Knowsley's Empty Homes Strategy

Background

In 2011 the figures that are available locally show that empty homes have reduced significantly from the peak in 2008/09 when they stood at 2,583. However, a considerable number of these represented homes which were identified for demolition as part of regeneration programmes such as the North Huyton Revive. During the past three years there has also been additional pressure attributed to the economic climate which has presented difficulties to both small and large developers alike. Reducing housing prices has also dampened owner’s willingness to sell during a dip in market prices. The latest figures for Knowsley based upon Council Tax data, detailed in table 2, show that the total number of empty homes now stands at 2041 which represents 3.4% of Knowsley’s housing stock.

The bulk of the empty homes lie in the 0 – 6 months bracket which is consistent with figures nationally as this bracket will include the churn of properties which are registered as empty for short periods of time. The reasons for this can be:

• completions on new build properties
• private rented properties empty between lets
• the gaps that can occur during the sale process.

The main reason for these properties being registered as empty, even for a short period of time, is due to the Council Tax rules which provide a nil Council Tax rate for unfurnished empty homes during the first 6 months they are empty. Therefore excluding the first 6 months the actual number of properties which can be regarded as long term empty is reduced by approximately 50%. Experience shows that properties empty from 6 months to 2 years are more likely to be returned to occupation. Typical reasons for this are properties being in the process of renovation and also probate following a death. Therefore logically it makes sense to focus resources on properties that have been empty for more than 2 years. To compliment this approach there should also be engagement at an earlier stage to sign post owners to advice should they require it.

Table 2. Empty Homes in Knowsley at April 2011 based on Council Tax data

*Indicates areas of regeneration. Empty homes figures for these areas will include properties held vacant as part of wider regeneration programmes.

In terms of the proportion of public and private sector empty homes that are empty, this currently stands at 15% and 85% respectively. It should be acknowledged that approximately 220 properties currently empty in the public sector are identified for regeneration thus the actual numbers which may be brought back into use is somewhat lower. The clear message from this is that the bulk of empty homes are in the private sector. However, work with Registered Providers of Social Housing to reduce the number of properties that are empty and to minimise the time properties remain void between lets, is also essential to successfully reduce the number of empty homes across the borough.

Involving Stakeholders

To shape our approach to tackling empty homes and to develop the action plan, we have consulted with a wide range of partners, stakeholders and customers. This included three focused workshop sessions, an elected member seminar and a survey of residents who live close to existing empty homes. The main recommendations from the consultation process were:  

• increase partnership working with Registered Providers of Social Housing
• to coordinate different work streams to maximise mutually beneficial outcomes e.g. housing options, overcrowding/under occupation, landlord accreditation, choice based lettings
• a holistic approach to ensure that competing priorities are managed in a way that enables immediate problems to be tackled and leads to a reduction in empty homes
• prioritisation of cases in a clear, open and transparent way
• to work collaboratively with City Region partners to maximise resources and develop  new initiatives and approaches
• to develop a range of tools/approaches to ensure a flexible adaptive approach
• the effective use of advice balanced with robust enforcement when required.

Project

Empty Homes in Knowsley

Owners of empty homes often have different stories as to how they came to own or be responsible for a property. Sometimes it can be because of an elderly relative passing away or being placed in care. In other instances, it may be an investment purchase to renovate to occupy, sell or let. As can be appreciated these varied reasons mean that no one size fits all. Often the reasons provided as to why they remain empty are:

• it is being or needs repair/renovation
• trying to sell it
• trying to let it
• waiting for the right time to sell it
• bought it for investment purposes
• part of wider area regeneration programme.[1]

The barriers to overcoming these reasons often relate to finance. Since 2008 this has been the most common response given by owners when approached by the Strategic Housing Team. Owners either cannot access finance to renovate their property or they are struggling to sell, which can also be linked to reduced access to finance. The challenge that this presents is that it comes at a time of economic restraint within the public sector.

Moving beyond 2011, despite new funding initiatives being introduced, it is accepted that there will be a reduction in funding to tackle the problem of empty homes. This reduction is likely to be felt through the cumulative effect reductions in funding and staff resources operating in linked service areas whose work collectively contributes to empty homes being returned to use. It is therefore essential that what funding is available is targeted effectively to maximise the numbers of properties returned to use thus capitalising on the reward funding available through the New Homes Bonus. It will also be necessary to drive out duplication of work whether locally or at City Region level.

Exploiting opportunities to recycle funding will also be essential to creating a sustainable approach to returning empty homes to occupation.  Alongside this there is the challenge to set achievable objectives. To enable this, it will be necessary to focus human resources in a way which will deliver success. Spreading limited resources too thinly may for a time mitigate the problems associated with empty homes. However, they will not result in long term success. We will therefore focus our resources effectively so that early intervention and advice can be given. Whilst ensuring that the highest priority cases are identified and sufficient resource time is available to ensure they are returned to use.

Impact

Lessons Learned

Reference

Alan Broadbent Group Manager - Housing and Programmes

Directorate of Regeneration, Economy and Skills 

T:0151 443 2391 M: 07500 607301
Knowsley Council  PO Box 26 Archway Road Huyton L36 9FB