As part of a wider communication strategy around Empty Homes Week, letters were sent to 200 owners of empty homes that our records indicated were empty for 2 to 5 years.
The letter described the urgent need for housing in the Bay, urging the owners to take action, with a link to our webpages describing any assistance that maybe available and reminding them that empty homes attract financial penalties, as well as anti-social behaviour.
The document also asked owners to complete a survey about their experience of owning an empty home, to find what barriers they were experiencing and what they thought would help to bring homes back into use.
The consultation exercise was undertaken for almost 5 weeks, from 20 Feb to 22 Mar 2023, when it had to close due to the Council’s rules around Purdah. The survey was also published in numerous press releases and social media platforms during that time.
From the 200 letters, we had 22 (11%) responses, saying that either the property was sold, or was undergoing sale. 16 (8%) of the owners completed the survey.
Conduct a media campaign to raise awareness that long term empty homes present certain issues, making people aware that there are potential pitfalls and benefits
Please tick all that apply
2.1 Needed time to do the work - your council tax rules penalise purchasers of empty properties - do not allow for any time to complete renovations before selling or letting the property.
2.2 The flat became vacant in Oct 2020 and the tenants left the place uninhabitable but more importantly the roofs are leaking causing mould the flat is unsafe. This was just when the covid pandemic was at its height. It took me until April 2021 to get a schedule of work assessed by a reputable architect and then tendered out to contractors through my architiect over the summer. Then from the summer of 2021 to autumn of 2022, we were let down by various contractors. The work was finally scheduled for autumn of 2022 then the neighbours objected and a party wall surveyor had to be employed. We are now just getting the contractor bids again and hope to repair/replace roofs early spring.
2.3 Originally marital home, has been let out for approx 30 years. Due to change in their circumstances gave notice 2019. Initially wasn't sure whether to re let or sell. Concerns regarding legislation not protecting Landlords enough or pay out Capital Gains. Due to personal circumstance taken longer to make repairs, decorate and generally tidy up after last tenants. Property was placed on market August 2022, unfortunately by that time the market was declining. Did have a prospective buyer but they had to sell their own home. Advised in January that had fallen through. Market appears to be picking up now, hopeful a buyer will be found.
2.4 We brought the house in order to bring it back into use.
2.5 awaiting refurb
See our Landlord Tenancy Matching Scheme
Promote our Landlord Tenancy Matching Scheme
If ‘No’, please say why:
4.1 Want a short let, so I can sell early
4.2 Joint ownership property and therefore need to sale.
4.3 Lack of cooperation from the council - does not inspire me nor motivate me to deal with the council unless I have to
4.4 I need the proceeds of sale
4.5 People who pay the rent don’t end up on the street. And this isn’t the average joe you’re talking about either - drug addicts, convicts, people with real problems that makes it impossible for them to maintain a tenancy. So maybe some landlords would rather have the property empty than run the risk of having the worst tenant ever.
4.6 The council does not keep its word it is always blaming the landlord this landlord that. And the tenant is always the one that breaks the rules. I have never received decent tenants and i have been lied to. Id rather work with say AGEUK who at least respects the working relationship and does not force a means to and end with difficult tenants. And no we dont care to pay council tax on an empty property because it is 100 times cheaper than rebuilding a destroyed property. And the finance help only goes that far and then you drop us. Lots of process politics and very little force. In all my time i have only had two reliable people in the council i could work with and when they werent there it all went wrong.
4.7 And we have 27 so Id say we are noticable
4.8 Preference to sell property, if this is not forthcoming will re-let again through Barbets Letting Agents.,
4.9 I plan to live in it
4.10 The return isn't great enough so we will be selling it.
4.11 Looking for professional tenants to maximise rental income
4.12 Restrictions placed by the Council and political uncertainties.
4.13 Don’t think council tenants would appreciate my property
Work with the Housing Needs Team to discuss the challenges that landlords face to improve relationships and understanding of the types of tenants that maybe available for matching.
See our empty property premiums
See our empty property premiums
Conduct a media campaign to raise awareness that the Council increases Council Tax on long term empty properties and that the charge remains with the property, not the owner, so if you purchase an empty home you may also have to pay the premium
See the HMRC's 'Buildings and construction VAT Notice 708
Raise awareness, via social media and our website that empty home owners are eligible for a reduced VAT rate of 5% on the costs of renovation for properties empty over two years.
Raise awareness, via social media and our website that property insurance is often more expensive, or even unobtainable for empty homes.
See the Trading Standards 'Buy With Confidence Scheme'
Let people know, via social media and our website that that both Trading Standards and the Planning Portal host a list of businesses, including building contractors.
Q10 Thinking about bringing your property back into use, how do you think the Council could help? Please tick all that apply
10.1 The rules for exemption on major renovations are not necessarly applicable when just trying to upgrade a property to provide a safe and comfortable home for the next occupiers. Please rethink this policy - you are not helping yourselves (maybe housing and council tax teams should try and talk to each other to find a solution)
10.2 I have put in an application to challenge the increase in council tax. I have been trying to renovate this property since April 2021 and because of Covid delays and problems with contractors, I feel strongly I should be given another year allowance before the increase.
I have yet to hear from the Torbay council on this matter. I hoe to have the work completed this spring.
10.3 Do what the tenant is suppose to do and that is pay the rent, recover it from them and fix the damage on their behalf. Take it from their benefits. Not us. Stop blaming us. No one and i mean no one as a landlord thinks oh i wont care. No. Its what you do when you blame us and yet you know the tenant is wrong. And now you are stuck. Because we would rather have it empty than suffer and I did say this would happen.
10.4 None of the above really appropriate. My preference is to sell at a fair and realistic price . If Estate Agents not able to find a purchaser as soon as the market improves, will have to reconsider letting out due to the crippling costs of rates etc. ,Although as mentioned in question 2, I do have concerns that legislation is working against protecting the genuine small landlord who is prepared to offer a good quality home for a fair rent and in return, for the tenant to treat the property with respect
10.5 Having brought a property that has been empty for some time we are paying a large monthly bill despite it being empty before we owned it. Given that we have brought the property in order to get it back into use it would be a good insentive for people to get a rebate on this overpayment if they bring it back into use within a certain timeframe (say 6 or 12 months). This would make a big difference in whether people take on renovations as projects. It would have been an incentive for us.
10.6 The council could consider offering grants as well as loans
11.1 Don’t expect the Council to assist, the property is on the market but the sale has fallen though 4 times due to the chain and other peoples mortgages falling through.
11.2 Encourage purchase and renovation of empty properties rather than penalising people trying to bring properties back into use. Having renovated over 7 properties in the last few years for renting/selling on, we are now avoiding buying any property in Torbay that has been left empty for a long period of time as we will be penalised by paying double council tax from the start. It is the previous owner who should be charged for leaving the property empty not the new owner who is attempting to enable someone in Torbay to have a home.
11.3 I think you should really look into why the property is empty at a much earlier stage. I have called the council during 2021 to explain my problems with getting contractors and felt like I was talking to a wall. It seems like all they cared about was getting the 100% council tax empty or not.
11.4 My property needs major repairs to get it to a state where I can let it. Cripplingly high bills such as the council tax, and the mortgage which has doubled in cost in the past year and the fact I’m having to pay to live elsewhere because of the work needed to make the property safe to live in again has created a cycle where I can’t afford the work needed to rent out the property and I can’t raise the money without getting rent from the property. I am unwilling to sell it as I won’t be able to buy again due to a drop in my finances and accrual of debt from repair bills
11.5 Stop blaming landlords as if it is our fault that people are homeless. Maybe their life choices are the reason. Not us. You should be more respectful to us and if you are asking our help, you should help us and not “dump” tenants on us and then ignore us when things go wrong because the tenancy protects the tenant.
11.6 Purchased a property that had extensive asbestos contamination and rectification makes it uninhabitable but there is no easy way to not pay council tax while works are in progress. Quite a penalty whilst trying to renovate on a budget. Why not exempt up front.?
11.7 Rebates if brought back into use within a certain timeframe after purchase.
11.8 Does the owner of an empty property pay council tax if the property is leased to Torbay council and isn't let?
11.9 The council should not interfere with private property.
11.10 More information (as your doing here)
Six (38%) owners have contacted us via the survey. We intend to get in touch and help them bring their empty homes back into use.
Get in touch with those owners who responded to this question