Empty Housing
Standard Note:
SN/SP/3012
Last updated:
4 June 2013
Author:
Wendy Wilson
Section
Social Policy Section
Council Tax Data published on 20 November 2012 put the number of empty homes in
England at 710,000. Of these, 259,000 were defined as long-term empty properties (empty
for longer than six months) – representing a net reduction of 20,000 (7%) on 2011 figures.
The Coalition’s Programme for Government included a commitment to “explore a range of
measures to bring empty homes into use”. Specific funding has been made available for this
purpose and councils can also benefit from additional funding under the New Homes Bonus
scheme when they bring empty homes back into use. Chapter 5 of the Government’s
Housing Strategy, Laying the Foundations (November 2011) set out its strategy in relation to
empty homes. The Homes and Communities Agency has produced an Empty Homes Toolkit
and an interactive mapping toolkit to provide information and practical advice on tackling
empty homes.
In April 2012 the Government appointed George Clarke as its empty homes advisor.
The Empty Homes Agency is an independent campaigning charity that has long campaigned
for effective strategies to bring these ‘wasted resources’ back into use. The website of the
Empty Homes Agency contains useful guidance for individuals who live near to, or own, an
empty property and who want to know what to do about it.
This note outlines local authorities’ powers to tackle empty housing; discusses Government
action around this issue and sets out the further measures that campaigning organisations
are requesting.
This information is provided to Members of Parliament in support of their parliamentary duties
and is not intended to address the specific circumstances of any particular individual. It should
not be relied upon as being up to date; the law or policies may have changed since it was last
updated; and it should not be relied upon as legal or professional advice or as a substitute for
it. A suitably qualified professional should be consulted if specific advice or information is
required.
This information is provided subject to our general terms and conditions which are available
online or may be provided on request in hard copy. Authors are available to discuss the
content of this briefing with Members and their staff, but not with the general public.
Contents
1
Introduction
3
2
Local authorities’ powers
3
2.1
Empty property strategies
3
2.2
Compulsory purchase
5
2.3
Enforced sale procedure
5
2.4
Council Tax exemptions
6
2.5
Achieving the improvement of empty properties
6
2.6
Identifying empty properties
7
2.7
Empty Dwelling Management Orders (EDMOs)
8
3
4
Other initiatives
11
3.1
VAT
11
3.2
Flats over shops
12
3.3
Private sector leasing schemes
12
3.4
Empty social housing
13
3.5
Government-owned housing
14
3.6
Planning policy
15
3.7
Buying empty stock for use as social housing
15
The current Government’s approach
16
4.1
HCA funding for empty homes
17
4.2
Empty homes advisor
18
4.3
New Homes Bonus
19
4.4
Mayor of London
19
4.5
Office conversions
20
5
Comment
20
6
Statistical appendix
21
2
1
Introduction
High levels of empty properties are recognised as having a serious impact on the viability of
communities. As the number of empty properties within an area increases, so does the
incidence of vandalism, which acts as a further disincentive to occupation. This in turn can
lead to falls in the levels of equity and the collapse of local businesses as households move
out. This spiral of decline can continue as further households are deterred from moving into
an area devoid of amenities, and where empty property and derelict shops add to a sense of
neglect.
The benefits of a local authority strategy to deal with empty properties have been identified
as social, regenerative, financial and strategic:
•
it can assist in meeting housing need;
•
it can improve housing conditions;
•
it can regenerate blighted areas;
•
it can increase the Council Tax collection rate and produce savings on temporary
accommodation expenditure;
•
it can assist in managing urban areas; and
•
it can produce better relations between local authorities and the private sector.
A key consideration for authorities when working to bring empty properties back into use is
the reason why a particular property has been left empty. Some owners may have invested
in a property with a view to profiting from its capital value while the market improves and
have no intention of renting it out, while others may have inherited a property and have no
idea how to bring it back into use. Local authorities must respond appropriately to these
different situations.
2
Local authorities’ powers
The Office of the Deputy Prime Minister (ODPM) issued guidance on unlocking the potential
of empty properties in 2003. This guidance is available on the website of the Department for
Communities and Local Government (CLG) which took over responsibility for housing
matters from the ODPM in 2006. 1
Local authorities may have systems in place for negotiating with owners to bring properties
back into use and may provide grants to assist with the improvement of empty properties.
The website of the Empty Homes Agency carries details of authorities’ policies on grants for
refurbishing empty properties.
The sections below outline local authorities’ powers in relation to empty properties.
2.1
Empty property strategies
Local authorities in England are not required to publish a specific strategy for dealing with
empty properties but they are required to publish housing strategies; reference to tackling
empty properties within the local area may form part of these strategies. Amendments were
1
Empty property – unlocking the potential – an implementation handbook, May 2003 (now archived)
3
tabled to the Homelessness Act 2002 during its passage through Parliament to make
reference to tackling empty homes a requirement in housing strategies and to require
authorities to adopt targets for reducing the number of empty properties. These amendments
were not accepted; Sally Keeble, the then Minister, said:
…we should not be overly prescriptive with regard to instructing local authorities about
the content of their strategies. That should be determined by them in the light of their
circumstances, such as the number of homeless people in their areas and the type and
nature of their housing stock. They should be allowed to exercise their best judgment
about how to deal with the difficulties that they face. The most important elements of
the strategy are covered by the legislation; further elements might be considered as
guidance—and an instruction that relates to the number of empty properties will
certainly be considered.
Similar concerns are raised, and similar ground is more explicitly covered, in
amendment No. 15, tabled by my hon. Friend the Member for Stafford [David Kidney]. I
acknowledge my hon. Friend's lengthy and strong track record of action with regard to
the issue, and I agree with him that local authorities should make every effort to bring
empty homes back into fruitful use. We encourage them to do that through the housing
investment programme, and we expect authorities to demonstrate their commitment to
tackling the problem of empty properties by having a clear strategy that matches
resources to the scale of the problems in their districts. Authorities are also required to
report the number of homes in their area that have been empty for more than six
months and that have been brought back into use as a consequence of their actions. 2
The Department introduced a Best Value Performance Indicator 3 to ensure that local
authorities treat the re-use of empty properties as one of their priorities. This indicator was
criticised in the report of the Transport, Local Government and the Regions Select
Committee’s 2001-02 inquiry into the problem of empty homes:
There is currently a Best Value Performance Indicator (number 64) which measures
the number of private sector houses, vacant for more than 6 months, which have been
brought back into use by the local authority. This is not an adequate measure of
whether or not the total number of empty homes has reduced because other houses
can become vacant as quickly as the local authority brings these properties back into
use. Southampton City Council explained that despite many individual properties being
successfully re-occupied, the vacancy rate in the city has remained constant at 5 per
cent in recent years. Empty properties are indeed a wasted resource, particularly
in areas where housing need is high. The current Best Value Performance
Indicator is inadequate and we recommend that in such areas, local authorities
should set Best Value targets to reduce the number of empty homes in all
tenures. 4
Best Value Performance indicators were replaced with a single set of 198 National Indicators
(the National Indicator Set – NIS) with effect from 1 April 2008. There was no NIS that related
to empty properties. 5
Most local authorities now have dedicated empty property officers who work to broker the
reuse or conversion of empty properties. The then Minister for Housing and Planning,
2
3
4
5
SC(A) 10 July 2001 c32
Best Value Performance Indicator 64.
HC 240-I of Session 2001-02, para 31
See National Indicators for Local Authorities and Local Authority Partnerships: Handbook of Definitions, CLG,
May 2008
4
Yvette Cooper, responded to a parliamentary question on funding provided to enable local
authorities to bring empty properties back into use in May 2006:
Local housing authorities receive Housing Revenue Account subsidy which is ringfenced for expenditure on their own housing stock and general funding (which
constitutes revenue support grant, redistributed business rates and police grant) which
is not ring-fenced. We do not hold centrally, information on the proportion of Housing
Revenue Grant or general funding spent by individual local authorities on bringing
empty homes back into use. It is a matter for local authorities to set their budgets in
accordance with local priorities which may include bringing empty homes back into
use. 6
In the Housing Green Paper (July 2007) the Labour Government made it clear that local
authorities should do more to tackle empty homes. 7
On 5 February 2010 the then Government announced additional support for councils to step
up efforts to get empty homes back in use and reduce anti-social behaviour, including cash
for an intensive crackdown in 17 local authority areas with known problems. Additional
funding was made available to train key staff on how best to get empty homes back in use. 8
2.2
Compulsory purchase
Where agreement cannot be reached with the owner of an empty property a local authority
may seek to acquire the property compulsorily. This is only possible where the authority has
specific statutory powers to acquire land compulsorily for the proposed purpose, and should
only be done where the authority can demonstrate that the acquisition would be in the public
interest. The consultation paper, Empty Homes: Temporary Management, Lasting Solutions,
outlined the circumstances in which compulsory purchase may assist in tackling empty
properties:
Compulsory Purchase Orders (CPOs) can be made by local authorities under their
Housing Act powers e.g., acquisition of land or buildings for the provision of housing;
clearance of unfit housing; or securing the aims of a housing renewal area. One
potential use of CPOs is to acquire empty or under-occupied properties to bring them
into housing use. Such CPOs should be considered on their merits as a last resort
where owners have refused or failed to co-operate. Where the Secretary of State
confirms such an Order, the acquiring Council would normally be expected to dispose
of the properties acquired. 9
In July 2001 Lord Falconer, then Minister for Housing, Planning and Regeneration, indicated
that compulsory purchase procedures would be fast-tracked in order to short-cut procedures
Measures were included in the
for buying up run-down abandoned buildings. 10
11
2004 Planning and Compulsory Purchase Act.
2.3
Enforced sale procedure
Where a local authority has invoked enforcement measures using some of the powers listed
above, if the owner expresses no interest in bringing the property back into use the authority
may step in and undertake the works itself with a view to reclaiming the cost from the owner
6
7
8
9
10
11
HC Deb 25 May 2006 c2062-3W
Homes for the Future: more affordable, more sustainable, Cm 7191, July 2007, chapter 4 pp40-41
CLG Press Release, 5 February 2010
May 2003, Annex 7 p63
'Falconer promises quicker compulsory purchase soon', Inside Housing, 12 July 2001
For more information see Library Standard Note SN/SC/1149
5
on their completion. Once the works are completed, a ‘charge’ may be attached to the
property on the Local Land Charges Register. The objective is to ensure that the owner
cannot dispose of the property with the benefit of the improvements. Under the enforced sale
procedure the property is sold on the open market at auction.
2.4
Council Tax exemptions
From 1 April 2013, under the Local Government Finance Act 2012, “unoccupied and
substantially unfurnished” properties are subject to a Council Tax discount of anything
between 0% and 100% at the discretion of the billing authority. Properties undergoing “major
repair work” or “structural alteration”, which are vacant, are subject to a discount of any
amount between 0% and 100%, for a maximum of 12 months.
Also from 1 April 2013, local authorities have been able to set an ‘empty homes premium’ for
long-term empty properties. Properties which have been unoccupied and substantially
unfurnished for over two years may be charged up to 150% of the normal Council Tax.
Guidance for local authorities was published in May 2013: Council Tax empty homes
premium: guidance for properties for sale and letting.
Further information on Council Tax charges in relation to empty properties is available in
Library standard note 2857, Council tax : discount on second homes and long-term empty
properties.
2.5
Achieving the improvement of empty properties
The principal statutory enforcement powers available to local authorities are set out below:
Problem
Dangerous or dilapidated
buildings or structures
Legislation
Building Act 1984 ss77 & 78
Housing Act 2004 Part I
Unsecured properties (where it
poses the risk that it may be
entered or suffer vandalism,
arson or similar).
Building Act 1984, s78
Blocked or defective
drainage or private
sewers.
Local Government
(Miscellaneous
Provisions) Act 1976, s35
Local Government
(Miscellaneous
Provisions) Act 1982, s29
Power granted
To require the owner to make
the property safe (Section 77)
or enable the Local Authority to
take emergency action to make
the building safe (Section 78).
Under the Housing Health and
Safety Rating System local
authorities can evaluate the
potential risks to health and
safety arising from deficiencies
within properties and take
appropriate enforcement action.
To allow the Local Authority to
fence off the property.
To require the owner to take
steps to secure a property or
allow the Local Authority to
board it up in an emergency.
To require the owner to address
obstructed private sewers.
Building Act 1984, s59.
To require the owner to address
blocked or defective drainage.
Public Health Act 1961, s17.
To require the owner to address
defective drainage or private
sewers.
6
Vermin (where it is
either present or there
is a risk of attracting
vermin that may
detrimentally affect
people’s health).
Unsightly land and
property affecting the
amenity of an area.
Public Health Act 1961, s34.
Prevention of Damage by Pests
Act, s4.
To require the owner to remove
waste so that vermin is not
attracted to the site.
Public Health Act 1936, s83.
Environmental Protection Act
1990, s80.
Building Act 1984, s76.
Public Health Act 1961, s34
(see above).
Town and Country Planning Act
1990, s215.
Building Act 1984, s79
To require the owner to remove
waste from the property.
(see above).
To require the owner to take
steps to address a property
adversely affecting the amenity
of an area through its disrepair.
To require the owner to address
unsightly land or the external
appearance of a property.
See also section 2.7 of this note on Empty Dwelling Management Orders.
2.6
Identifying empty properties
Section 85 of the 2003 Local Government Act allows the use of information gathered as part
of the Council Tax billing process to identify empty properties within an authority’s area. The
purpose of section 85 is set out in the Explanatory Notes to the Act:
Section 85: Vacant dwellings: use of council tax information
202.Billing authorities will collect information about the numbers of empty (vacant)
homes in their area which are exempt dwellings for council tax purposes. Many local
authorities employ empty property officers whose role is to identify empty homes and
develop policies and initiatives to bring them back into use. The presence of empty
homes can lead to social, economic and environmental problems (e.g. reduce
neighbouring property values, encourage vandalism and increase the pressure on
housing stock and land for development).
203.The LGFA 1992 does not contain clear provision allowing information collected
pursuant to council tax powers under that Act, to be used for other purposes. The
Information Commissioner has issued guidance advising authorities that they cannot
use council tax data for other purposes.
204.Section 85 inserts a new paragraph 18A into Schedule 2 to the LGFA 1992 to
allow a billing authority to use information it has obtained for the purpose of carrying
out its council tax functions for the purpose of identifying vacant dwellings or taking
steps to bring vacant dwellings back into use. New subparagraph 18A(2) limits the
extent of personal information which may be shared to an individual's name or an
address or number (e.g. telephone number) for communicating with him.
205. The Government is conscious that it is arguable that allowing the use for other
purposes of personal data collected for council tax purposes may in some
circumstances constitute an interference with an individual's right to privacy protected
by article 8 of the European Convention on Human Rights. It is considered that any
data sharing permitted under section 86 does not interfere with an individual's right to
privacy. The data will be used only by the billing authority which collected it and it will
be used only for public functions in the public interest. Section 85 does not permit
disclosure to third parties such as commercial organisations.
7
2.7
Empty Dwelling Management Orders (EDMOs)
Chapter 2 of Part 4 of the 2004 Housing Act made provision for local authorities to take over
management of certain residential premises that had been empty for at least six months.
Regulations providing that EDMOs can only be sought where a property has been empty for
two years (as opposed to six months) came into force on 15 November 2012. 12 The aim of
Empty Dwelling Management Orders (EDMOs) is to bring empty private sector property back
into use. 13
The law relating to the service of EDMOs is contained in sections 133-138 of the 2004 Act
and associated Regulations. The Housing (Empty Dwelling Management Orders) (Prescribed
Exceptions and Requirements) (England) Order 2006, which came into force on
6 April 2006, set out the procedures local authorities must comply with in seeking approval
from a Residential Property Tribunal to make an interim EDMO. The power in section 134 of
the 2004 Act allowing Residential Property Tribunals to authorise the making of interim
EDMOs came into force on 6 July 2006. These procedures were amended by The Housing
(Empty Dwelling Management Orders) (Prescribed Period of Time and Additional Prescribed
Requirements) (England) (Amendment) Order 2012 (SI2012/2625) from 15 November 2012.
EDMOs are a discretionary power of local authorities. Where a residential property has been
vacant for a minimum two years one option at the disposal of an authority will be to seek an
interim EDMO which will allow the authority to let out the dwelling with the proprietor’s
consent. The guidance issued by the Department for Communities and Local Government to
local authorities states:
Local Housing Authorities should always attempt to secure the occupation of empty
dwellings with the consent and co-operation of the owner and only resort to the
exercise of their formal enforcement powers, including the use of EDMOs, where
occupation cannot be achieved through voluntary means. 14
Under Section 134 of the 2004 Act a Residential Property Tribunal (RPT) may authorise an
authority to make an interim EDMO in respect of a dwelling that is unoccupied (except where
the relevant proprietor is a public body) if:
•
it is satisfied that the dwelling has been wholly unoccupied for at least 2 years (or
such longer period as may be prescribed);
•
there is no reasonable prospect of it becoming occupied in the near future;
•
that, if an interim EDMO is made, there is a reasonable prospect that it will become
occupied;
•
that the authority have complied with section 133(3) of the Act;
•
that any prescribed requirements have been complied with; and
•
that it is not satisfied that the case falls within a prescribed exception.
EDMOs cannot be sought in respect of:
12
13
14
The Housing (Empty Dwelling Management Orders) (Prescribed Period of Time and Additional Prescribed
Requirements) (England) (Amendment) Order 2012 (SI2012/2625)
For more background information on EDMOs see Library Standard Note SN/SP/4129
DCLG, Guidance Note on Empty Dwelling Management Orders, July 2006, para 2.1
8
•
a property that is a building or part of a building used for non-residential purposes;
or
•
it is not wholly unoccupied e.g. only part of the house or flat is unoccupied or there
are spare rooms not in use; or
•
it has been lived in at any time within the previous two years.
Circumstances in which other properties are exempt from the service of an EDMO, despite
being empty for two years or more, are:
•
The property is normally the owner’s only or main residence, but:
– they are temporarily residing elsewhere;
– they are absent so that they can be cared for elsewhere;
– they are absent because they are caring for someone elsewhere;
– they are in the armed forces and are away from home on service.
•
The property is occupied occasionally by the owner or their guests as a second
home or a holiday home.
•
The property is genuinely on the market for sale or to be let.
•
The owner is expecting to inherit the property but has not yet obtained grant of
representation (probate) following the death of the previous owner. In this case, the
property will continue to be excepted for six months after a grant of representation
is obtained.
•
It is comprised in an agricultural holding within the meaning of the Agricultural
Holdings Act 1986 or a farm business tenancy within the meaning of the
Agricultural Tenancies Act 1995.
•
It is usually occupied by an employee of the relevant proprietor in connection with
the performance of his duties under the terms of his contract of employment.
•
It is available for occupation by a minister of religion as a residence from which to
perform the duties of his office.
•
It is subject to a court order freezing the property of the relevant proprietor;
•
it is prevented from being occupied as a result of a criminal investigation or criminal
proceedings.
•
It is mortgaged, where the mortgagee, in right of the mortgage, has entered into
and is in possession of the dwelling.
•
The proprietor has died and six months has not elapsed since the grant of
representation was obtained in respect of this person. 15
Ultimately it is up to a RPT to decide whether or not a particular exemption applies and
whether or not to grant an interim EDMO. Once an interim EDMO is granted it will normally
last for twelve months. Where consent to letting the dwelling cannot be obtained from the
15
Regulation 3 of The Housing (Empty Dwelling Management Orders) (Prescribed Exceptions and
Requirements) (England) Order 2006 (SI 2006/367)
9
proprietor, the interim order may be revoked and replaced with a final EDMO; this will not
require the consent of a RPT. Final EDMOs remain in force for a fixed period of no longer
than seven years. Where a final order is in place authorities do not need the proprietor’s
consent to letting out the dwelling.
Full information on the operation and implications of EDMOs can be found in the Department
for Communities and Local Government’s guidance for local authorities which can be
accessed on the Department’s website.
The Department also issued guidance on EDMOs for residential property owners which can
be accessed on the archived section of the CLG website.
The Empty Homes Agency provides guidance on EDMOs on its website.
In May 2009 the then Minister, Iain Wright, reported that 24 interim EDMOs had been
approved by RPTs while 7 applications had been rejected. 16 The Labour Government did not
view the relatively small number of applications for EDMOs as an issue:
Empty dwelling management orders (EDMOs) are part of a wider range of powers
available to local authorities to tackle empty homes in their area. We want to
encourage voluntary reoccupation of empty homes but this can only work where there
is realistic compulsion to back them up. EDMOs provide this compulsion and should
therefore be a key component of a comprehensive empty property strategy. We are
confident that the legislation is beginning to work well and local authorities claim that in
many cases the threat of an EDMO has been sufficient to make owners take action to
bring long-term empty homes back into use. 17
By June 2010 29 interim EDMOs had been approved by RPTs. 18
On 7 January 2011 the Secretary of State for Communities and Local Government,
Eric Pickles, announced an intention to restrict the use of EDMOs:
•
they will be limited to empty properties that have become magnets for vandalism,
squatters and other forms of anti-social behaviour - blighting the local
neighbourhood
•
a property will have to stand empty for at least two years before an Empty Dwelling
Management Order can be obtained, and property owners will have to be given at
least three months' notice before the order can be issued. 19
The rationale for the changes was to “protect civil liberties”:
There is a case for action to put boarded-up and blighted properties back into use. But
these draconian and heavy-handed state powers have allowed councils to seize
private homes in perfect condition, including their fixtures and fittings, just because the
homes have been empty for a short while.
The Coalition Government is standing up for the civil liberties of law-abiding citizens.
Fundamental human rights include the right to property. People suffering the loss of a
loved one should not have to endure the added indignity of having their home seized
because of a delay in them deciding what to do with it.
16
17
18
19
HC Deb 7 May 2009 c388W
HC Deb 25 March 2009 c472W
HL Deb 23 June 2010 c190 WA
CLG Press Notice, Pickles acts to protect the rights of home owners, 7 January 2011
10
That's why the new Government is introducing new safeguards that mean the rights of
responsible homeowners will be protected, while allowing action to be taken against
genuine derelict buildings which blight neighbourhoods. 20
As noted earlier, The Housing (Empty Dwelling Management Orders) (Prescribed Period of
Time and Additional Prescribed Requirements) (England) (Amendment) Order 2012
(SI2012/2625 came into force on 15 November 2012. This Order increased the period for
which the property needs to have been empty before an EDMO can be applied for from six
months to two years. The Order also provides that an authority must give the owner at least
three months’ notice of the intention to apply for an order.
In terms of responses, the Empty Homes Agency welcomed the decision to retain EDMOs
but questioned whether there was a need for the changes:
We are pleased that the power has been retained. It has proved useful as a tool of last
resort for councils. The amended regulations will not affect many cases as the power is
generally only used in extreme cases which already meet the new amendments.
He [David Ireland] expressed concern that ‘an effect of the changes would be to limit
council’s ability to deal with certain cases such as new blocks of empty speculatively
built flats’, but added that ‘the main purpose of the legislation has been retained and
we welcome that’. 21
Respondents also pointed out that some of the cases cited by the Secretary of State on
7 January 2011 in support of case for reform would have been exempt from the existing
EDMO process. 22
3
Other initiatives
3.1
VAT
The Empty Homes Agency has actively lobbied for VAT on new and refurbished homes to be
harmonised at 5 per cent in a bid to encourage the repair and conversion of empty
properties. Renovation and refurbishment work on existing homes is generally subject to
VAT while new-build housing is zero-rated. In the 2001 Budget, the then Chancellor
introduced lower levels of VAT on works to bring empty homes back into use, with works on
homes empty for more than ten years being zero rated, and five per cent being charged on
homes empty for more than three years (but see below). The Empty Homes Agency
welcomed this move but there was disappointment over the failure to harmonise VAT on
new-build and refurbishment. 23 In October 2007 the then Government announced that the
three year limit would be cut to two years: effective from 1 January 2008 (SI 2007/3448).
The 2006 ODPM: Housing, Planning and the Regions Select Committee report, Affordability
and the Supply of Housing, also called on the Government to reduce VAT on the
refurbishment and renovation of all empty properties to 5%. 24
Inside Housing magazine’s Empty Promises Campaign also focused on the potential impact
of cutting VAT on renovations and repairs. Assuming an average renovation cost of £25,000
to bring each empty dwelling into use, the Campaign estimated the cost to the Treasury of
20
21
22
23
24
ibid
Inside Housing, Councils face tougher empty homes rules, 7 January 2011
http://www.insidehousing.co.uk/empty-promises/6513194.blog
'Empties boosted by VAT cuts', Inside Housing, 16 March 2001
HC 703-I, Third Report of 2005-06, para 113
11
around £625 million. However, the Federation of Master Builders said that cutting VAT would
“diminish the financial incentive” for builders to employ “VAT dodging tradesmen to cut their
costs.” 25
The Treasury has, in the past, cited prohibitive European rules governing VAT as a reason
for not implementing a cut. However, in March 2009 European finance ministers agreed that
member states should be free to reduce VAT on repairs and maintenance.
3.2
Flats over shops
In the November 2000 Pre-budget Report the then Chancellor announced the introduction of
100% Capital Allowances for creating ‘flats over shops’ for letting as part of an £80 million
package of measures:
an immediate tax relief to property owners for the costs of converting redundant space
over shops and other commercial premises into flats for letting. 26
A Housing Above Shops Task Force was established by the British Property Federation and
Living Over the Shop Project at the instigation of the Office of the Deputy Prime Minister in
December 2002. The Task Force was to advise on ways of overcoming perceived barriers to
bringing unoccupied space above retail premises into housing use. A key recommendation
was the creation of a new agency to advise on how empty commercial space could be
converted into residential premises. The Task Force’s recommendations were taken forward
in a feasibility study by the Housing Partnership. To date no new agency has emerged; in
November 2005 the then Minister for Housing said “There are a number of barriers
preventing this potential from being realised, including the complex ownership patterns in
high street property.” She went on to say that the Government was considering how these
barriers might be overcome. 27
Funding for the Living Over the Shop Project ended in June 2005 and the scheme has now
closed.
The Policy Exchange think tank published More Homes: Fewer Empty Buildings in
March 2011 in which it called for changes to allow vacant or under used retail, industrial and
office space to be converted into housing without having to obtain planning permission for
change of use. 28
In September 2012 Eric Pickles announced a relaxation of permitted development rights
(with effect from 1 October 2012) to allow two flats to be created in office or storage space
above shops. Previously only one flat could be developed above a shop without planning
permission. 29
3.3
Private sector leasing schemes
Under these schemes a local authority or housing association takes a lease on an otherwise
empty property and brings it back into use. They can be particularly appropriate when the
barrier to the re-use of the property is an unwillingness by the owner to take on the role of
25
26
27
28
29
Inside Housing, “And…action” 20 March 2009
Cm 4917, para 6.80. Provision was made for this in section 67 and schedule 19 to the Finance Act 2001. It
applies to expenditure incurred after 11 May 2001.
HC Deb 14 November 2005 c1040W
Policy Exchange, More Homes: Fewer Empty Buildings, 17 March 2011
CLG Press Release, 1 September 2012
12
landlord and the responsibilities that that entails. These schemes have been used
extensively to provide accommodation for homeless families and individuals.
Temporary Social Housing Grant (TSHG) is available from the Homes & Communities
Agency (HCA) to provide funding for housing associations to bring back into use properties,
in public or private ownership that would otherwise remain empty and unavailable for social
housing. Examples are properties awaiting redevelopment or sale and accommodation over
shops.
3.4
Empty social housing
In Sustainable Communities: Building for the Future (February 2003) the Labour Government
set out measures aimed at reducing the number of empty properties. The extract below
summarises the previous Government’s approach to promoting better use of the social
housing stock:
To promote better use of the social stock, we will help tenants, where it is beneficial to
them, to relocate from high demand areas through the new Housing and Employment
Mobility Scheme and schemes such as that run by LAWN (London Authorities West
and North). We will also continue to encourage choice-based lettings schemes that
help tenants find a property suited to their needs.
We are actively working across Government to ensure that older people have decent
and appropriate housing. This includes creating partnerships between health, housing
and the independent sector, expanding the housing choices available for older people
and making best use of existing stock.
To make best use of existing sheltered housing we will encourage partnerships with
local health and social care agencies and the independent sector to meet the needs of
an ageing population.
The DTLR Select Committee inquiry into empty homes concluded that the number of public
sector owned vacant properties “is small compared to those in the private sector” but
stressed the importance of good housing management practices to minimise voids. The
Committee found that one of the main causes of continuing high levels of voids in the public
sector stock was regeneration activity:
The Greater London Authority's memorandum observed, "Where vacancy rates are
above 3 per cent in a Borough this is usually a feature of regeneration activity." In the
Tarling Estate in Tower Hamlets, which we visited, we saw a 'decant process' which
has now run for more than two years as the Council seeks to persuade residents of the
benefits of moving to alternative accommodation until the whole block of flats is empty.
33. Where high public sector vacancy rates cannot be attributed to regeneration
activity, management practices should be reviewed. We learned from the Housing
Corporation that an appropriate vacancy rate in the registered social landlord sector
would be a maximum of 2 per cent. Aggregate figures on empty homes should
identify the local authority and registered social landlord empty homes which are
being held for demolition / refurbishment, separate from those which are
intended for re-letting. Local authorities in healthy housing markets holding
more than 2 per cent of their stock vacant and not for regeneration should be
required to undertake an immediate review of the housing management
function. 30
30
HC 240-I of Session 2001-02
13
Inside Housing magazine’s Empty Promises Campaign called on the HCA to earmark some
of the Affordable Housing Programme funding to bring empty housing association homes (of
which there are around 42,000) back into use. This would involve associations being able to
bid for reallocated grant for this purpose.
As noted in section 3.3 (above) Temporary Social Housing Grant (TSHG) is available from
the HCA to provide funding for housing associations to bring back into use properties, in
public or private ownership that would otherwise remain empty and unavailable for social
housing. In August 2012 the HCA reported a reduction in empty homes owned by registered
providers of social housing. 31
In May 2012 the HCA amended guidance to allow housing associations to dispose of
individual empty properties without first having to seek permission:
This means the HCA can give permission for a landlord to sell properties of a particular
type, size or other criteria without having to get permission for the sale of each one
individually. The legislative power to alter the guidance, through the Housing and
Regeneration Act 2008, has existed since April 2010, but until now has not been used.
The HCA argued the change will increase flexibility and reduce administration costs for
landlords. The change only applies to non-profit providers. 32
3.5
Government-owned housing
The Labour Government’s consultation paper of May 2003, Empty Homes: Temporary
Management, Lasting Solutions, noted that although Government-owned housing stock
comprises only a small proportion of the total housing stock, the proportion vacant was
“considerably higher” than the national average, running at about 10 per cent. The bulk of
Government-owned housing belongs to agencies or trusts of four departments – Ministry of
Defence, Department for Transport, Department of Health and the Home Office.
The Labour Government’s policy was to encourage departments that could not dispose of
vacant properties due to long-term operational requirements to find short term uses for them
rather than leaving them empty. Annex 8 to Empty Homes: Temporary Management, Lasting
Solutions summarised the range of actions being taken by these Departments to reduce the
number of empty homes they own:
31
32
•
The Highways Agency, part of Department for Transport, has a policy of selling any
property which it has acquired that is not needed for road operation. Where
properties are required for longer-term plans, the Agency has recently introduced a
policy of making more of them available for temporary social housing or for public
sector key workers in areas of housing need.
•
The Prison Service, part of the Home Office, operates a policy of offering vacant
quarters for sale on the open market rather than trying to re-let them (except in
London, where the high property prices have created problems in recruiting and
retaining prison staff). In the last year, more than £12 million was raised for the
expansion and improvement of the Prison Service estate by such sales.
•
The Defence Housing Executive, an Agency of the Ministry of Defence, is striving
to reduce the amount of surplus accommodation on the Ministry of Defence estate,
having disposed of approximately 10,000 properties since January 2000. It plans to
Inside Housing, “Numbers of empty homes falls, says HCA research,” 20 August 2012
Inside Housing, “Landlords free to sell empty properties,” 30 May 2012
14
continue this practice, projecting the disposal of up to 3,500 properties in 2002/03;
up to 2,500 in 2003/04; and up to 2,500 in 2004/05. In addition, it has identified
some 2,000 properties that are available to lease on a temporary basis to public
sector key workers.
•
3.6
The National Health Service Estates produced a report ‘Sold on Health’ in 2000
which highlights opportunities to improve management of NHS healthcare estate
and new ways of driving out surplus estate and getting best value from the whole
asset lifecycle from procurement through operation to disposal.
Planning policy
The National Planning Policy Framework (March 2012) has replaced previous Planning
Policy Guidance. With regard to empty homes, the Framework states:
Local planning authorities should identify and bring back into residential use empty
housing and buildings in line with local housing and empty homes strategies and,
where appropriate, acquire properties under compulsory purchase powers. They
should normally approve planning applications for change to residential use and any
associated development from commercial buildings (currently in the B use classes)
where there is an identified need for additional housing in that area, provided that there
are not strong economic reasons why such development would be inappropriate. 33
The Empty Homes Agency has lobbied to encourage the use of the planning system, via
section 106 agreements, to bring empty properties back into use. This would require
developers to subsidise the purchase price of empty properties. 34
3.7
Buying empty stock for use as social housing
In response to the downturn in the housing market the Labour Government made finance
available (initially a tranche of £200 million) for housing associations to buy up newly built
empty private sector properties (of a certain standard) for use as affordable housing:
The National Clearing House process was launched by the Corporation as part of a set
of initiatives to respond to the current market and to bring homes into the affordable
housing sector. Since July, the Corporation has spent over £70 million to bring more
than 2,000 homes into affordable housing. 35
In May 2009 the then Government reported that funding under this scheme was expected to
deliver 9,600 affordable homes:
The stock purchased has been above average in terms of unit layout and size. Over 30
per cent of the units purchased are family sized homes of 3 + bedrooms. The latest
developer stock figure shows that we have now spent £350m as at the end of March
2009. This funding is expected to deliver 9,600 affordable homes of which majority is
for social rent. 36
The CLG Select Committee’s 2008-09 inquiry into Housing and the Credit Crunch
recommended that, in addition to newly developed empty housing, funding should be made
available to buy empty family homes on the open market:
33
34
35
36
National Planning Policy Framework, para 51
‘Planning solution for empty homes,’ Inside Housing, 16 January 2004
http://www.communities.gov.uk/news/housing/997340 - note that the Housing Corporation’s investment role
has now been taken over by the Homes and Communities Agency (HCA).
Cm 7619, para 11
15
We believe it should also be willing to buy unsold family homes, for which there is a
particular need in the social rented sector, on the open market. We recommend that it
direct some of the money from the national affordable housing programme to the
purchase of suitable properties which have not sold on the open market for a period of
a year or more. 37
The then Government responded thus:
The Housing Corporation, and now the HCA, have always been able to purchase
property on the open market. In 2007-08 almost 7,000 properties were purchased on
the open market through the national affordable housing programme. As with the
purchase of unsold stock from developers, where proposals to purchase suitable
properties on the open market meet HCA criteria, and represent value-for-money, they
could be funded through the national affordable housing programme. 38
Seventeen local authorities where large numbers of empty properties have attracted
vandalism and anti-social behaviour were allocated additional funding to provide training for
frontline staff in bringing empty properties back into use. Some of these properties were
intended for use as social housing:
Empty homes, particularly those in disrepair, can be a magnet for vandalism, drugtaking, gangs or other forms of anti-social behaviour. Councils already have tough
legal powers to force private landlords to sort out their properties and can even take
over properties if necessary, but tenants and landlords often don't know about these
powers, reducing their effectiveness.
That's why Mr Healey is today announcing a £1 million boost to council efforts to train
key staff on how best to get empty homes back in use, with cash for 17 councils where
anti-social behaviour focused around empty homes is a real concern and residents
want to see more effective local action.
The main response for councils will be through frontline workers and specialist teams
with the expertise to lead the crackdown. This will include action to renovate
derelict houses for letting out as social homes, and the use of private funding to
turn empty homes into properties that allow local people the chance to take a more
affordable step onto the housing ladder. 39
See section 4.1 (below) for information on the current Government’s approach to bringing
empty housing into use as affordable housing. 40
4
The current Government’s approach
The Coalition’s Programme for Government included a commitment to “explore a range of
measures to bring empty homes into use”. The Government’s policy in relation to
Council Tax measures is covered in section 2.4; changes to EDMOs in section 2.7;
planning policy in sections 3.2 and 3.6; and on the disposal of empty social housing in
section 3.4 (above).
37
38
39
40
HC 101, Third Report of 2008-09, para 45
Cm 7619, para 12
CLG Press Release, 5 February 2010
Affordable housing as defined in Planning Policy Statement 3
16
4.1
HCA funding for empty homes
Following the Spending Review 2010 the Housing Minister, Grant Shapps, issued a letter
to local authorities setting out the settlement for housing. This letter identified a specific
sum for bringing empty homes back into use:
I believe that we have secured a package that will help deliver the homes this country
needs over the Spending Review period. Despite the fiscal constraints, the
Government is still investing nearly £6.5 billion of taxpayers’ money in housing, with
£4.5 billion to fund new affordable homes over the Spending Review period. As part of
this investment we intend to provide £200m so that the Mortgage Rescue scheme can
stay open to support vulnerable homeowners threatened with repossession and £100
million to bring empty homes back into use. 41
This £100m is aimed at bringing 3,000 empty homes back into use:
The Spending Review announced that the Government is investing £100m - through
the Homes and Communities Agency - to enable housing associations to support local
authorities to bring over 3,000 empty homes back into use as low cost housing. The
New Homes Bonus will complement this measure and provide a further mechanism to
support returning empty homes to use. 42
Information on how to access this funding was provided on the HCA’s website:
Empty homes is a key part of the HCA’s 2011–15 Affordable Homes Programme. The
£100m funding is available from April 2012 and will be targeted at long term empty
properties which would not come back into use without intervention.
The HCA is keen to offer providers as much flexibility as possible to ensure funding
goes towards the most effective approaches at a local level. We are seeking
expressions of interest (EoI) from providers who are considering applying for funding to
tackle empty homes. Details on the EoI process are set out in the HCA Investment
Framework.
The funding is available for local authorities, housebuilders and developers, affordable
housing providers and local community groups. If providers have schemes that can be
delivered before April 2012, details should be submitted using the HCA’s standard
information template.
The HCA’s website contains additional information on its empty homes work. A national
intermediary for self-help, community and voluntary groups is administering funding for
community groups. January 2012 saw the publication of specific guidance for local
community and voluntary groups on how to apply for funding; Bringing Empty Homes back
into use: Application guidance for Community and Voluntary Groups. This guidance stated
that there was an aim of awarding at least £10m via the Empty Homes Community Grant
Fund and as much as £30m, “if sufficient high quality bids come forward.”
In July 2012 Andrew Stunell announced that £25m would be allocated to community
groups to refurbish 1,600 homes. The largest sum was allocated to the Empty Homes
Agency:
The biggest single allocation goes to Empty Homes, which will use the money to set up
a £3 million ‘bank’ to bring privately-owned properties back into use. The scheme,
41
42
http://www.communities.gov.uk/documents/housing/pdf/1746957.pdf
CLG, New Homes Bonus: Final scheme design, February 2011
17
which was unveiled in Inside Housing earlier this month, will lend money to landlords at
sub-market rates to allow them to fix up abandoned properties. 43
Additional information on this initiative can be found on the Empty Homes website: The
National Empty Homes Loans Fund.
In Laying the foundations: a housing strategy for England (November 2011) the Government
said that over £2m of funding through the Affordable Homes Programme would be brought
forward to enable local authorities and Private Registered Providers to bring back over 200
empty homes into use as affordable homes in the 2011-12 financial year. The strategy also
announced the intention to allocate an additional £50m of funding to tackle concentrations of
poor quality empty homes in areas of low housing demand. Match funding would be sought
from local partners. The removal of specific funding for certain areas of low demand
(Housing Market Renewal areas) in March 2011 led to the suggestion that whole
communities in northern England “are being left high and dry”. 44
In May 2012 Andrew Stunell announced the allocation of £60m in empty homes funding to 20
councils “to tackle ‘clusters’ of empty homes in low housing demand areas.” This is in
addition to £70m already allocated to 95 projects as part of the current spending round aimed
at bringing 5,600 properties back into use. 45
On 26 November 2012 Don Foster announced that bidding would open for new funding of
£300m (initially announced as part of the 6 September housing and growth package) to bring
5,000 empty/derelict houses back into use over 3 years. He said:
A range of organisations including councils, housing associations, community and
voluntary groups as well as high street regeneration groups - prioritising the 27 ‘Portas
pilot’ towns and 326 town team partners - will be able to bid for a share of the funding.
Bidding guidance will shortly be published on the Homes and Communities Agency’s
website for registered providers and at Grants admin for community and voluntary
groups. 46
4.2
Empty homes advisor
In April 2012 the Government appointed George Clarke as its independent empty homes
advisor his role involves:
43
44
45
46
•
promoting bringing empty homes back into use
•
raising public awareness of the benefits of bringing empty homes back into use and
encouraging people to report empty homes in their area
•
encouraging councils, housing associations and voluntary groups to identify
innovative and good ideas and sharing this across communities
•
challenging Government and other public bodies to ensure publicly-owned homes
are not left empty; and
•
exploring whether current plans for demolition in councils could be scaled back. 47
Inside Housing, “Empty homes schemes allocated £25m”, 10 July 2012
Guardian, “Housing schemes grind to a halt as funding dries up,” 22 September 2010
HCA confirms first empty homes funding to 2015, 5 March 2012
CLG Press Release, 26 November 2012
18
4.3
New Homes Bonus
On 11 January 2011 the Government confirmed that bringing empty homes back into use
would attract additional funding under the New Homes Bonus:
The Government is offering powerful new incentives for councils to get empty homes
lived in again, matching the council tax raised for every empty property brought back
into use - which can be spent as they wish. Mr Stunell urged local communities to work
with their council to identify where empty homes are blighting the neighbourhood, and
start benefiting from extra cash that can be used to improve the local area.
[...]
Under plans recently consulted on, the Government will match through the New
Homes Bonus any council tax raised from a property that previously stood empty. The
extra funding can be spent to benefit the local community - whether on council tax
discounts, boosting local services, renovating more empty properties or improving local
facilities.
The funding is part of a two pronged attack to get to grips with the issue of empty
homes, and will supplement the £100 million already announced as part of the
Spending Review for Housing Associations to bring empty properties back into use. 48
Information on this scheme can be found in Library note SN/SP/5724 and in a paper
published by CLG, New Homes Bonus: Final scheme design.
The Government reported some early successes in using the NHB to bring empty properties
back into use:
Under the New Homes Bonus local authorities can receive the same financial reward
for bringing an empty home back into use as building a new one—so over £8,500 for a
band D property. In year one of the New Homes Bonus just under 16,000 long term
empty homes were brought back into use. This equates to a reward to local authorities
of around £19 million. 49
Information on the empty homes element of the New Homes Bonus grant can be found on
the Department’s website (now archived): Table: Empty homes element of New Homes
Bonus grant - delivery and payments. On 10 May 2013 the Minister, Mark Prisk, said the
bonus had resulted in 55,000 homes being brought back into use. 50
4.4
Mayor of London
Laying the foundations: a housing strategy for England advised that the Mayor intended to
use his additional housing and regeneration powers (contained in the Localism Act 2011) to:
47
48
49
50
•
maintain his target that no more than 1 per cent of London’s homes should stand
empty or unused for more than six months
•
maintain and update his empty homes audit, to help target action and investment to
tackle abandoned and derelict homes
CLG Press Release, 11 April 2012
CLG, New incentives to tackle the blight of empty homes, 10 January 2011
HC Deb 24 November 2011 c511-2W
HC Deb 10 May 2013 c13WS
19
4.5
•
target a share of London’s funding for empty homes to bring residential buildings
on the English Heritage ‘At Risk’ register back into use and explore options to
engage the public in this process
•
encourage boroughs to remove any financial incentives to leaving homes empty
•
encourage the involvement of the community in bringing empty homes back into
use, for example self-help organisations
•
make investment decisions that prioritise bringing back into use homes for
affordable housing.
•
The London share of the funding will be paid to the Greater London Authority when
responsibility for housing in London transfers to the Mayor on 1 April 2012.
Office conversions
In January 2013 the Minister, Nick Boles, announced changes to new permitted development
rights to allow a change of use from offices to homes without the need for full planning
permission in order to provide new homes in existing buildings. Certain areas are exempt
from these new permitted development rights. There are further plans to promote the
conversion of redundant agricultural buildings into new homes. 51
5
Comment
The Chartered Institute of Housing, Shelter and the National Housing Federation have joined
forces to provide regular reports on Government progress in relation to key housing issues –
one of these issues concerns action to tackle empty housing. The first progress report was
published in October 2011 – the Government received a “green light” in relation to its policies
in this area. 52 The second edition of the report (May 2012) also recorded a “green light” on
empty homes:
While 720,000 empty homes are clearly too many, given the desperate shortage
across the country, the picture appears to be improving, particularly with regard to
long-term empty homes, which are the greater problem and demand the most
immediate action. If the momentum can be maintained this could be an area of real
progress for the Government.
The third progress report, published in November 2012, recorded a “green light” and solid
progress on tackling empty homes.
51
52
HC Deb 10 May 2013 c13WS
The Housing Report (chapter 7), October 2011
20
6
Statistical appendix
21
Vacant dwellings in England 2004- 2011, by sector and region
England
Local Authority
Housing association
Other public sector
2004
710,940
57,540
43,290
7,380
2005
723,510
48,590
35,050
5,670
2006
744,930
42,890
30,890
7,380
2007
763,320
40,960
32,080
6,550
2008
783,120
36,940
30,800
4,800
2009
770,500
34,560
33,450
5,740
2010
737,150
30,370
27,950
5,880
2011
720,000
27,910
27,270
5,260
Other (including private sector)2
602,740
634,200
663,770
683,730
710,570
696,760
672,950
659,550
North East
Local Authority
Housing association
Other public sector
45,730
6,800
3,470
410
47,600
5,210
3,590
400
48,290
4,360
3,290
920
48,100
4,310
3,230
950
50,380
3,030
3,230
230
47,240
2,470
3,340
20
46,400
1,870
2,610
30
45,270
1,800
2,640
50
Other (including private sector)2
35,050
38,400
39,720
39,610
43,880
41,410
41,890
40,780
North West
Local Authority
Housing association
Other public sector
128,840
10,620
11,810
1,450
132,540
7,740
9,500
880
137,250
6,300
8,070
920
141,190
6,440
8,030
580
144,910
4,920
7,370
240
142,460
3,710
8,080
420
136,460
3,330
6,870
390
130,980
2,360
6,950
360
Other (including private sector)2
104,960
114,430
121,970
126,140
132,380
130,240
125,870
121,320
Yorkshire & the Humber
Local Authority
Housing association
Other public sector
86,300
9,810
4,310
220
85,690
7,320
4,240
260
90,950
6,140
2,900
410
101,090
5,780
3,700
330
102,580
5,920
3,220
440
98,600
5,720
3,390
430
92,820
4,160
3,220
400
91,480
3,570
3,010
380
Other (including private sector)2
71,960
73,870
81,490
91,290
93,000
89,070
85,040
84,520
East Midlands
Local Authority
Housing association
Other public sector
59,090
4,970
2,470
1,050
63,230
4,990
1,540
950
65,460
4,290
1,260
610
70,080
3,960
1,110
600
71,490
3,320
1,470
580
70,490
3,330
1,620
590
67,480
3,390
1,480
580
66,410
3,440
1,560
420
Other (including private sector)2
50,600
55,750
59,290
64,420
66,130
64,940
62,030
60,980
West Midlands
Local Authority
Housing association
Other public sector
80,940
6,880
5,970
170
77,440
5,050
5,110
140
79,210
3,920
4,580
170
80,400
3,210
4,600
170
83,320
4,120
3,410
230
77,810
3,460
3,210
180
74,880
3,130
2,130
190
73,540
3,290
2,130
370
Other (including private sector)2
67,920
67,130
70,540
72,420
75,550
70,970
69,430
67,750
East of England
Local Authority
Housing association
Other public sector
65,670
4,210
2,090
1,040
66,800
3,430
1,530
830
68,510
3,110
1,900
1,050
69,110
2,500
1,840
1,040
72,770
2,110
1,890
610
73,150
2,300
2,140
810
69,650
2,550
1,740
740
68,840
2,150
1,720
660
Other (including private sector)2
58,330
61,010
62,460
63,740
68,160
67,910
64,620
64,310
London
Local Authority
Housing association
Other public sector
86,730
8,950
6,810
920
85,570
9,620
5,140
960
86,700
10,110
4,630
1,180
84,630
9,850
5,010
790
84,130
9,500
5,360
920
85,060
9,280
5,830
950
79,970
8,270
5,250
1,040
74,550
7,600
4,970
780
Other (including private sector)2
70,050
69,850
70,790
68,990
68,340
69,010
65,410
61,220
South East
Local Authority
Housing association
Other public sector
97,800
3,040
4,020
1,580
100,480
3,210
2,910
720
102,810
2,780
2,650
1,280
101,810
3,080
2,850
1,290
102,880
2,630
3,060
930
103,430
2,820
3,560
1,210
99,000
2,410
2,670
1,410
99,570
2,570
2,450
1,510
Other (including private sector)2
89,180
93,640
96,110
94,600
96,260
95,840
92,520
93,040
South West
Local Authority
Housing association
Other public sector
59,840
2,260
2,350
540
64,170
2,040
1,490
520
65,760
1,890
1,620
840
66,920
1,850
1,720
820
70,660
1,400
1,810
610
72,260
1,470
2,300
1,130
70,500
1,270
1,970
1,120
69,370
1,140
1,850
740
Other (including private sector)2
54,690
60,130
61,410
62,540
66,850
67,360
66,140
65,640
Note:
1
Figures relate to the follow ing dates: 1 November 2004; 10 October 2005; 9 October 2006; 8 October 2007; 6 October 2008; 5 October 2009; 4
October 2010; and, 3 October 2011
2
This figure actually represents the residual betw een the total number of vacant dw ellings in the area and the total number of social and public sector
vacants in the area. This difference, w hilst including private sector stock, w ill also contain a margin of error ow ing to the differences in the
methodologies used for collecting the data presented for other categories.
Detailed notes about the above data are contained in the DCLG Live Table 615
Figures are rounded to the nearest 10 and totals may not sum due to rounding.
Sources:
DCLG. Live table 615
22