The Audit Commission no longer carries out research on housing-related issues. This briefing summarises the key findings of our research that related to managing empty properties.
Empty homes affect more than just landlords' income streams
Empty homes are more than a question of money. They can cause problems for neighbours and, in the longer term, they can reduce the value of properties and attract squatters.
The time a property is empty is a result of:
- demand;
- tenancy management and allocation;
- how much repair work is needed; and
- the effectiveness of void management.
With the national shortage of affordable housing, letting social housing should not be difficult, but it requires coordinated action across a range of operational areas.
Councils reduced re-let times by a quarter in the six years to 2009/10. Housing associations recorded steady, less dramatic improvement and average re-let times are now similar across the sectors.
Resident involvement can help to reduce voids and turnover
Involving residents reduces voids and turnover. They can be involved at many stages of the void process. For example encouraging reporting of empty homes, agreeing void quality standards, checking the quality of completed repairs and cleaning, meeting and greeting prospective new tenants.
The views of people who refuse offers are as important as those who accept properties, so landlords should seek them out.
Good landlords take a holistic approach to voids management
Voids management is not just a matter of doing repairs. Good landlords consider how empty properties are identified, how they end tenancies, and at what stage of the process the properties are allocated and viewed. They also consider the degree of tenant choice in the work they carry out and how best to help new tenants continue their tenancy and maintain their new home.
Good landlords also keep stock records up-to-date following improvement works to empty homes.
A social landlord’s focus will be on their own empty properties. Good landlords’ plans are based on up-to-date information and informed by local people. In addition, effective councils work to ensure the numbers of empty homes in all sectors are reduced.
They focus on value for money
Value for money is compromised when rent is lost while a property is empty, repair and improvement costs potentially increase, and expensive adaptations go unused.
Good neighbourhood plans incorporate an approach to identifying and dealing with all empty homes in the area.
Landlords carry out gas and electrical safety, as well as asbestos, checks when homes are empty. Good ones also review with tenants (and their contractors, if relevant) the potential benefits of carrying out other improvement work while it is easier, and cheaper, to do so.
And they talk to one another and engage with residents
As councils develop their tenancy strategies, landlords, particularly housing associations, will need to review their approach to re-letting empty properties. They will need to consider, with their residents, whether flexible tenancies and letting at affordable rents offer them any advantages.
Neighbourhood planning requirements, and tenants’ panels, will require a more coordinated approach to dealing with empty homes, and a more consistent reporting framework.
Audit Commission resources
Councils and housing associations can use previous Audit Commission reports and other resources to assess and improve their arrangements for stock and void management.