Empty houses

According to research carried out by the National Association of Empty Property Practioners, there are currently in the region of 850,000 long-term empty homes nationally. This statistic represents all the housing within a large city approaching the size of Birmingham standing empty.

This is a problem because it is a wasted resource. Long-term empty properties can spoil neighbourhoods, be more prone to vandalism, become an eyesore, or a focus for anti-social behaviour.

In most instances there is a valid and understandable reason why a home is left empty. This could be because the owner has died or moved into long-term residential care. Sometimes the owner has financial problems and cannot afford to carry out essential repairs. Occasionally homes have been repossessed or form part of a complicated divorce settlement or family dispute.

The Rent Deposit Scheme

The council might be able to help the owner of an empty home via the Rent Deposit Scheme. This involves linking a family in housing need to prospective landlords. The council would need to initially view the property to ensure its suitability for letting.

As a very rough guide, annual rental income can be in the region of £7,000 - £14,500 depending on the size of the property. A major benefit is that tenant selection is provided by the council and there are no agency fees involved. It is also important to note the contractual agreement is between the landlord and tenant, as opposed to directly with the council.

The scheme also offers landlords a deposit bond that is guaranteed by the council to cover loss or damage to the property. The bond equates to a maximum value of six weeks rent.

Further details relating to this scheme can be obtained by contacting Private Sector Lettings Officers Chloe Hillsdon or Phil Ealey in the Housing Team by calling 01235 540359.

What else can be done to tackle the problem of empty homes?

Our aims are to reduce homelessness, to reduce demand on the housing stock, and to help improve the street-scene.

Ideally we will work in partnership with owners of empty properties so that empty homes can be brought back into use.

We can also help to find new tenants, or work with Registered Social Landlords (Housing Associations) who can manage lettings through agreed leasehold schemes.

If informal negotiations with owners fail, the council can use powers given to it by the Government in the Housing Act 2004 to tackle the problem of empty homes. These powers, which are "discretionary" can be summarised as follows:

• The council can apply to a Residential Property Tribunal (Government sponsored body), which could decide that an empty home will be managed by the Council or an agreed Residential Social Landlord (Housing Association). (This is outlined in Section 132 of the Housing Act 2004, Interim and Final Empty Dwelling Management Orders (EDMOs).
• The council can seek approval from the Secretary of State to buy problem empty properties. They could either buy the property or enforce a sale to a third party. (This is in accordance with Section 17 of the Housing Act 1985 Compulsory Purchase Orders).
• If a debt of more than £1,000 is owed to the Council (e.g. for non-payment for work carried out to the property), the council can apply to the courts for debts to be recovered by Enforced Sale Procedures. This generally means the property is sold at auction.

In every case, the council prefers to work with property owners. Legal enforcement action is always the last resort.

Telling us about any long-term empty homes

We largely find out about empty homes by cross-checking with Council Tax records. However, we also rely on members of the public to contact us about concerns.

Should you be aware about any property that you believe might have been unoccupied for more than six months, please let us know using the contact details on the right. All information received will be dealt with in confidence.

If you require any assistance whatsoever in regard to private sector housing issues, we are here to help. For further advice please contact the Environmental protection team.