Can I charge storage fees for items left on my property?

At ASP Transport & Removals & Storage, we’re often asked, “Can I charge storage fees for items left on my property?” The answer is yes, in many cases, but you must follow the correct steps. Whether someone left belongings behind after renting, or a customer has failed to collect goods, you have the right to protect your property and space. You shouldn’t feel stuck storing someone else’s things forever. In this helpful guide, we’ll explain what your rights are, how to stay within the law, and how to set fair storage fees if needed. If you’re unsure where to start, we’ll walk you through every step to keep things simple and stress-free.

What does the law say about abandoned items?

The law in the UK doesn’t offer one clear rule about abandoned possessions, but you’re still protected. If someone leaves their things on your property without permission or agreement, you’re not expected to hold onto them forever. However, you need to show that the items were left behind and that you acted fairly in response. This means giving the owner a chance to collect their property. If they ignore your request or don’t respond within a reasonable time, you can begin charging for storage. It’s all about acting in good faith and keeping records of your actions. The law allows for storage charges, but only if the process is fair and properly handled.

Do you have a contract in place?

A written contract helps everything go smoothly. If you already had an agreement with the person who left their belongings, check what it says. Sometimes a tenancy, storage deal, or customer form might include terms about unclaimed items or fees. If those terms exist, stick to them. But if there’s no agreement, you’re not stuck. You can still charge storage fees by giving clear notice and allowing a fair period for collection. The main thing is to show that you tried to sort it out politely and reasonably. Even a casual written agreement, such as a text message or email, can help support your case.

Can you prove the items don’t belong to you?

It’s very important to clearly show that the items aren’t yours. You might know they belong to someone else, but you still need evidence to back it up. Take photos of what’s been left behind and note the time and date they appeared. Save any messages or texts where the owner admits the items are theirs. This step protects you in case there’s a disagreement later. If the person returns and says you got rid of their belongings unfairly, you’ll have proof that they were not yours to begin with. Keeping a record puts you in a stronger legal position and shows you’ve acted responsibly.

How long should you wait before acting?

Before charging any fees or moving someone’s belongings, you should give them time to collect their items. There’s no fixed rule in law, but many property owners wait between 14 and 28 days. This gives the owner enough time to respond or take action. It also helps you show that you’ve acted reasonably. During this time, try to contact them in writing, whether that’s by text, email, or a posted letter. Let them know what’s happening and what will happen next. If they still don’t respond, then you have more freedom to charge storage fees or move the items out of your way.

How do you give fair notice?

Giving notice is a key part of the process. You need to clearly tell the owner of the items that they’ve left their belongings behind, and they need to collect them. This notice should include a clear description of the items, your property address, the time limit for collection, and what will happen if they don’t respond. Mention the daily storage fee you plan to charge and when it will begin. You can send this notice by email, text, or post, depending on what contact details you have. Keeping a copy of the notice proves you tried to handle things properly.

Can you charge fees straight away?

No, you can’t start charging fees the moment someone leaves their things behind unless an agreement says otherwise. You must first give fair notice and allow a reasonable collection period. Once that time passes without any action, you can begin charging. It’s about showing that you gave the person every chance to collect their belongings. Charging straight away might seem unfair and could lead to disputes. Wait until your deadline passes, and only then start your daily storage rate. This makes sure you stay legally safe and avoids any backlash from the owner if they return later on.

What kind of storage fee is fair?

Storage fees must reflect the space taken, how long the items remain, and how much trouble they cause. You should look at local storage companies to see what they charge, and use this as a guide. If the items fill a large space, like a garage or room, then a higher fee makes sense. But if it’s just a couple of bags or boxes, keep your fee smaller. Being fair avoids legal trouble and shows you’re not trying to profit unfairly. Charging something like £10 to £20 per day for a full room is often considered reasonable and defensible.

Do you need to keep the items safe?

Yes, once you take responsibility for storing someone else’s things, you must keep them safe and dry. You can’t leave items outside where they could get damaged or stolen. Store them indoors, away from weather and damp. Make sure they’re not at risk of mould or pest damage. If anything goes missing or gets broken while in your care, you could be blamed, especially if you’re charging a fee. Treat their belongings with the same care you’d want for your own. This helps avoid complaints and keeps your reputation in good standing if you’re running a business.

What happens if the owner still doesn’t respond?

If you’ve sent notice and waited the right amount of time, you can start taking the next steps. You can continue charging storage fees or begin disposal or sale processes. The most important thing is to keep records of everything you’ve done—every message, photo, and letter. These records will show that you gave them plenty of chances. If the owner still doesn’t respond after repeated attempts, then you’re allowed to remove the items or sell them to cover costs. But always take care not to act too soon or too harshly. Document everything and move forward wisely.

What about charging late collection fees?

On top of storage charges, you might want to include late collection fees to reflect the extra time or inconvenience. You can include these in your written notice as an additional fee if collection doesn’t happen by the deadline. Be clear about when these charges start and how they’re calculated. They could be a flat rate or added daily, depending on what’s fair for your situation. Late fees help encourage prompt collection and show that your time and space have value. As long as the fees are clearly explained, most people will understand your position and respect your terms.

Can you sell the items if they don’t pay?

Selling someone else’s items might sound risky, but it’s allowed if you follow the right process. You must give a final written notice that clearly states your intention to sell the items to recover storage costs. After this final chance, if the owner still doesn’t respond, you can sell the goods. Keep a full list of what was sold, how much was made, and how the money was used. If you make more than you’re owed, the extra belongs to the owner, and you should try to return it. Selling is a last resort, but it’s legal with the right approach.

Should you involve a solicitor?

If things get complicated, or the items are worth a lot of money, it’s a smart idea to speak with a solicitor. They can make sure your notice is worded properly and help you avoid legal mistakes. A solicitor can also handle tricky situations where the owner is making threats or refusing to co-operate. This adds a layer of protection and shows you’re serious. You might not need legal help for every case, but it’s good to know where to turn if things become stressful or unclear. Spending a little on advice could save you much more in the long run.

What if the person comes back later?

Sometimes, people return weeks or even months after leaving their things behind. If this happens, you’ll need to explain what action you took, why you did it, and show proof of your efforts. If you sold or disposed of the items, and followed the right steps, you should be protected. Keep all records—letters, emails, photos, and dates—to show that you acted fairly. If the person owes you storage fees, you can still ask for payment. However, if you ignored the correct process, you may be asked to pay compensation. Being honest, organised, and fair will help you explain your side of the story calmly and confidently. Most of the time, showing you followed the law is enough.

Can storage fees apply to ex-tenants?

Yes, ex-tenants often leave items behind, and landlords can charge storage fees if done properly. Once a tenancy ends, the tenant should remove all belongings. If they don’t, the landlord needs to give written notice and allow a reasonable time for collection—usually 14 to 28 days. After that, fees can apply. The law expects landlords to treat items fairly, even if rent is owed. You must not simply throw things out. Charging a fair daily fee for storage is allowed, especially if the items are taking up space or delaying a new tenancy. Just remember to keep communication clear, and put everything in writing. This helps avoid legal disputes and keeps your actions within the law.

What if the items belong to a customer?

If a customer hasn’t collected items they bought, ordered, or left with you for repair or storage, the same rules apply. You should give clear notice, explain any storage fees, and wait a fair time before charging. If your terms and conditions include a storage clause, that gives you extra protection. But even without one, you still have the right to charge if the goods have been left uncollected. Make sure you contact the customer using any details you have, and save your messages. You might also want to post a notice to their last known address. If you keep it polite and professional, most customers will understand and either pay or collect.

Can neighbours leave things on your land?

If a neighbour leaves something on your property—like bins, tools, or furniture—you’re allowed to ask them to remove it. They can’t just leave items on your land without permission. You should first speak to them calmly and give them a chance to remove it. If they don’t, you can give written notice and explain that storage fees may apply if it continues. Be polite but firm. If they still don’t act, you have the right to take further steps. Keep things civil to avoid neighbour disputes, but remember that your property is your space. You’re not expected to store other people’s belongings without their consent.

Can you refuse to return items until fees are paid?

This is a tricky area. In some situations, you can hold onto items until the person pays the agreed storage fee—this is called a lien. But this only works if you’ve clearly explained the fees in writing and the person was given fair warning. If there’s no agreement or the fees are too high, holding the items could cause legal problems. The best thing to do is explain your fees in writing early on and allow the owner time to pay before collection. That way, if they refuse, you can show you acted fairly. Always be careful when using this right, especially with valuable items.

Should you take photographs of everything?

Yes, taking photos is one of the best ways to protect yourself. Snap clear pictures of the items as they were found, ideally showing their condition, size, and location. Include a time stamp if possible. These pictures prove what was left behind and when. They can also protect you if the owner claims damage or loss later. Keep these images in a safe folder with any related letters or messages. If you decide to sell or remove the items, take photos of that process too. Photos help tell the full story and are hard to argue against. They’re a quick and easy step that gives you peace of mind.

Do storage rules change for businesses?

If you run a business and a customer or client leaves items behind, you must still follow fair rules—but your terms and conditions matter more. You can include storage fees in your policies and display them clearly, especially for things like removals, repairs, or deliveries. Business owners must give fair notice before charging, and storage fees must reflect real costs. If someone doesn’t pay or collect items, your business still has rights under law, but you should handle it professionally. Always act with care, and keep strong records. This builds trust and protects your company’s name, especially if disputes come up later.

Is it worth writing a storage agreement?

Yes, creating a basic written agreement is very useful. If you think someone might leave items with you, a quick signed form or email can help set expectations. The agreement should include what’s being stored, how long it’ll stay, and what fees apply if they don’t collect on time. It doesn’t have to be complicated—just clear. You could even add a collection deadline and what you’ll do if the items aren’t claimed. Having these details in writing helps avoid confusion later. It also gives you strong support if you ever need to explain your actions or charge for storage.

What if items are dangerous or perishable?

If someone leaves dangerous or rotting items on your property, you must act quickly—but still fairly. For example, if food or chemicals are left behind, they might attract pests or pose a health risk. In such cases, you can remove or dispose of them faster than normal belongings. You should still take photos and contact the owner if possible. Explain the risk and why action had to be taken. For safety reasons, you don’t need to store harmful or smelly items for weeks. The key is to balance fairness with safety. Acting quickly is allowed when health or property is at risk.

Conclusion: Be fair, clear, and safe

Charging storage fees is your right in many situations, but it must be done properly. By giving clear notice, allowing time, and keeping good records, you protect yourself legally and stay fair. Whether it’s an old tenant, a neighbour, or a customer, you don’t have to store things forever. But you must show that you acted kindly and reasonably before charging or disposing of anything. At ASP Transport & Removals & Storage, we always recommend keeping things simple and respectful. If in doubt, write it down, take photos, and ask for help. Your space matters—and so does your peace of mind.