Empty homes

It is estimated that 520 private sector homes within Tandridge have been vacant for more than six months. These are scattered throughout the District and are empty for a variety of reasons, although only a minority are believed to be in a poor state of repair. In the majority of cases, such dwellings are being used as second homes.

The Council recognises that long-term empty homes represent a wasted resource in an area where so many people are in housing need.

There are a variety of uses to which an empty home could be put, all of which would meet a local housing need. It could be leased to a Registered Social Landlord (RSL) for social housing, which would assist those on the Housing Register. Alternatively, it could be rented privately or sold for owner occupation, both of which would be particularly useful if the property were a smaller unit.

The re-occupation of empty homes, however low the numbers, will result in the following mutual benefits:

For the Council:

• making a valuable contribution to meeting the housing needs of local people
• generating additional revenue through Council Tax
• preventing empty properties becoming the focus of anti-social behaviour
• enhancing the local environment
• promoting the Council's pro-active enabling role

For owners:

• access to advice and assistance from the Council, including the possibility of grant aid
• income generation
• preventing the fabric of buildings from deteriorating
• if using a RSL as a managing agent, there will be a comprehensive housing management service for the period of the lease and there may be financial assistance in the form of temporary social housing grant to bring the property up to standard
• if letting the property privately, a grant could be made available to improve the heating system and insulation under the Private Landlord Energy Award Scheme (described in Section 3).

The Council will seek to raise the profile of the services it can offer to assist owners in returning empty properties to residential use.

The Housing Act 2004 enables Councils to issue Empty Dwelling Management Orders (EDMOs) to secure occupation in certain circumstances.

This process would enable the Council to 'step into the shoes of the owner' and exercise certain rights and responsibilities, including making the property suitable for occupation and the charging and receiving of rent. A series of preliminary actions would need to be followed, including authorisation from the Residential Property Tribunal. This power provides housing authorities with increased capacity to deal with properties which, for whatever reasons, have been empty for long periods and which detract from the available housing stock.

Councils also retain the ultimate sanction of issuing Compulsory Purchase Orders (under procedures prescribed by earlier legislation) to return empty homes to use. In general, compulsory purchase powers should only be used where there is a compelling need in the wider public interest.

Up to date information is now available from Council Tax records on every property in the District which falls empty, be this as a result of delay between sale and occupation, pending renovation or redevelopment, awaiting probate arrangements following the death of the occupant, or when a house is a second home and is unoccupied.

In the context of the new enforcement powers, the Private Sector Housing Team will focus on long-term empty homes that are falling into disrepair and where owners are unwilling to pursue a constructive solution. EDMO's will be considered in these cases although, in reality, there are very few properties in Tandridge that fall into this category.

In the main, the Council will pursue more amicable initiatives to encourage owners to make better use of empty properties. This will include a combination of publicity drives, financial incentives and initiatives such as the Rent Deposit and Private Sector Leasing Schemes.