Frequently asked questions

Why is Communities and Local Government concerned about empty homes?

Anyone who is unfortunate enough to have lived next door to a property that has been left empty for a long period of time will understand the sheer frustration and misery such a situation can create. Poorly maintained empty properties are not only unsightly and unattractive, they seriously reduce the value of adjoining properties.

As the government department responsible for shaping housing policy in England, how the existing housing stock is used falls squarely within Communities and Local Government's remit. It is important to maximise use of the existing housing stock so that we can minimise the number of new homes that need to be built each year, particularly in areas of the country where housing demand is high, such as the south east of England.

Empty homes not only restrict housing supply, they also detract from the quality of the local environment and can cause significant problems for local residents. Poorly maintained empty homes attract vermin, cause damp and other problems for neighbouring properties and are magnets for vandals, squatters, drug dealers and arsonists.

Why are homes left empty?

Property may become empty for many different reasons. In most cases this is a short term issue, for example, following purchase where a property needs to be renovated before it can be occupied, or where it is in probate. Such transactions are a natural function of the housing market in England. Transactional vacancies are actively marketed or are being prepared for occupation. More than half of homes that are empty at any given time are transactional.

Nevertheless, a proportion of homes that become empty remain so for long periods of time. This is usually because there is a fundamental problem preventing their occupation. Problematic vacancies are not actively marketed or being prepared for occupation. This may be due to the condition of the property and means occupation is not possible until the underlying problem has been addressed.

How do you define empty homes?

There is no single definition used but generally we are concerned to ensure that problematic empty properties i.e. those that are not subject to a transactional process - are brought back into occupation. The Department does not count second homes and other properties that may only be used occasionally (e.g. holiday homes and other seasonal lets) as empty. Properties that are empty for less than six months (and are therefore likely to be transactional) are categorised separately for statistical purposes from longer-term empty homes that are more likely to be problematic. Statistics show that just over half of all empty homes remain vacant for less than six months. Of the remainder, some will be transactional but the majority will be problematic.

What is the scale of the problem?

Between 1997 and 2006 the total number of empty homes in England reduced by 10 per cent, from 767,000 to 676,000 dwellings. This means that about 3.1 per cent of the housing stock is empty at any one time.

The private sector accounts for 85 per cent of the total and 1.6 per cent of the private sector stock (289,000 dwellings) are vacant for more than six months. It is estimated that up to a quarter of the private stock (146,000 dwellings) is empty for at least two years.

The problem is relatively well spread across England. London, the South East and East of England account for nearly a third of all private sector dwellings empty for six or more months - 91,000 dwellings. This compares to 118,000 in the three Northern regions and 80,000 in the three remaining regions.

What are the Government's policy objectives?

The Government, working with the independent Empty Homes Agency, encourages local authorities not only to deal with their own empty properties but also to adopt measures to bring privately owned empty homes back into use as part of their strategic housing approach. Local authorities are increasingly engaging with owners to find solutions. This can take the form of offering incentives such as renovation grants or loans or advice on selling, leasing and tax issues.

This approach is dependent on good will and co-operation from owners and where this is achieved can be highly effective. However, local authorities may also resort to enforcement action where it has not proved possible to achieve re-occupation of empty homes through voluntary means. Local authorities have for many years been able to call upon statutory last resort powers to require the sale or renovation of empty homes. The most commonly known powers are compulsory purchase and enforced sale. More recently, the Government has introduced an alternative last resort power - Empty Dwelling Management Orders.

What is an Empty Dwelling Management Order?

An Empty Dwelling Management Order (EDMO) is a new procedure that allows a local council to take over the responsibility of managing a property and for ensuring it is occupied. There are a number of important safeguards to ensure that the property rights of owners are respected. More information is available in the leaflet Empty Dewelling Management Orders.

Can Empty Dwelling Management Orders apply to homes where the owner has recently died?

An EDMO cannot be made whilst a property is going through probate following the death of a property owner. Nor can one be made for at least six months after probate has been obtained and still not if the new owner wants to sell the property or has plans to bring it back into use in another way. EDMOs are a power of last resort and a council will only consider making one if it judges that the owner has no intention to bringing the property back into occupation.

Will EDMOs unduly penalise empty property owners?

We are not seeking to penalise people for leaving their property vacant for valid reasons. There are often significant underlying factors at work such as disrepair which prevent some homes being occupied. Our aim is not to punish people for failing to tackle difficult problems. The objective is to persuade owners in these circumstances to work with their local council to find a way to get the property back into use.

Where can an owner of an empty home go for more advice about their options?

Owners should think about getting in touch with their local council. Most employ specialist empty property officers who can provide tailored advice on the available options and may be able to provide financial assistance. If there is a particular problem with the property that prevents getting it back into use it is better that the council are made aware of it rather than it being reported to them by someone else.

The Empty Homes Agency's website also provides a lot of useful information.