don't necessarily care about your property as much as we will.Insurance companies love the fact the property is at a reduced risk by being occupied with any issues being reported back by Guardians who care about the property because it's their own temporary living space. The more eyes and ears that can report on what's going on the better!
26 . Will I remain in charge of my own property?
The occupation agreement used by Camelot Property Management is legally watertight. A 'Guardian' in their capacity as a temporary occupier cannot derive the right to remain in your property once you no longer require our services. Furthermore, the occupation agreement explains the rights and obligations of the Guardian in a crystal clear manner.
We use contracts which are constructed by Halliwells solicitors and approved by an independent barrister. We have strict rules governing the usage and maintenance of your property. This means that with one quick telephone call, you or your estate manager can attend to view the building with a potential buyer, architect or estate agent without worrying as to whether or not it is in a presentable state. In this way you can reap the advantages of having your property protected through occupation while maintaining the option of having it made freely available again at very short notice. In addition we will update you monthly about the status of your property and you can view all correspondence and incidents on our new online property information tool: My Castle.
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27. How quickly is my property available to me again?
When Camelot Property Management protects your property, it becomes fully available to you after a notice period of a minimum of 3 weeks. We prefer the transfer date to be on a Monday so our Guardians can move out over the weekend, keeping your property under our protection right up until the moment when we hand it back to you.
The Guardian scheme allows the property to be ready for sale as and when required - there is no delay from squatters or unforeseen dilapidation. Guardians look after the property, reporting maintenance issues and keeping the property aired which is beneficial if the property is awaiting a sale.
If you know in advance that the property is going to be under management for less than the minimum period we can arrange that you pay the 3 month minimum but can serve notice at any time. If your property is an easy set up, with washing facilities already installed and fully health and safety compliant, we may still be able to move Guardians in for a very short amount
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28. In what condition will Camelot return my property to me?
When we receive a property from you we fill in an assessment form together and take a series of digital photographs to establish the exact state of the property on day one. We keep you continuously updated of its status via the written monthly report sent to you after each of our property inspection visits. The property will be returned to you empty and clean and in exactly the same state it was originally delivered to us.
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29. Do I need a change of use for a building?
"If the Guardians reside at the property merely to ensure the security of the building, then the primary use of the building remains the same. Therefore, planning permission is not required." Andrew Gough, Office of the Deputy Prime Minister, 14 July 2005
To read the full ODPM opinion click the following links:
ODPM
DTZ Opinion
Halliwells Solicitors Opinion
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30. Are the agreements Camelot uses for Guardians legally binding?
Camelot uses temporary occupation licenses, rather than tenancy agreements, to contract our Guardians. These licenses are constructed by Halliwells Solicitors (London, Manchester) and are regularly checked against current jurisdiction. The license is a special agreement, and not a tenancy with tenancy protection and termination periods
31. Does my building qualify for empty business rates?
Yes, the Camelot SolutionTM is a vacant site protection service hence the empty business rates continue. According to the ODPM, the change of usage of a property not required, since neither Camelot nor the landlord wishes to change the usage of a property into a residential building. Similarly DTLR advise that by using the Camelot SolutionTM the Empty Business Rates do not change. Please click on the following links to read the full opinions:
- DTLR
- DLZ
32. What about council tax?
The owner does not need to pay for council tax. Camelot will take care of payment.
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33. What about insurance?
The Owner should pay insurance as they normally would.
Regular property insurance policies do not cover the many risks entailed with vacant properties. Insurance companies often raise the owners-costs due to higher risks. However, when choosing the Camelot Solution, insurance covers remain the same for a vacant building as for when the building would be in normal use. Most insurance companies are familiar with the service provided by Camelot and recognise it.
Camelot in association with R K Harrison now offer a dedicated insurance solution: Camelot Property Insurance. This insurance was developed specifically around the Camelot model meaning that client's can now receive bespoke cover that reflects the property's situation. This means wide cover terms, no onerous security measures and premiums that are truly competitive in most cases.
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