Empty Homes

What is an Empty Home?

There are broadly two main types of empty residential properties: transactional empty properties and long-term empty properties. Transactional empty properties are generally empty for up to six months, usually due to a change in tenant or ownership, and are part of the normal cycle of people moving house; though they may be empty for longer should they be subject to major renovation works.

Although transactional empty properties are empty for a shorter period of time, they can still present a concern should their condition become a hazard or contribute towards a poor street scene, and South Kesteven District Council will take appropriate action in these instances.

A second home or a holiday home.

A property which is part of a wider regeneration programme and could be in the process of being developed or marked for demolition.

A property which has pending planning permission, could be waiting refurbishment or could be waiting for new occupants to move in.

A property where the owner is living elsewhere to provide or receive personal care.

Homes that have been recorded as empty for two or more years are classified as long-term empty by South Kesteven District Council.

Why do Homes Become Empty?

Most empty homes are privately owned. There are many reasons for homes being left empty, some of which are more complex, with owners having their own individual reasons for keeping their home empty. Some of the most common reasons for homes becoming and remaining empty include:

• issues with inheritance and/or delays with probate.
• lack of finance to carry out necessary repairs and/or refurbishment.
• perceived problems associated with letting of properties.
• owner unwilling to bring the home back into use.
• individuals requiring residential care or long-term hospitalisation.

Long term Empty Homes can sometimes become a location for anti-social behaviour

This can have impacts on the local community, including disturbance and fear.

Additionally, both Council and Police resources may be required to tackle these issues

Property Values and Desirability

Empty Homes and associated visual impacts or antisocial behaviour may cause concern for neighbouring residents about impacts on property values or the desirability of an area.

Potential Loss of Revenue

In areas where there are a large number of empty homes there may be a decrease in

local spending and demand for resources.

What are the Benefits of Bringing Empty Homes back into use?

Bringing long term empty properties back into use could have several positive impacts on both the community and local economy.

Financial Benefits for Homeowners

For owners of empty homes, premium Council Tax bills are incurred when properties are vacant for an extended period, Payments can reach up to 100% plus 300%

of the standard Council Tax charge for properties that have been empty for over ten years.

Bringing these properties back into use will reduce this Council Tax burden for homeowners, additionally, usage as a rental property, or selling the property to another owner could generate additional income.

Reducing the Likelihood of Anti-Social Behaviour Incidents and Unsightly Properties

As previously mentioned, properties that are empty for an extended period of time may be susceptible to incidents of antisocial behaviour, vandalism, fly tipping, and can

fall into a state of disrepair. By bringing properties back into use these impacts can be mitigated, having a positive impact on the surrounding properties and community,

whilst also reducing the burden on SKDC and partner agencies in tackling these activities.

Increasing Available Housing Supply

Despite a growing supply of new homes in recent years, housing supply remains lower than estimated need, and therefore the rejuvenation of existing properties that are

empty across the district will support SKDCs targets to increase property supply in the district. There may also be an increase in the range of housing types to meet these needs.

The New Homes Bonus is a grant paid by central government to local authorities for increasing the net level of housing. This bonus is for every additional home and paid

each year for six years. The bonus is based on the amount of extra Council Tax revenue raised for new build homes, conversions and long term empty homes brought

back into use. There is an additional payment for providing affordable homes.

Environmental Benefits

Using existing housing stock rather than constructing new properties will often have a lesser environmental impact as there are generally lower carbon costs associated

Priorities

South Kesteven District Council has an Empty Homes Strategy which established four priorities relating to Empty Homes.

The order in which the priorities are presented does not reflect the value that the Council will place on the activities described.

Priority 1: The Council will identify and work with owners of long-term empty properties to bring them back into use for re-occupation.

Priority 2: Develop effective partnerships with key stakeholders to bring empty properties back into use.

Priority 3: Improve our neighbourhoods by addressing long term empty homes that have become the focus of anti-social behaviour and neglect.

Priority 4: Provide advice and information to help raise awareness around empty homes.

To make the best use of limited resources, the Council will prioritise homes that have been empty for two years or longer, as these homes are generally considered to have the greatest impact on the community. However, the Council may also prioritise properties vacant for a shorter period if there are relevant concerns about the property, or in attempts to mitigate impact and prevent escalation.

Homes become vacant as part of the natural cycle of the housing market, whether for sale or between lettings. The Empty Homes Strategy is intended to demonstrate the Councils commitment to tackling long term empty homes.

The full strategy can be found Here

Empty Homes Strategy - Legislation Table

Tools and Powers

There are several tools and powers available to the Council to assist with bringing empty homes back into use. These range from guidance and support through to enforcement and enforced recovery of debts. In most cases support and guidance is the preferred approach. Enforcement will usually be reserved for when this approach fails to achieve the desired outcome, however in some circumstances enforcement may be used in the first instance. This could include but is not limited to circumstances where the empty home is open to access, or it is perceived that support and guidance will have little to no impact on the desired outcome.

The Council applies a Council Tax discount or premium to empty homes. The discount or premium amount depends upon the length of time the house has been empty for. It is hoped that this will deter owners of empty homes from allowing them to become long-term empties (LTE). The table below details the current premium.

Advice and Guidance

In the first instance, empty homeowners will be given advice and assistance on how to bring their property back into use. These options could be renting out the property, selling the property, or advice on becoming a landlord. The aim is to encourage owners to bring the property back into use through voluntary action.

VAT reductions and support from estate agents may be available when renovating an empty home. The Council will continue to explore other opportunities for funding that may be used to assist with returning empty homes back into use.

The Council may offer a voluntary lease and repair agreement to owners prior or offer a voluntary acquisition of the property in a staged approach to enforcement.

Legislation

Where empty homeowners show reluctance to engage with the Council and continue to ignore their responsibilities in respect of the property, the Council will use relevant enforcement powers to reduce the impact the property is having on the area and neighbouring properties.

The Council will use a variety of legal powers to help bring empty homes back into use and resolve the impacts that they may have on our neighbourhoods. The following is not an exhaustive list of legislation but is an example of some of the legislative tools available. It must be noted that these are not always appropriate in all cases.

Enforced Sales are a process to recover a debt owed to the Council, such as unpaid Council Tax or charges relating to previous enforcement action.

Compulsory Purchase Orders (CPO)

The initial decision to progress with a compulsory purchase arises out of exhausting all other voluntary and statutory powers and efforts continue to seek a voluntary solution throughout the process.

Empty Dwelling Management Orders (EDMO)

The Council has the power to take possession of an empty home but without taking ownership of it. The empty homeowner retains the ownership and the Council in affect has the ability to undertake all the activities of an owner.

Improvement notices

Where the condition of a property is such that it poses an immediate threat to public health, safety or the integrity of the property, or neighbouring property in question that immediate action needs to be taken

Prioritising Empty Homes

The Council will primarily focus its efforts on the long-term problematic empty homes but may take action on any other empty home at its discretion. The initial focus will be on empty homes that have been vacant for 2 or more years.

The Empty Homes will be rated in priority by utilising a RAG rating tool. After completing the RAG rating the highest scoring will be the empty homes that will be focused on.

To Report an Empty Home

If you wish to report an empty home please contact the Private Sector Housing Team via:

Email; EHS@southkesteven.gov.uk

Telephone: 01476 40 60 80

Useful links

Empty Dwellings management orders 81523-DCLG-Dwelling A5

Buildings and construction (VAT Notice 708) - GOV.UK

Empty homes discount | South Kesteven District Council

Council Tax - Empty homes premium: Guidance for properties for sale and letting