Harrogate district residents are being urged to report empty homes as new figures show some progress has been made on the problem which is contributing to the housing crisis.

Harrogate Borough Council has faced calls to take greater action to bring empty homes back into use at a time when around 1,800 households remain stuck on the social housing waiting list due to a “desperate” lack of affordable properties.

Figures now show some progress has been made, with the number of homes empty for more than two years falling from 228 in 2019 to 205 this week.

There is still much ground to be made, but the council said the figures show it is taking positive action.

Cllr Mike Chambers, cabinet member for housing and safer communities, is now asking more property owners to bring their empty homes back into use as he also urged residents to report any cases to the council as part of a national week of action.

He said:

“We want to work with property owners who, for whatever reason, have an empty property that could be better used to provide a home for local people.

“There are options available, including the empty homes loan or rent bond scheme to carry out repairs or improvement works and bring them back into use.

“I’d urge anyone who is interested to get in touch.”

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Other figures show the number of Harrogate district homes empty for more than six months has also fallen from 838 in 2019 to 758 this week.

‘We can’t afford to waste properties’

This comes at a time when campaign group Action on Empty Homes says the nation has seen a “massive rise” in cases as it also calls for councils to be given greater powers “to act where owners and landlords won’t or can’t”.

The campaign group said:

“We believe that we cannot afford to waste such properties.

“In England 100,000 families are trapped in often poor quality, insecure temporary accommodation, which does not meet the standards that are required of the permanent, secure, social housing these families are entitled to.”

There are numerous reasons why properties can lie empty. In some instances, landlords cannot afford to renovate their property to sell or rent out.

Properties may also have been inherited and the new owners don’t know what to do with them.

Loan scheme

Harrogate Borough Council last year launched a loan scheme to help property owners carry out repairs. The loan is for anyone who does not have the money to carry out repairs to a property which has been empty for more than six months.

In what is described as a “last resort”, the council also has powers to carry compulsory purchase orders (CPOs) where efforts to bring empty homes back into use have failed and legal action is taken against landlords.

Just two CPOs were carried out in 2020/21 and the local Liberal Democrats previously said a stricter approach should be taken.

But councillor Chambers said the Conservative-run council would rather work with property owners rather than take legal action against them.

He said:

“When we have exhausted all options, we will look to make a compulsory purchase order to bring empty homes back into use.

“But we would much prefer working with property owners and highlight the options available to them.”

Councillor Chambers also said there are often empty properties which the council is unaware of, and he urged residents to report cases to the council’s empty homes officer.

There are calls for greater action to reduce the number of homes lying empty across the Harrogate district while thousands of residents remain stuck on the social housing waiting list due to a “desperate” lack of affordable properties.

Official data shows 774 homes have sat empty for more than six months – a figure which has fallen slightly from 838 in 2019 but councillors and campaigners say must come down at a more dramatic rate in order to get to grips with the housing crisis.

About 1,700 households are in the queue for council housing, and with property prices reaching record heights the fear is many may be stuck there for some time unless greater action is taken by Harrogate Borough Council.

The council itself has previously said there is a “desperate” need for more affordable properties but has defended its record on empty homes, with its cabinet member for safer communities and housing, councillor Mike Chambers, saying “every effort” is made to work with landlords and that tougher action is taken whenever necessary.

Councillor Chambers said:

“In the last two years, through this proactive approach, we have seen a 25% reduction of properties empty for more than five years.

“Our dedicated empty homes officer is working hard to identify empty properties, engage with owners and look at what else can be done to increase this reduction.

“It is important that everyone living in Harrogate district has the opportunity of a decent and quality home. We are committed to providing this and have a number of plans in place – such as requiring developers to provide a specific amount of affordable housing as well the aims of our own housing company Bracewell Homes – that will support local people into affordable rented homes or to get on the property ladder.”

Over the last 12 months, the council has carried out just two compulsory purchase orders where efforts to bring empty homes back into use have failed and legal action is taken against landlords as a last resort to force them to sell their properties.

The opposition Liberal Democrat group on the council said a stricter approach on compulsory purchase orders was needed to reduce empty homes, which are “compounding deeply entrenched problems” including high property prices, the lack of affordable homes and long stays in temporary accommodation.

Liberal Democrat leader councillor Pat Marsh said:

“I know there is a cost to compulsory purchase and the refurbishment of properties, but it still must be cheaper than buying on the open market and it means less green space being taken away.

“Alternatively, the council could actively build houses on land it owns, such as at Pannal.

“We cannot stand by and allow people to live in bed and breakfast or hostel accommodation for weeks on end and then the only accommodation we build is temporary on Spa Lane in Starbeck. People need homes on a permanent not temporary basis.

“With 1,700 people on the waiting list we need action now. Relying solely on the delivery of affordable homes from planning permissions for large development is never going to address this issue.

“When will this council start to take the issue of homelessness and lack of affordable housing seriously?”

What is the national picture?

Action on Empty Homes, which is England’s leading campaign group on the issue, has published figures which show numbers hit a record high in 2020 with 268,385 long-term empty homes across the country.

It is calling on the government to launch a national empty homes strategy backed by a £200m fund and new powers to support local authorities.

Through this fund, it wants to see a streamlining of compulsory purchase orders powers and more cash for community-led projects that sustainably refurbish long-term empty homes.

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Speaking earlier this year, Will McMahon, director of Action on Empty Homes, said:

“In 2020 there was a 20% rise in long term empty homes numbers with increases in nine out of every ten local council areas. That is a national scandal of wasted homes that mirrors our national housing crisis – and that calls into question why these homes are not being brought back to use to help address that.

“That’s why we call for a new programme of government investment and why we back local councils’ calls for better and simpler powers to act where owners and landlords won’t or can’t.”

Why are homes left empty?

There are numerous reasons properties can lie empty. In some instances, landlords cannot afford to renovate their property to sell or rent out.

Properties may also have been inherited and the new owners don’t know what to do with them. Rentals can also fall below safety standards which means they sit vacant until the problems are fixed.

What else can be done? 

As well as carrying out compulsory purchase orders, the government has also given councils powers to charge an additional 100% council tax on properties that have been empty for two years.

Empty Dwelling Management Orders can also be issued for long term empty properties that are attracting vandalism and causing a nuisance to the community.

A total of 1,035 homes in the Harrogate district have been empty for six months or more.

The Stray Ferret obtained the figure from Harrogate Borough Council using the Freedom of Information Act.

The list shows the postcode of each home and when, according to council tax records, it became empty.

The data reveals 444 of the homes became empty in the last 12 months.

A total of 222 are in Band A, the lowest council tax bracket. Sixteen are in Band G, which is the highest.

Harrogate Liberal Democrat county councillor Geoff Webber said it was “obscene” to have over 1,000 properties empty when there has been homelessness in the district.

He also said HBC’s social housing waiting list currently stood at 1,523.

He told the Stray Ferret:

“I am very disappointed that Harrogate Borough Council, who are responsible for housing, has about 1,500 families on their housing waiting list when there are over 1,000 private properties are standing empty.

“Some of these properties, of course, will be unoccupied for a good reason, but it does seem obscene that pre-Covid we had people sleeping on the streets and currently have families in hostels and bed and breakfast accommodation when so many private properties are standing empty.”

The number of empty homes in the district is rising. According to government figures, there were 828 in November 2019.

Harrogate Borough Council has powers to encourage owners of empty properties to bring them back into use.

The council charges owners of properties that have been empty for two years or more a premium on their council tax. For example, for a property that has been empty between two and five years the council charges a 100% premium. This increases to 200% when a home has been empty for over five years.

The council can also take enforcement action against landlords, including compulsory purchase orders, enforced sales, and empty dwelling management orders.

A HBC council spokesman said:

“We work with property owners within the district to encourage and assist them to bring empty properties back into use as much-needed homes.

“Where this fails and homes remains empty we do not hesitate to take enforcement action including compulsory purchases.”

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According to national campaign group Action on Empty Homes, there are over 216,000 empty homes across the UK.

The group lobbies the government to give councils greater powers to put empty homes back into use.

When we showed the figures for the Harrogate district to Chris Bailey, campaign manager at Action On Empty Homes, he said homes were being “wasted”.

“This is despite the desirability of Harrogate and despite the increasing problems of housing need and homelessness amidst a wider national housing crisis, which coronavirus and its economic fallout can only worsen.”