Executive Summary

The Empty Homes Survey conducted in July 2021 provides a comprehensive analysis of residential property vacancy across the region. This biannual survey, carried out by local housing authorities in partnership with community organizations, aims to identify the scale and nature of empty housing stock, understand the reasons behind prolonged vacancies, and develop strategies to bring these properties back into use.

The findings reveal that as of July 2021, there were 12,847 residential properties that had been vacant for more than six months across the surveyed area. This represents a 3.7% decrease from the previous survey conducted in January 2021 and a 14.2% decrease from the July 2020 survey, suggesting that initiatives to address empty homes are beginning to show results.

Survey Methodology

The survey utilized multiple data collection methods to ensure comprehensive coverage:

  • Analysis of council tax records and utility usage data
  • Physical surveys by local authority officers
  • Reports from neighbors and community members
  • Collaboration with estate agents and property management companies
  • Review of planning permissions and building control records

A property was classified as "empty" if it had been unoccupied the majority of the time for a period exceeding six months. Temporary absences (such as extended holidays or sabbaticals) were excluded from the count.

Key Findings

The survey identified several significant trends in empty homes:

Duration of Vacancy

Duration of Vacancy Number of Properties Percentage of Total
6-12 months 5,412 42.1%
1-2 years 3,287 25.6%
2-5 years 2,541 19.8%
5-10 years 1,123 8.7%
Over 10 years 484 3.8%

Property Types

The survey revealed that empty homes are distributed across different property types:

  • Detached houses: 4,283 properties (33.3%)
  • Semi-detached houses: 3,456 properties (26.9%)
  • Terraced houses: 2,891 properties (22.5%)
  • Flats and apartments: 1,987 properties (15.5%)
  • Other (converted buildings, maisonettes, etc.): 230 properties (1.8%)

Geographic Distribution

The distribution of empty homes varies significantly across different neighborhoods:

  • Urban central districts: 4,123 properties (32.1%)
  • Inner suburbs: 3,892 properties (30.3%)
  • Outer suburbs: 2,987 properties (23.3%)
  • Rural areas: 1,845 properties (14.4%)

Urban central districts continue to have the highest concentration of empty homes, but this area also showed the greatest year-on-year improvement (18.4% reduction), likely due to various regeneration initiatives and council tax premium incentives.

Reasons for Vacancy

The survey identified the primary reasons why properties remain empty:

  • Probate and inheritance issues: 21.3% (2,737 properties)
  • Owners awaiting planning permission or sale: 18.7% (2,402 properties)
  • Properties requiring renovation or repair: 17.9% (2,299 properties)
  • Owner deceased with complex ownership situation: 14.2% (1,824 properties)
  • Owners moved but retained property: 11.5% (1,477 properties)
  • Dispute over ownership or boundaries: 6.8% (874 properties)
  • Other reasons (including second homes not in use): 9.6% (1,234 properties)

Impact of COVID-19 Pandemic

The survey specifically considered how the COVID-19 pandemic influenced empty homes figures:

Between March 2020 and June 2021, there was a 12.3% increase in the number of properties becoming empty. This was attributed to several factors:

  • Delays in probate processes due to court backlogs
  • Postponement of property sales during lockdowns
  • Financial difficulties for owners leading to temporary abandonment
  • Delays in renovation work due to construction shutdowns

However, the recovery period from April to June 2021 showed a 9.7% reduction in empty homes figures, suggesting that as pandemic-related restrictions eased, many properties returned to use.

Economic Implications

Empty homes represent a significant economic loss for the region:

  • Lost housing value: The estimated value of empty residential properties is approximately 2.4 billion
  • Lost rental income: If 50% of empty homes were brought into use as rental properties, they could generate approximately 112 million annually
  • Public service costs: Empty properties cost local authorities approximately 8.9 million annually in lost council tax revenue and additional service costs
"Bringing empty homes back into use is not just about housing people; it's about revitalizing neighborhoods, creating local employment in renovation and property management, and optimizing the use of existing infrastructure rather than costly greenfield development."

Interventions and Strategies

Several interventions implemented since the January 2021 survey have shown encouraging results:

Empty Homes Premium

In January 2021, the council introduced a 100% council tax premium on properties empty for more than two years. This has resulted in:

  • 412 properties being sold to new occupants
  • 287 properties being brought back into use by owners
  • 189 properties being made available for long-term rental

Renovation Grants

The Empty Homes Renovation Grant Scheme provided funding to bring 127 properties back into habitable condition. Properties receiving these grants were required to be made available for affordable housing for a minimum period of five years.

Mediation Service

The new Empty Homes Mediation Service successfully resolved 342 cases where disputes were preventing properties from being used, primarily through:

  • Facilitating agreements between family members on inherited properties
  • Helping owners access support for renovation projects
  • Making connections between owners of empty homes and registered social landlords

Recommendations

Based on the survey findings, the following recommendations are proposed:

  1. Expand the Empty Homes Premium: Consider increasing the premium to 200% for properties empty for more than five years.
  2. Targeted Intervention Zones: Create focused intervention zones in areas with high concentrations of empty homes, offering enhanced incentives and support.
  3. Compulsory Purchase Powers: Establish a clear protocol for compulsory purchase of properties empty for more than 10 years where owners have demonstrated no intention to return them to use.
  4. Owner Support Services: Expand advisory services to help owners navigate probate, planning permission, and renovation processes.
  5. Leasing Scheme: Develop a program where owners can lease empty properties to the council as temporary accommodation while maintaining ownership.
  6. Pilot Renovation Program: Establish a pilot program for council-led renovations of the most dilapidated empty homes, with costs recouped through future sale or rental.

Conclusion

The July 2021 Empty Homes Survey indicates encouraging progress in addressing vacant residential properties across the region. The 14.2% reduction from the previous year demonstrates that current strategies are having a positive impact. However, with nearly 13,000 homes still standing empty, there remains substantial work to be done.

The post-pandemic period presents both challenges and opportunities in addressing empty homes. While some properties have become vacant due to pandemic-related circumstances, others have been brought back into use as the housing market rebounded strongly.

Continued implementation of effective policies, combined with targeted interventions and support for property owners, will be essential to build on this progress. The expanded recommendations proposed in this survey, if implemented, have the potential to reduce the number of empty homes by a further 25-30% by the time of the next survey in January 2022.

Addressing empty homes represents a cost-effective and sustainable approach to meeting housing needs, preserving existing housing stock, and maintaining vibrant communities across the region. The findings of this survey provide a strong evidence base for continued investment in these initiatives.