Factsheet 3
Empty Homes
There are often good reasons why properties are left empty but some properties remain empty
longer than can be simply justified by the normal workings of the housing market. A property which
has been empty for 6 months or more is considered to be a ‘long term’ empty home.
What happens to empty homes is not simply a matter of concern to those who own them. A
property that is left unoccupied and not maintained over time will deteriorate and begin to affect
neighbouring properties whose condition and value may also be adversely affected. Empty
properties are also at risk of anti-social behaviour and squatters and in extreme cases they can
become a target for arson. Empty homes are frequently the cause of complaints to local
authorities, for example in relation to environmental health concerns and long–term empty
properties can also be difficult or expensive to insure.
In North Norfolk there is demand for all types of housing right across the district but it is not always
practical or feasible to build new homes. Bringing empty homes back into use can reduce the
need to build more houses and is therefore a more sustainable and environmentally friendly
solution to housing need.
Empty Homes account for about 3.5% of the total number of dwellings in North Norfolk and at the
beginning of October 2014 around 460 empty homes had been vacant for 6 months or more.
Why are homes left empty?
There are many reasons why properties remain empty for long periods of time – here are just a few
of them:
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The owner may be having difficulties in finding a new tenant or owner
The owner may be wanting to wait for ‘the right price’ in a slow sales market
The owner may be experiencing difficulty obtaining consent from their mortgage lender or
freeholder to rent the property out.
The property may be in need of major works or refurbishment which is too expensive for the
owner to afford.
The owner may be in residential or nursing care and may or may not be able to return to
the property in the future
The owner may be unwilling or unable to consider leasing or letting the property
The owner may be temporarily living or working away from the property but intends to
return to it in the future
There may be planning restrictions or covenants which restrict the occupancy of the
property
There are complications around ownership or an ownership dispute,
The property may be in probate following the death of the owner.
There may be problems with land access to the property
The ownership may have passed through inheritance to a new owner who may not be
aware of their responsibilities.
Owners fail to appreciate the business argument for bringing their property back into use.
The property may have been a speculative investment for a developer who is not
concerned that the property is empty.
The property has been purchased by a development company with plans for future
redevelopment.
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The property may be adjoined to a business property (i.e. a Public House or a shop) and
the owner has concerns about letting it out.
Bringing empty homes back into use
If you own a residential property that you are unsure what to do with or own a property that is
proving difficult for you to let or sell then maybe we can help. Our aim is to work with owners of
empty properties to consider their options and we are able to offer advice on repairs, housing
demand and finding tenants.
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If the property is in good order then why not consider renting it out either on as a short-term
holiday let or longer term let. Our Housing Options Team could help you and can provide
guidance to new or inexperienced landlords including information about tenancies and
repairs and maintenance.
If your property needs repairs we can offer practical advice to get the property back into use
If you are not interested in bringing the property back into use yourself then we may be able
to put you in touch with investors who would be.
If you are intent on doing nothing then we may be forced to consider enforcement action to bring
the property back into use – but only after other options have been exhausted.
Enforcement action could be carrying out works in default which will be recharged to you as the
owner or recovering the costs through enforced sale. We may also consider an Empty Dwelling
Management Order which allows the Council to take over the management of the property (though
not ownership) and we can recover refurbishment costs from the rental income. In extreme cases
the Council may seek a Compulsory Purchase Order from the Secretary of State which could lead
to the Council purchasing and controlling the disposal of the property to ensure it is brought back
into use.
We will target enforcement action on properties where our actions are likely to have the greatest
impact.
New Homes Bonus
The Government provides the Council with a financial incentive to bring empty homes back into
use by making New Homes Bonus payments for long term empty properties returned to use. The
financial incentive also lessens the burden on other Council Tax payers.
For more information contact William Abë, Empty Homes Manager at North Norfolk District
Council. Email, William.abe@north-norfolk.gov.uk or telephone 01263 516080