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What Kent’s councils are doing to tackle the 8,000-plus properties lying empty in the middle of a housing crisis

The country is constantly being told it is in the middle of a housing crisis, so one thing nobody wants to see is properties lying empty.

Many Kent councils have schemes to encourage vacant homes to be brought back into use - but some are more successful than others.

Many properties are still lying derelict and empty
Many properties are still lying derelict and empty

Recent data shows that in October last year, there were 7,500 properties across Kent lying vacant for six months or more. Once the empty properties in the Medway Unitary Authority are included, that figure rises to 8,655.

Some boroughs saw the number in their area increase substantially over the course of the previous 12 months, while others saw it fall.

Tonbridge and Malling council had the highest net gain in the number of homes brought back into use.

Its figures fell from 489 long-term vacant properties at the end of 2023 to 413 at the end of 2024 - a net gain of 76 homes.

The second best improver in Kent was Dover with a reduction of 44 empty homes.

How the districts compare
How the districts compare

At the other end of the spectrum, Ashford saw the largest increase in vacant homes - up 369 to 697, although the council had an explanation.

A spokesman said: “The council tax uninhabitable discount (known as the Class D discount) was no longer available in the borough of Ashford from April last year.

“That means these properties are now included in the empty property figure being compared from last year to this year, whereas previously they were not, making the increase seem bigger.

“Many other districts in Kent removed this discount years ago, whereas Ashford only removed it last year.”

Besides being a waste, vacant properties can have a negative impact on a street or local area.

Some homes stand empty, while people go homeless
Some homes stand empty, while people go homeless

Houses that are left unoccupied for a long time often fall into disrepair and can attract vandalism or criminal behaviour and can dent neighbouring property values.

Council tax is still payable on empty properties and all of Kent’s local authorities charge a premium for owners who leave a property uninhabited for more than a year, which acts as an incentive to bring it back into use.

Homeowners must pay double tax on premises empty for more than a year; treble tax on premises empty more than five years, and quadruple tax on premises left empty more than 10 years or more.

Tonbridge and Malling council has gone a stage further and puts its success down to proactively tracking down the owners of flats and homes left empty for just six months, and then offering advice about how to bring their properties back into use.

The borough’s cabinet member for housing, Cllr Kim Tanner (Con), said: “Our figures are good to see and come after months of hard work and collaboration between internal teams at the council and property owners.

Cllr Kim Tanner
Cllr Kim Tanner

“We know there’s a high demand for places to live in the borough and by working together we are helping to maximise the use of housing stock, which is good for local people, our communities and our local economy.

"There’s always more we can do, but we are pleased this initiative has helped to release new housing and help many people find a place they can call home.”

All district and borough councils work with Kent County Council on its No Use Empty initiative which offers interest-free loans, reduced commission from auction sales, expert advice and other support to encourage occupation.

A spokesman for Dover said: “We recognise that bringing long-term empty houses back into use provides a range of economic, social and environmental benefits.”

Sevenoaks council has fewer empty homes than most, and also saw the total drop by eight over the last year.

Sevenoaks council is performing comparatively well
Sevenoaks council is performing comparatively well

A spokesman said: “We provide practical help and support to property owners to bring their empty homes back into use as well as working closely with Kent County Council’s ‘No Use Empty’ scheme.”

However, it still has 214 properties currently paying a long-term empty council tax premium, including nine that have been empty for 10 years or more.

Overall, the number of empty homes across the county increased by 812 in 2024, compared to 2023.

There are many reasons why a home may be left empty.

Sometimes the owner runs out of money during costly renovation work - that is when a loan from the No Use Empty Scheme may be of particular help.

Sometimes the owner is just “land-banking” - speculating that there will be further increases in property prices.

“It is heart-breaking to see the number of people in insecure accommodation...”

There can be lengthy probate processes when the owner had died and there is no living next of kin, or else the inheritance is disputed.

The owner might have moved into a care home or hospital, but the property is kept on by them or their relatives in the hope they might be well enough to return one day.

Occasionally the owner is in prison.

Sometimes, the property is subject to a legal dispute such as divorce, bankruptcy, fraud or a disputed planning consent.

Sometimes, local authorities find the reason is simply one of an emotional attachment - some people just can’t bear to dispose of a former family home or the home of a deceased loved one.

Maidstone council purchased the empty Lenworth House and brought it back into use
Maidstone council purchased the empty Lenworth House and brought it back into use

What the empty homes figures do not include are “furnished empties,” usually second homes, and also those properties that have “flipped” to paying business rates as permanent short-term lets, such as for the Airbnb market.

A spokesman for Maidstone council said: “At a time of housing crisis, we encourage owners of empty homes to bring their properties back into use.”

The council is currently engaged on building its own stock of 1,000 affordable properties for letting to its residents on the social housing register - and so will even consider buying empty properties itself. So far, it has acquired 92 homes towards its 1,000 target.

The spokesman said: “We can assist with advice, including leasing or selling to the council.

“In addition, we may take enforcement action in some cases, subject to its Housing Standards Enforcement Policy.”

Ashford council said some new homes were taking longer than six months to sell. Stock pic
Ashford council said some new homes were taking longer than six months to sell. Stock pic

From April, Maidstone will also charge a council tax premium on second homes, even if they are furnished, if they are not used as a sole or main residence, as will Ashford council.

Ashford said it was also having difficulty because of the number of new homes being built in the area, but which were staying on the market for longer.

A spokesman said: “New-build properties are regarded as complete for council tax purposes, ahead of being fully ready to be occupied.”

Tunbridge Wells council said it had funds available to top up loans made under the Kent-wide No Use Empty initiative if necessary, to help bring empty properties back into use.

A spokesman said: “Residents can contact us if they own an empty property and are unsure how to bring it back into use.”

'Dartford is a great place to live'
'Dartford is a great place to live'

Overall, Dartford has fewer empty homes than any other Kent district - and also saw the number fall by 14 over the past year.

A spokesman said: “Firstly, Dartford is a great place to live and properties are very sought after, which reduces the amount of time homes are left waiting on the shelf.

“For the properties that are left empty for longer than six months, we have a dedicated empty homes officer who aims to engage with the owners of the properties and offer assistance with getting them back into use.

“This is through a variety of options, such as offering property inspections and advice on work needed to bring properties up to standard for the rental market, working with other teams, signposting owners to other teams or agencies that can help and, if necessary, taking more formal enforcement action if empty properties are causing a nuisance or health and safety risk.”

Dartford also has a landlord liaison officer, who attempts to match suitable tenants for empty properties, in a scheme that fits the owner’s needs.

All the councils are working to reduce sights like this
All the councils are working to reduce sights like this

The spokesman said: “Whatever the circumstances behind an empty property, Dartford will always aim to work with the owners to bring the property back into use for the betterment of the community.”

Folkestone and Hythe council is prepared to contribute a top-up of £15,000 to the free loans made under the KCC’s No Use Empty initiative, towards renovations to bring empty properties back into use.

A spokesman said: “Our officers also provide advice and assistance to homeowners, including advice on how they can market their homes if they are no longer required.

“If a long-term empty home is causing serious detriment to the local area, we will also investigate potential enforcement options so the owners resolve any identified issues.

“We are currently on track to return over 50 long-term empty homes back to use during the current year.”

In Gravesend, the council operates its own lettings agency
In Gravesend, the council operates its own lettings agency

Gravesham council has a dedicated officer focussing on long-term empty properties, encouraging the take up of the No Use Empty strategy and also serving enforcement notices if the property is in an untidy or problematic state.

The borough also has its own GBC Lettings service, which is a not-for-profit letting agency with the sole aim of avoiding costly temporary accommodation for households at risk of homelessness, by placing them in private tenancies.

A £250 incentive is offered to any landlord with a property that has been empty for more than six months which is subsequently let through GBC Lettings.

The Medway Unitary Authority warned against comparing its figures on empty homes with those of the district authorities.

A spokesman said: “Medway has a much larger population than any district or borough council in Kent – so it isn’t a like-for-like comparison.”

Medway council: 'Remember we're bigger than the others
Medway council: 'Remember we're bigger than the others

Like Ashford, it said it had a lot of empty new builds in its figures, which previously had not been included.

Medway employs a derelict and empty properties officer to bring empty properties back into use.

A spokesman said: “That could be through persuasion, taking action if the property is in disrepair, or potentially offering a loan through the KCC No Use Empty scheme.”

He said the council would also look at using its powers under Compulsory Purchase Orders as necessary.

Thanet council also employs an empty homes officer.

A spokesman said: “In the first instance, we offer advice and assistance to the owners.

“There is clearly a shortage of homes to go round and it’s been a frustration of ours to see empty properties and buildings that could provide people with secure homes...”

“If an informal approach is unsuccessful, a range of legislative powers are available to ensure empty homes are brought back into use.

“These include serving statutory enforcement notices and where there is debt to the council, enforcing the sale of properties.

“However, it should be noted that owning an empty home is not unlawful.”

From this April, Thanet will be joining other authorities in charging a council tax premium on unoccupied second homes, even if furnished.

Canterbury and Swale councils were also approached for comment but did not respond.

Rob Foley, operations manager of MADM
Rob Foley, operations manager of MADM

Rob Foley is the operations manager of MADM, a Maidstone-based charity that offers support to those struggling to find suitable housing.

He said: “It is heart-breaking to see the number of people in insecure accommodation.

“We offer support daily to those at risk of losing their homes, in temporary accommodation or street homeless.

“We are fortunate in Maidstone that people have access to support from Maidstone council’s Trinity House team, the Maidstone Churches Winter Shelter nightly provision from January to March for those homeless they cannot help, and a number of supportive organisations, like ours, to give advice and assistance to those in housing distress.

“However, there is clearly a shortage of homes to go round and it’s been a frustration of ours to see empty properties and buildings that could provide people with secure homes.

“We welcome any move to bring those buildings to life again!”

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