Bringing empty homes back into use

Homes that lay empty for a long time are a waste of a scarce resource. In the UK there are a lack of affordable homes. With record demands for housing and growing social housing waiting lists, more use must be made of the existing housing stock. Evidence shows that when empty homes are left unmanaged and unmaintained they become subject to vandalism, social issues and degradation. This negatively impacts on other residents and communities. 

We are trying to increase the supply of housing that is available. To support the Government's initiative to tackle the national housing shortfall we have employed a dedicated Empty Homes Officer to help bring short and long-term empty properties back into use by working closely with owners and the local community.

If you are the owner of an empty property and would like to speak to the Empty Homes Officer (EHO) please email env.health@scambs.gov.uk. The EHO will be in touch to informally discuss your options or give a free property assessment. There is a wealth of information and advice to assist you in getting the property ready for sale, auction or rental.  

Renovations for properties empty for at least 2 years 

Renovations and alterations to residential properties that have been empty for at least 2 years will be eligible for a reduced VAT rate of 5% (when using a VAT registered builder)

If you have recently purchased a property which has been unoccupied for 2 or more years and it requires renovation, the Empty Homes Officer can write a letter free of charge to confirm eligibility and signpost to further advice.

Further information can be found via the government website.

Owners who Leave Properties Empty

There are no council tax exemptions for an empty property, (except properties going through probate). Costs increase the longer it sits empty. For example, if you currently pay £200 Council Tax per month on an empty home, the costs will increase as follows:

• after 1 year - £400 (100% increase)
• after 5 years - £600 (200% increase)
• after 10 years - £800 (300% increase)

Empty properties have an increased likelihood of arson, theft, damage, squatting and fly tipping. Overgrown brambles, trees, foliage and ivy can cause damage to shared fencing, roofs and gardens. Rodent and vermin infestation is also a risk, particularly if there is a readily available food source.

Inevitably, the owner of an empty home loses thousands of pounds in potential rental income while the property remains unused and if the garden is left to become overgrown, garden clearance will be required if it becomes unmanageable. If the house is subject to anti-social behaviour, there are added costs for graffiti removal, damage or boarding up the home. The house will also attract increased insurance for an empty or dilapidated property. 

How to bring in additional revenue

Rent your property 

If your home is ready to move into you can rent it out. You could do that yourself or use an agency. Our Private Sector Leasing scheme, Shire Homes, may be able to offer their property management services to you.

Shire Homes can offer a complete Housing and Property Management Service including:

• lettings
• property inspections
• rent and service charge collection
• guaranteed rental income
• anti-social behaviour dealt with promptly
• response repairs

Get in touch with Shire Homes by emailing shire.homes@scambs.gov.uk or by calling 01954 713 361 or 01954 713 657.

Homes for Ukraine Landlord Incentive Scheme

If you are considering letting your empty property out, you can do so through our Homes for Ukraine Landlord Incentive scheme, and receive up to £12,700 for a 6-month tenancy. To join this scheme, properties need to have up-to-date electrical & gas safety certificates, and a recent energy performance certificate (EPC).

To find out more, please contact our Homes for Ukraine team either by telephone 01954 713 411,or email HFULiaison@scambs.gov.uk.

The HFU team are looking currently at 1-2 bedroom properties as a priority

Home Improvement Agency

The Home Improvement Agency are a not-for-profit shared service team within South Cambridgeshire District Council who are able to work with you to arrange building works on a paid for basis. They have access to surveyors, approved builders and other contractors who work for them who can complete technical drawings and schedules of work. They will also arrange site meetings, Building Control, Planning etc if required.

They will be able to meet on site to look at the property and assess whether it is appropriate for their service to assist.

Cambs HIA’s fee for project managing the works is 15% +VAT of the total net cost of works once tendered and contractor selected (to be reviewed periodically).An example of the project stages:-

1. Initial consultation (usually free of charge)

2. HIA employed and appointed by you

(Invoice One)

3. Full technical Survey

5. Tendering

(Invoice Two)

5. Building Control Notice /Planning application completed if required   

6. Pre-contract meeting

7. Project management including health & safety compliance

8. Snagging

9. Final inspection and paying the invoice

(Invoice Three)

If you would like further details on how this works, please contact the Empty Homes Officer via email: env.health@scambs.gov.uk and we can discuss your requirements further.

Enforcement action

Enforcement measures are used as a last resort. This may be when:

• a home has been abandoned
• the owner can't be traced
• we can't agree a voluntary solution with the owner
• in cases of extreme dereliction, urban blight, or structural instability, we must act to protect the health and safety of our residents

We are able to:

• serve a Compulsory Purchase Order on the property
• serve Improvement Notices. This is to make the owner bring their property up to the current housing standards
• apply for an Empty Dwelling Management Order. This enables us to take over the management of the property for up to 7 years, carry out remedial works and use the property to reduce housing need within the area
• enforce the sale of a property

Empty Homes and Council Tax - Major Renovation Exception to the Empty Homes Premium

If you have purchased an empty property that has been vacant for a long time and you are carrying out major renovation works to make it habitable, you may be able to apply for an exception to the empty homes premium.

What is the empty homes premium?

The empty homes premium is an additional charge added to the Council Tax bill of properties that have been unoccupied and substantially unfurnished for 1 year or more.

If an exception is granted:

• the premium is removed, but
• standard Council Tax is still payable.

Exception for properties undergoing major repairs

In some cases, a property may need substantial structural work before it can be lived in. Where this applies, we may agree an exception from the empty homes premium for up to 12 months.

Each application is considered on a case‑by‑case basis, and you must provide evidence to support your request.

You may be able to apply if:

• you have recently purchased the property, and
• the property is empty and unfurnished, and
• major repairs or structural alterations are required to make the property habitable.

Granting an exception is not automatic and depends on the nature and scale of the works being carried out. 

What does not count as major repairs?

The exception does not apply where the work is considered routine, cosmetic, or non‑structural. This includes:

• adding a porch
• plumbing or heating works
• replacing or repairing kitchens or bathrooms
• removing or repositioning non‑load‑bearing internal walls (such as stud walls)
• rewiring
• timber or damp-proof treatment
• re‑plastering walls or ceilings
• drainage works
• repairs or renewal of services
• general maintenance (for example, re‑pointing or replacing windows or doors)
• redecorating 

If the works fall only into the categories above, the empty homes premium will still apply. 

How long does the exception last?

• The exception may be granted for up to 12 months from the date the qualifying criteria are met.
• If the major repairs are completed in less than 12 months, the exception may end earlier, in line with Council policy.
• The exception will end if the property becomes:
  • occupied, or
  • substantially furnished and used as a second home.

Important restrictions 

Please note that:

• this exception only applies to empty properties.
• it cannot be granted more than once for the same owner.
• the exception may be considered again if the property is sold to a new owner.
• if the property had already been in an uninhabitable condition for 12 months or more before the premium became payable, the exception will not usually apply unless there has been a recent sale.

If you feel you might qualify for an exception to the premium, please let Council Tax know through our contact us form