Live-in-Guardians
3.9(37)Finchley Church End, Barnet, London • NICEIC
Reviews
3.9
Positive reviews cite low rents, spacious properties in central locations, and quick maintenance resolution through an online platform. Conversely, negative reviews report heating and electrical outages, unannounced staff access, and sudden notices to leave or rent increases. Complaints also reference unaddressed safety concerns, poor communication during tenant disputes, and withheld deposits.
Summarised with AI
As someone born in London I can honestly say the property I was living in was easiest the best place I have ever lived in. I had my own room with a toilet and sink, a marvellous shower room, you just walked in and took a shower, no curtain or anything, plus shower rooms on all the 3 floors,a huge lounge for relaxing and socialising, 2 huge kitchens, carpark and a huge garden. And to top if off a good range of interesting peaceful people to share the space with. If this was private the rent would of been double, I was paying £579 a month everything included. I would highly recommend Live in Guardians as they are a professional outfit who do a great job.
My experience with this company has been profoundly disappointing and deeply concerning. Anyone reading this should seriously consider this. You will find not a single five star review on Trust Pilot - these 5 star reviews are either naive and are about to experience the truth or are simply fake. The overarching impression is that tenants are treated less as human beings deserving of dignity and welfare, and more as financial obligations to be managed at the lowest possible standard. Rent has increased without any meaningful improvement in service, while living conditions have remained barely above what many would consider acceptable habitation. Poor insulation, freezing temperatures during colder periods, and inadequate support regarding heating have created conditions that feel entirely incompatible with a company claiming to prioritise tenant wellbeing. Tenants are effectively expected to shoulder increasing costs themselves while receiving little meaningful assistance in return. Equally troubling has been the culture surrounding inspections and access to properties. Staff possessing independent key access appear, on multiple occasions, to have entered premises without adequate notice or proper regard for whether tenants were present. The sense of privacy and safety one should reasonably expect in their own living space has felt secondary to convenience. Concerns raised regarding these incidents were dismissed rather than properly investigated. What has perhaps been most disheartening is the apparent absence of impartiality when disputes or serious issues arise between tenants. Rather than seeking facts through careful inquiry, there appears to be an inclination to favour whichever individual presents more favourably or professionally, regardless of the wider circumstances or evidence available. Genuine welfare support has deteriorated significantly; after the departure of one of the only welfare staff members who seemed sincerely invested in tenant wellbeing, the concept of “welfare” has felt largely performative. There is also an alarming lack of transparency surrounding tenancy decisions. The ability to terminate agreements while withholding clear reasons creates significant room for inconsistency and perceived bias, leaving tenants vulnerable and uncertain about their housing security. No tenant should feel that standing up for themselves, raising concerns, or documenting poor treatment risks punitive consequences. Ali has been nothing but extremely rude and deeply immoral. Leanne has been condescending and rude at every point of encounter unless you are interested in renting an unreasonably priced property. These people are gatekeepers and professional liars - they give you lip service and do absolutely nothing to benefit you as a tenant, collaborating with this team has been nothing but a headache and a renter's nightmare. I anticipate that this review may be met with a familiar response asserting that the company “cares deeply” about tenants and staff, or that concerns are always handled appropriately. However, such responses often feel more like reputation management than genuine accountability. Repeating assurances is not the same as demonstrating care through consistent action, fair process, safe housing standards, and transparent communication. A company entrusted with people’s homes carries responsibilities beyond collecting rent. It is responsible for safety, dignity, fairness, and basic humanity. When tenants consistently feel unheard, unsafe, dismissed, or reduced to financial transactions, something fundamental has failed. To any prospective tenant: proceed with extreme caution. Housing should provide stability and security - not anxiety, distrust, trauma and the feeling that your wellbeing is expendable. A company’s character is revealed not by its public statements, but by how it treats people when problems arise. In my experience, this company failed that test entirely and repeatedly - and everyone seems to have the same complaints...
Disgraceful company - all of these 5 star reviews are either fake or from brand new tenants who have yet to be let down the way I was. THEY do not care about you. You are a meal ticket to them. No respect, no decency. They will let you move into a house knowing it's already sold and kick you out in 8 weeks. They will lie to you and say it's a fire hazard to have a tumble drier because they don't want to pay for the electricity. They will send inspectors unannounced who will always let themselves in first instead of knocking, even if you are the sole occupier of a residential house. The inspectors will sneak around and leave dirty footprints on your yoga mats and clean floors. They will ignore a housemate terrorising you and contaminating your food with pieces of glass(!) They will ignore repeated power cuts (in winter) because the main building fuse is overloaded and causing a fire hazard. They will evict you with the minimum amount of time to prepare, even though they have known and been planning for months. Never deal with this miserable company or any guardianship if possible - they are money hungry sharks who fail the property owners and the tenants on both sides. I had the misfortune of being in their crosshairs for 3 long years , save yourself the trouble.
I’ve been renting with Live-in Guardians !!! for the past three years and had a great experience. Any issues that came up were resolved quickly and efficiently. A special thank you to Fiona, Catalina, Leanne, and Priya for their continuous support. They have been extremely professional, responsive, and proactive, especially when dealing with ongoing gas and electricity matters. The team has gone above and beyond to chase updates and keep everything moving. I would highly recommend Living Guardians for their excellent service and dedicated team.
Living with Live-in Guardians has been a positive experience for me. I’ve enjoyed the great locations, and the unique spaces. Communication has been good, and any issues have been handled quickly and professionally.
Live in guardians is a very easy going and respectable company. The staff are great and the properties available are even better. Overall I had a great experience.
I couldn’t recommend Live In Guardians highly enough. They are excellent at what they do — incredibly well-organised, efficient, and always professional. The work they do is genuinely impressive and makes a real difference. The property I live in is clean, spacious, and in an absolutely incredible location. Everything has been managed smoothly from start to finish, and it’s clear how much care and attention they put into their properties and guardians. An outstanding company offering a truly unique and positive living experience
Working with Live in Guardians is an absolute pleasure. The service they offer is incredibly professional and beneficial for both parties. I would give them 6 stars if I could! Fantastically run company top to bottom.
I cannot speak highly enough of Live In Guardians for their outstanding service and professionalism. Their response time and communication regarding repairs and general queries are truly excellent, providing reassurance and clarity at every stage. The maintenance operatives are fantastic—always punctual, respectful, extremely clean, and highly professional in their work. The online platform used to log repairs is effortless and very easy to navigate, making the entire process smooth and stress-free. Furthermore, during a particularly challenging time when my previous landlord sold their property, Live In Guardians went above and beyond by finding me a new place to live and completing all necessary paperwork within just five days. Their efficiency, care, and commitment to their residents are genuinely commendable. They always respond promptly and help wherever they can.
Live-In Guardians has been a very positive experience to date. The property is in a great central location, yet still tucked away enough that there is very little noise pollution. The price is very affordable for central London, and you get a lot of space for just renting a room. The property is also managed very well, with any maintenance issues dealt with promptly, and there is no hassle. I would 100% recommend!
Living with Live-in Guardians has exceeded every expectation I had. The space I’m in is surprisingly spacious and full of character—nothing like the tiny, overpriced rooms I toured before finding this option. The location alone would normally cost a fortune, yet here I’m right by great transport links, cafés, and green spaces, making everyday life feel both convenient and enjoyable. What truly sets this experience apart is the affordability. Paying a fraction of typical London rent has lifted an enormous weight off my shoulders and given me the freedom to save, travel, and actually enjoy the city instead of stressing over bills. The community has been another standout. I’ve met genuinely kind, interesting people, and there’s a supportive, respectful atmosphere that makes the property feel like a home. Plus, the Live-in Guardians team has been consistently helpful—quick to respond, professional, and genuinely invested in making sure guardians have a great experience.
Amazing experience of property guardianship with LiG! Really enjoying living in the heart of Camden, with very nice fellow guardians and paying just a fraction of the area’s average rent. And any maintenance issues are solved so promptly! Fully recommend!
Affordable living in London is hard to find but live-in-guardians make that possible. Great properties and locations across London and reactive staff who resolve issues quickly. What more could you ask for?
Excellent. I highly recommend Live-in Guardians. All the team is amazing and everything is extra well organised, lots of experience and years behind. Views with Leanne and Liam, they are wonderful and super helpful. The maintenance team made some works in the first property I was. They were very efficient and everything super well done. Same the administration team, there is always someone to reply and to sort anything out. The condition of the properties is great as well. Big thank you. I’m really really happy ❤️
Having just moved into my first property with this team, I have had nothing but a positive experience so far! I viewed several properties prior to this one and found both Leanne and Liam enormously helpful during the process. The team is personable and genuine and responds quickly to any issues that may come up. I would highly recommend!
Hi there 😊 I'm a current guardian with live-in Guardians have been since 2020 And lived all over London If you want to experience London North / East / South or West this company can Make it happen. With great spaces for great prices And the staff is fantastic Requarding paperwork that needs signed / maintenance of the buildings you occupie all very quick respond to any issues thankfully. So yeah overall great company great people to meet and most importantly great spaces and prices all the over the country 😊💕💕💕
Leanne and the team really helped me out when I was struggling to find a place to live. I'd heard about guardianships but never looked into them - and the whole experience was straight forward and welcoming. The whole team was so helpful and quick to answer any questions, and it's been great meeting other guardians around. A great community environment. I would highly recommend and wish I'd joined the community earlier.
Go with Dotdotdot, Adhoc, oaksure or anyone else other than this company! Dont waste your time, money or energy living with this company. It's a money grab that doesn't respect or care about the people who rent from them AT ALL! I spoke with your team MULTIPLE times and each time was the same response which was 100% UNTRUE true so AS STATED DONT WASTE YOUR TIME!
Was looking to move into a property that my friend had been living at for a month, however when I went to visit her the house mates were strange/predatory vibes (even by london standards) and then after telling her flat mate to she wasnt interested she was kicked out and blacklisted by the company without any explanation WHATSOEVER! So have lost multiple people who were looking to move in to spaces within the company. After speaking to her ex flatmate (the only other girl that left) we found out the guy was messing with other peoples toothbrushes, causing property damage and a known liar- She assumed that he told the company she was breaking some type of rule (she wasnt) I was with her when she tried to speak to Ali and he was condescending/patronizing and incredibly rude. There was also an incident where she was 99% sure (asleep in bed naked🤣) someone had walked into the room and back out with out knocking she didn't say anything because 1. it's embarrassing 2. she was scared to cause issues and get kicked out by LIG(Ironic) 3. she wasn't sure if it was creepy flatmate or staff with a key The building was also freezing all the time (she was scared to be alone because of the weird guy) and they only put the heating on for an hour a day. She's also waiting for the deposit return 2 weeks later and got a professional clean before she left so no reason it should be taking so long... Save yourself the hassle and if you're a girl proceed with extra caution.
Dont let them rent out your properties and dont move into the ones they do have! The heating is constantly not working, most of the staff are abrupt and rude and it seems like Live in Guardians don't give a crap about protecting the people that live with in the properties. Going by my nickname and I've spoken to multiple people and have gotten no where. So at this point I just recommended NO ONE live with this company!
I had such a miserable thirteen months with these DISHONEST and NEGLIGENT people. I believe the staff of Live in Guardians (LIG) must see their Property Guardians as some kind of sub-human lower class. LIG are bullies who play fast and loose with contract law, so beware. But that's opinion: you want facts. The license agreement (what would be your lease in traditional housing) is unique between each Guardian and LIG, and yet LIG are prone to assign collective responsibility for it's clauses. This is not something that their agreement or HMO provision permits them to do. Time and again they tried to penalise me for the alleged behaviour of other Guardians. After I left the building, they made deductions from my Damage Security Deposit (Incidentally, your DEPOSIT IS UN-PROTECTED as would be legally required in a traditional tenancy) This charge was for the disposal of unspecified items left behind by OTHER GUARDIANS throughout the building's history of occupation. This is common dishonesty. Any objections: ignored. As for NEGLIGENCE; there is a reporting system for faults or issues through which I experienced a very low rate of respose. I reported: The main gate was frequently being left open – often by LIG staff - admitting numerous TRESPASSERS. A situation which eventually culminated in a burglary. A smell of electrical burning – an EMERGENCY identified in seconds by LONDON FIRE BRIGADE some hours after I was assured by a LIG electrician that there was clearly no problem. It was a faulty 63Amp circuit which was smouldering it's way across the distribution board in the cellar. More than one query about the fire alarm system; the most serious being a “SOUNDER FAULT” which remained unresolved some weeks later. According to the fire inspection log it was actually reported two weeks before that leaving us four weeks with faulty fire detection. There are others. As a Guardian you are sacrificing many rights and what you have in writing is heavilly weighted in LIG's favour. If your value your economic security and physical safety, I'd stay clear. 16/01/2025 FACT CHECK: Dear Live In Guardians, A great response below, shame so much of it contradicts the facts. 3. I didn't leave my belongings there and you know it. What you disposed of were things that had been there for many years following improperly observed previous Guardian departures. You may have a right to remove these items but I do not. They were not my property and my removing them would be theft. Because you neglected your own check-out process for so long, you imposed a blanket penalty on all remaining Guardians for these items. That doesn't pass any fairness test. I emailed you about this in December but have had no reply and to date you have not returned ANY OF MY DEPOSIT. 4. Check public record: Police attended a burglary on site days BEFORE you rushed to fit a CCTV system "in response to my feedback" 2. I called you reporting the burning smell at 16.32 The Fire Brigade didn't come until 23.04 There's some story missing. In between, your electrician attended, told us that electrical burning “smells like fish” and then went home leaving us with the problem. So WE involved the Fire Brigade. 1. Check YOUR RECORD: Nobody tested the fire alarm during the four week period between 23rd September and 25th October. As for the press interview, you have me embarrassed there. I gave that interview in good faith early on and before I could develop an informed opinion. I will send a clarification to the television company so they have the full picture.
What a waste of time and effort company. I've asked what documents do I need as a self-employed, one of the person who i was dealing with it Liam was a waste of space. He asked me to send him 8 documents ,then another person who I spoke with she said I need in total 10 documents and from my guarantua she wanted also 3 months of pay slips,a copy of passport and driving licence, when already my garantua sent them his contract. I sent all the documents including a DBS check. Spoke also with some guy Ali he was also talking nonsense. And all this headache for some stupid rent of 400£ a month really. I did explain them that I need the property just for 3-4 months and I can pay upfront, but they said NO you can't do that,as we don't know for how long the property will be vacant,but they hol one month deposit 🤣🤣🤣.I said why then you require so much documents then ,but they couldn't give me a clear answer. And you start asking yourself is it worth all this stress and headache to become a Guardian with this company, when if you go and rent from agency they will require less documents,ABSOLUTELY NO. THAT BBC ADVERT IS A COMPLETE JOKE. GUARDIAN SHIP SHOULD BE LESS COMPLICATED PROCESS.
They Charge Market level prices for guardianship properties and act like it's a good deal.
Property was advertised some time ago. It allowed pets and had garden so I was laising by whts app and asked to view, never did get response.Last week same property came up on their weekly email :- viewings were for Fri 8th 3pm onwards. I was first one there, the guardian staff member wasn't so I rang office.She showed up 5mins later didn't introduce herself and looked a bit scruffy. Id come straight from work NHS, ( had taken afternoon off) and still had my NHS lanyard on. She looked at it and " Said I see you work for NHS so a DBS check won't be a problem I assume" I replied NO I have a enhanced DBS on update service. For a first comment I thought it a bit rude but let it pass. Women then opened door to flat, didn't really engage the women women she seemed odd as if going through the motions. I said yes I was interested and told to do an email. The women stated offers were first come basis ,but she then kind of muddled it saying if they come from zoom or rent a room. Bit odd as a mate had put me on to this Guardians company and her guardian had told her she was first to view and if she liked it her place would go through. Anyway I did email to this women at 3.03pm but had a nagging doubt the view was legit. On Monday I chased up the women by email, she replied almost instantly. Her email didn't even address me by name,but she said it had gone to a current guardian. It all then was clear it's entirely likely this company had already earmarked this property but booked appointments anyway. I said it was very unlikely that at 3pm Friday afternoon AFTER that time everything had changed,, so told them the professtional thing to do would have contacted me prior to cancel appointment,but fact is there not professtional and the scruffy women who presented herself as the company spoke volumes about how they treat people. This company isn't for me as unprofessional rom the start gave me all the red flags I need. If your desperate I guess worth dealing with them
Avoid at all costs! I had the misfortune of having to live in an LIG property for over a year. 3 months with no heating in the depths of winter, the power cut out at least once a week meaning that food in the fridge and freezer spolied. They raised the rent no less than three times in a year and the general staff change constantly (no doubt because it's such a shameful organization) so you never know who you're dealing with about specific recurring issues. The management team, including and especially Anthony Martin the Finance Director and Danny Schindler, some sort of so-called CEO are absolute crooks! I sent my keys back to them and they pretended they didn't receive them so they could scam me for more money, it was only when I threatened them with the small claims court that they refunded me what I was due. They also don't conduct robust checks on who's in the accommodation, only financial ones to make sure they can get your money! I ended up living with a racist, homophobic, misogynist in his late 40's. It was genuinely scary and you never felt like you could relax. The rent in these places is NOT that cheap, just find a nice home and wait it out. LIG are a sham and a scam.
I have been with Live-In Guardians for some time and I am so happy and can highly recommend them. I lived in several private rental properties before becoming a guardian and I am so thankful to have finally found an agency which really cares about us. They have checks every fortnight and, additionally, you can report concerns at any time. They have always been very quick to respond to any issues I have raised and have an awesome maintenance team. Leanne Walmsley has been such a star. I needed to move sooner than expected when joining Live-In Guardian and Leanne has found something immediately. She is very considerate and always finds us locations which meet our personal and professional needs, as well as placing us with other guardians with a similar lifestyle. I am so happy to have found several places that I can call home and make new friends.
Terrible disgusting company, working with unprofessional staff. They don't understand the issues. Prefer to stay far from them.
The increasingly absurd prices charged by this company have made it pointless to become a guardian. The owner is just a crook. You now have to pay utilities bills as well as council tax. The entire model is broken. Guardian companies were always swindlers, getting paid both ends. But these lot take it to a crazy level. Utterly immoral. Stay well away.
Hated my details being passed on and still rejected. Hate having to deal with play God cos they got cheaper properties. Wish I could clear my details from their system.
LIVE IN GUARDIANS ARE CROOKS!!! *The accommodation was riddled with a huge BED BUG infestation… We are waiting on promised refunds for pest control bills and alternative hotel night stays as the accommodation was not fit for purpose and Danny Schindler (Chief Operations Officer) agreed to refund us and is now refusing to pay! DO NOT TRUST THIS COMPANY!! We have threads of emails from Danny Schindler agreeing to compensate us and now NOTHING - they have zero duty of care and are only focused on ripping people off!
By far the best Guardian company out there. Both in terms of having your property protected and being a guardian within the company. Professional, trustworthy and pleasant. Live-In Guardians are top of the league.
Don't go here not to work or live save yourself the stress and depression
Generally okay but disappointingly don't always treat guardians or their personal property with much respect.
Not trustworthy at all. The company intends to give very little notice, between 24 hours to 10days, they also charge transfer fee of £25 and £50 depending on their mood or their estimations of how desperate the person is to find a place. Their room prices are hardly any less than private property prices and are in far worst condition. Live in guardians also have tenants move into rooms which has no windows that can be opened. THIS IS AGAINST THE LAW. On top of this, they suggest a 12 months minim stay, next day an email arrives at exactly 6:02 pm (so then we really don't have a chance to call the office) staying our immediate termination. This is unprofessional. Stay away from this company .
Location
Other electricians nearby
Is this your business?
This page uses publicly available information to help local customers find you. Claiming it is free: edit your details, add photos, and take bookings direct. We’ll add the verified badge once we’ve confirmed it’s you.