Agenda item

Purpose:

The purpose of the report is to update members on the current position of empty properties in Monmouthshire and the approach being adopted to tackling this issue historically and for the future.

Recommendations:

To consider the extent and impact of Empty Homes on Monmouthshire and local communities and the current approach being taken to reduce Empty Homes.

Key Issues

1. Tackling empty properties is an area of social policy prioritised by Welsh Government fora number of reasons, including:

·         They could be a source of accommodation for people in housing need providing they are situated in the right areas and at the right price, either to buy or rent.

·         Also they are a source of accommodation that could alleviate issues of homelessness, another policy area prioritised by WG.

·         They can have a detrimental effect on the community in which they are situated if they have been left to deteriorate, for example, vandalism and vermin infestation.

·         Owners, as potential landlords can be regarded as small businesses and, if in receipt of a rental income, could be contributing to the local economy.

2. Although prioritised by the Welsh Government, the issue and problems associated with empty properties can vary from one local authority area to another. This is also true of the work undertaken by various local authorities in the work they undertake to bring their long term empties back in to use.

3. Work was undertaken by both Environmental Health and Housing on the condition of Monmouthshire’s empty properties during 2013 – 15 and March 2017 through a

programme of inspections. The conclusion of that work found that the issues associated with long term empty properties does not exist in any meaningful way in which their return would contribute to points highlighted in 3.1 above. The properties inspected were, particularly, not to be in a poor physical condition.

4. Informed by the Environmental Health condition inspections, the key conclusions are:

·         Monmouthshire does not have an empty property issue in the traditional sense as typified by headline news of rows of empty and dilapidated houses causing environmental issues.

·          A typical empty property found in Monmouthshire can be characterised as being:

o   Owned by family members;

o   refurbished for the owner to occupy;

o   sound condition and having no negative impact on its immediate environment;

o   often don’t lend themselves for affordable housing for various reasons such as often being in rural areas or to be too large and would command a high rent value putting it far outside the parameters of what constitutes affordable housing.

Member Scrutiny:

The Officer introduced the report and provided an update that the number of empty properties for 2016/17 was 696 explaining that the authority works with about 500 of those.  The remainder are RSLs, a number are private retirement homes and other homes are subject to probate.

The Principal Environmental Health Officer explained the role of his service in dealing with empty properties from an enforcement viewpoint.

The Head of Planning Policy and Place Shaping addressed the return of empty properties to use and provided reassurance that, whilst there is no simple solution, appropriate tools are used where possible. Viable ideas and suggestions from Members were welcomed.

Following presentation of the report, questions and comments were invited:

In response to a question about the performance indicator, it was confirmed that there is a 6 month Council Tax exemption on empty properties rising to 100% after that time.  Empty houses represent a low percentage of the total Council Tax paying houses in the county. The amount of Council Tax lost was not known noting that the position can change daily.

It was questioned if the authority could consider placing a premium on the Council Tax levied on properties that are empty for a substantial period of time.

A Member commented that, in some rural areas, there are empty homes that could be used to house local people and questioned if it was possible to make contact with owners.  In these circumstances, it was confirmed that the properties may not be known and, if notified, a letter can be sent offering assistance.  A questionnaire for empty home owners is planned to explore what can be done to bring the properties back into use.   Officers welcomed any information from Members on empty properties within their ward areas.

A Member questioned collaboration with Brecon Beacons National Park regarding planning to develop accommodation for young people. It was added that it is difficult to find tenants in some areas as there are no buses.  The Head of Planning Policy and Place Shaping responded that the Committee has influence over its LDP and planning policies, and has a good relationship with the RSLs.  The Council will approach the National Park on specific cases as necessary to e.g. to promote affordable housing.

Regarding loans, it was queried if the short repayment timescale had a bearing on the reduced take up.  It was responded that the 2/3 year loan period is likely to be changed to 5 years by Welsh Government.   It was suggested that a loan over 5 years works out at approximately 3.1% APR which is quite competitive but there are cheaper loans available so it is important that the applicant checks it is right for him/herself.