Empty Homes

Homes that lay empty for a long time are a waste of a scarce resource. With record demands for housing and growing social housing waiting lists, more use must be made of the existing housing stock. Evidence shows that when empty homes are left unmanaged and unmaintained they become subject to vandalism, social issues and degradation. This also negatively impacts on residents and communities. 

We have employed a dedicated Empty Homes Officer to help bring long term properties back into use. To do this they will work closely with owners, landlords, their representatives and the local community. Their aim is to identify and utilise existing housing, reducing the impact of empty homes on neighbouring residents and highlighting the benefits of reuse to vacant property owners. 

If you own an empty property and want some advice, please contact Lorraine Moore on 07729638832 or email lmoore@fenland.gov.uk.

If you have received a letter from us

To support the Government's initiative to tackle the national housing shortfall, we contact all owners of empty properties annually. It is important you provide accurate information regarding the status of the property, confirming whether it is occupied or empty even though you are paying the council tax.

If the status of your property has changed, please contact Lorraine Moore on 07729638832 or at lmoore@fenland.gov.uk. 

Report an empty property

Please tell us if you are being affected by an empty property in your area. This will allow our Empty Homes Officer to look into the situation. 

Help for Fenland homeowners

Our Empty Homes service offers Fenland homeowners information, advice and support to bring their empty properties back into use. If you own an empty property or have recently purchased one, we can:

• give you a free property assessment
• informally discuss your options
• help you with applications, approvals, lettings and sale processes

You also have the option to take your property to a private rental agency. The National Landlords Association provides useful advice on finding and using a letting agent.

Renovating or refurbishing your property

Sometimes there are tax breaks available for refurbishing empty properties. If you decide to refurbish a property that has been empty for two or more years, the Empty Homes Officer can provide you with a VAT letter which may reduce the VAT. More information can be found on the HMRC website.

If your property is derelict or in need of significant repair, it may be eligible for removal from council tax. The Valuation Office Agency (VOA) are the only government agency that can remove a property from council tax. If you believe your property is derelict or in significant disrepair, please visit the VOA website for more information.

To discuss this further and arrange a visit to assess the property and guide you through the VOA application process please contact Lorraine Moore on 07729638832 or email lmoore@fenland.gov.uk.

Properties empty for one or more years

The empty status of a property moves with the property. If you purchase a property or inherit and do not move in straight away and the property has been empty for one or more years you will be liable for an increase in your Council Tax payments.

Council Tax charges for empty properties

Effective from 1st April 2021 and for each subsequent financial year, council tax charges in relation to empty unfurnished dwellings:

• (i) From the date the property becomes empty & unfurnished 100% council tax charge (PCDR 2003 - Class C)
• (ii) After 24 months 200% council tax charge (Section 11B LGFA 1992)
• (iii) After 5 years 300% council tax charge (Section 11B LGFA 1992)
• (iv) After 10 years 400% council tax charge (Section 11B LGFA 1992)

Changes to the Council Tax Long Term Empty Homes premium were approved at a meeting of Full Council in February 2024, coming into effect from 1 April 2024. This follows changes to legislation for Council Tax included in the Levelling up and Regeneration Act 2023, which amends the Local Government Finance Act 1992.

• (v) with effect from 1st April 2024, the 200% council tax charge will be payable after 12 months from the date the property becomes empty & unfurnished
• (vi) Council Tax Charges for Second Homes for Fenland Council (vi) with effect from 1st April 2025, a 200% council tax charge will be payable on all second homes

For more information, please call 01354 654321. 

Suspension of the premium Council Tax charge

To support owners who have recently purchased a property which has been empty for one or more years, the Council is offering a suspension of the premium Council Tax charge for the following situations:

To qualify:

• A property must be recently purchased through land registry at market value.
• Where the new owners are unable to reside in the property due to its condition and can provide evidence of this situation the premium will be waived for a maximum of 12 months from the date of purchase before reverting back to the appropriate level of premium prior to the waiver period.
• You must be able to complete the renovation project within six to 12 months.
• As the owner, you will still be expected to pay the standard rate of Council Tax during the renovation.
• If you do not complete the renovation within the twelve month timeframe, the premium charge will be reinstated.

Where a property is actively being marketed for sale at market value, the premium will be waived for a maximum of 24 months.

• Owners must provide evidence that the property is being marketed for sale with an agent.

Where a property is inherited and the new owners are unable to reside in the property

• Because the of the condition or because there is an alternative plan in place.
• Supporting evidence of the situation must be provided by the executors/owners and the premium will be waived for a maximum of 12 months from the date of ownership before reverting back to the appropriate level of premium prior to the waiver period.

Please contact Lorraine Moore on lmoore@fenland.go.uk or 07729638832 for further details and to request a suspension application form.

Benefits of reusing empty properties

Reusing empty and derelict properties can:

• greatly improve an area's appearance - boosting people's pride and confidence where they live
• provide a warm, safe haven for a local family
• reduce the health hazards relating to empty homes
• reduce the opportunity for crimes against the property and person
• attract inward investment, helping the area to be an attractive place to live and work
• reduce the need to build new homes on green field sites

Owners who leave properties empty

Enforcement measures are used as a last resort. This may be when:

• a home has been abandoned; or
• the owner can't be traced; or
• we can't agree a voluntary solution with the owner

In cases of extreme dereliction, urban blight or structural instability, we must act to protect the health and safety of our residents. We are able to:

• serve a Compulsory Purchase Order on the property
• serve Improvement Notices. This is to make the owner bring their property up to the current housing standards
• apply for an Empty Dwelling Management Order. This enables us to take over the management of the property for up to 7 years, carry out remedial works and use the property to reduce housing need within the area
• enforce the sale of a property
• serve a Demolition Order. This is when the property deems repair to be disproportionate