Empty property
In Medway there are empty properties that have an effect on everyone, whether directly or indirectly. The impact on the community can vary from having an unsightly property in your neighbourhood to attracting crime, vermin and anti-social behaviour.
There are more than 1,000 homes in Medway that have been empty for more than six months. Communities and Local Government (CLG) estimates that in the south-east there are seven empty properties for every homeless family. Medway Council would like to work with the owners of these properties to bring them back into use and provide affordable, decent homes.
The estimated cost of keeping a home empty is more than £8,000 a year. This is made up of:
• rent loss - £5,521; • dilapidation - £600; • management - £715; • security - £300; • insurance - £120; • council tax - £1,216.
Some questions answered
How do you define an empty property?
Generally, the council concentrates on properties that have been empty for more than six months according to council tax records. This does not include second homes or holiday homes
What is the council doing to bring empty homes back into use?
It has an empty homes strategy, which aims to increase the availability of affordable, decent homes by encouraging and supporting owners to bring their properties back into use. It can offer a range of support and advice to owners of empty homes on the best method for bringing them to a decent homes standard. You can see our empty homes strategy at:
www.medway.gov.uk/empty_homes_strategy_2008-11.pdf
Medway Council also has an empty homes action plan that can be seen at www.medway.gov.uk/empty_homes_action_plan.pdf
How do I report an empty property to the council?
You can phone Medway Council on 01634 333066 or email emptyproperty@medway.gov.uk
You can also write to:
Empty Property Team, Private Sector Housing, Medway Council, Gun Wharf, Dock Road, Chatham, Kent ME4 4TR.
Our service standards
The empty property team have set up service standards that customers can expect when we receive reports about empty properties. These are to safeguard the health and safety of residents where there is an empty property in their neighbourhood. What you, the customer, can expect from us.
We will:
• investigate reports of empty properties within two working days for urgent cases and within five working days for non-urgent cases.
Urgent cases will include:
- properties open to access – particularly if it is suspected that people are entering the property;
- suspected gas or water leaks; - reports of attempted arson.
• ensure empty properties are kept secure against unauthorised access; • provide regular updates to people reporting empty properties on work being
done to bring them back into use. We expect you to:
• advise us if empty properties appear to have been broken into or if other illegal activities are taking place, for example rubbish dumping.
Useful links
• Empty Homes Agency (www.emptyhomes.co.uk). • Kent Empty Property Initiative (www.nouseempty.co.uk).
• Medway Council (www.medway.gov.uk/empty_homes_strategy_2008-11.pdf).
Empty property improvement loans
Medway Council offers loans to owners of properties that have been empty for at least six months to help bring them back into use for renting.
Features of the loan: • Interest free for five years.
• The loan is repayable after five years or if you sell the property, whichever is sooner.
• Available for single family homes or conversion of larger properties into flats. • £15,000 for the first property and an additional £10,000 for each extra
property up to a maximum of £45,000.
• Flexible repayments – you can make payments as and when you like, as long as the whole loan is repaid at the end of the five years.
• Low administration fee of £150.
• Loan is registered as a charge on your property.
• Covers all improvement work and repair to bring the property up to a decent standard.
• Tenants – you can choose your own tenants or we can help you find them. All we ask is that for the term of the loan, you let the property at local housing allowance levels. Typically these are:
One bedroom - £473.00 pcm □ Two bedrooms - £593.00 pcm □ Three bedrooms - £673.00 pcm □ Four bedrooms - £992.00 pcm
These amounts vary on a monthly basis. To check, please visit www.medway.gov.uk/75576
• Once you have repaid the loan you are able to charge a market rent. • If you sell the property you must repay all of the outstanding loan. We also expect that when work at your property is completed that it meets the decent homes standard and be free from category one and high-scoring category two hazards under the housing health and safety rating system. Visit
www.communities.gov.uk/housing/rentingandletting/housinghealth for more information.
Planning permission
Some projects will need planning permission. If you need planning permission you should phone Medway Council’s Planning Team on 01634 331700.
If you are interested please contact the Empty Property Team on 01634 333666 or email emptyproperty@medway.gov.uk We will arrange to inspect your property to discuss the work needed and the application process.
Fairtrader List
If you need to find builders and tradesmen to carry out work on your property you may find the Medway Fair Trader list helpful. For more information visit:
www.medway.gov.uk/fairtradermis
Advice on letting or selling your empty property
If you have an empty property that you are thinking of letting, there are ways the council can help. An empty property can cost you more than £8,000 per year in lost income and expenditure on council tax. This doesn’t take into account loss of value and any deterioration in the condition or damage by vandals.
Letting an empty property
Our dedicated team that deals with empty properties can help in a number of ways: • Providing a list of agents who can manage your property.
• Advising on how to choose an agent and the services you might want from them. • Advising on how to manage your property yourself.
• Finding tenants for you.
The council also holds regular landlord forums, where you can meet other landlords, attend workshops and meet the team. For more information please contact our private sector outreach worker on 01634 333580 or visit our website
www.medway.gov.uk/landlordforum.htm Selling your empty property
Selling your property may be an option if you: • need to obtain some capital;
• are unable to manage any renovations needed at the property; • think letting the property in its current condition is not an option. There are a number of ways you can sell your property:
• Through an estate agent – we can provide you with a list of local agents. • At auction – we can provide you with details of local auction houses.
• Through a private sale – the team is regularly approached by people interested in buying empty properties. While we could provide you with their details, we are unable to provide references for potential purchases.
Empty property enforcement options
Medway Council aims to work in partnership with owners and landlords helping them to bring their properties back into use. However, in situations where negotiations are exhausted and owners fail to act, the council has various enforcement powers that it can use:
Securing a property
The council will want work carried out where it appears that a building is unoccupied, or temporarily unoccupied and is not effectively secured against unauthorised entry or is likely to become a danger to public health.
Removing rubbish
Where a statutory nuisance exists due to the accumulation of rubbish and vermin, the council would have to take action to keep the premises clean and free. Cleaning of infested premises and vermin control
Where it appears that properties are in a state of disrepair or have an outbreak of vermin, the council can take action to sort out these issues.
Empty properties affecting communities
Where the condition of the land or property is visually poor causing the quality of the community to be lowered, the council can require work to clear, renovate or demolish the property.
Empty dwelling management order (EDMO)
In cases where a property is unlikely to be become occupied, the council can apply for an EDMO. This entitles the council to take possession of the property and manage it for a specified time period, without affecting any ownership rights. Enforced sales procedure
When a property is a nuisance or an owner is reluctant to improve or secure a property, the council may carry out the necessary work. The owner would be invoiced for any costs reasonably incurred. If the owner fails to repay the outstanding costs, the council could force the sale of the property. All costs or debts outstanding are
recovered, while any remaining sale proceeds are returned to the owner. Compulsory purchase
This process can be used where buying by agreement has failed and there is clear public benefit to be achieved through purchasing the property.
The council can pay for and take ownership of the property or return it to the housing market
Who to contact
Empty Property Team: 01634 333066
Housing Services, Medway Council, Gun Wharf, Dock Road, Chatham, Kent ME4 4TR
Email: emptyproperty@medway.gov.uk Website: www.medway.gov.uk/housing Minicom: 01634 333111
This information can be made available in other formats
from 01634 333333
If you have any questions about this leaflet and you want to speak to someone in your own language please ring 01634 335577
