Michala Rudman reports on a busy year for Empty Homes Wales since it launched at TAI 2013
Working as an empty homes project officer for a proactive housing association means that I am at the forefront of an issue that is rapidly rising up the political agenda in Wales. That we have are in a housing crisis in wales is no secret. Supply is not meeting the increasing demand, meaning that decent and affordable housing seems a distant and unobtainable goal for so many. As socially responsible housing providers, we are tasked with looking more closely not just at what we are doing, but also how and why. It is widely acknowledged that ‘empties’ are a wasted resource across our neighbourhoods, and greater pressure is being placed on local authorities to bring them back into use – and there is an increasing acceptance that they can’t do it alone.
The beginning
As new build development schemes slowed down across the country, in late 2012 United Welsh created the role of empty homes project officer. This was in response to two key factors. Firstly, it is obvious that in order to create more homes you must look further than simply building more. Empty Homes isn’t the panacea for the housing crisis, but considering that in Wales we have over 25,000 long term empty homes, it is clear to see that these wasted properties could make a big difference. Secondly, my research into the empty homes situation revealed that Welsh local authorities don’t always have the dedicated resources that are needed to complete the often complex and extensive processes involved with taking enforcement action. This usually meant that other tasks took priority, making empty homes reactive rather than proactive.
More recently there has been increasing demand for results from Welsh Government, which showed its commitment to tackling empty homes by making £20 million available for a recyclable loans scheme. Frustratingly though it is still the case that empty homes does not appear to warrant a dedicated full time role in many local authorities.
United Welsh recognised that as a housing association, it was well placed to support this work in our communities. Indeed, we feel it is our duty to shoulder some of the burden in terms of resources and finances, but ultimately we lack the legal authority to take enforcement action ourselves. We felt it was a clear and simple concept – if we worked in partnership with local authorities we would have all of the necessary tools at our disposal to bring empty homes back into use, and provide much needed homes.
The role of empty homes project officer was therefore designed to lead on a project that would facilitate and support local authorities to bring empty homes back into
use. To this end I primarily work with empty homes and environmental health officers in Cardiff, Caerphilly and Blaenau Gwent Councils to offer home owners impartial advice, support and assistance. However, it soon became clear that the role could (and should) be wider than this. Recognising that the same issues and challenges are often replicated across the various Welsh authorities, I resurrected the defunct Empty Home Forum for operational officers to share best practice, resources and information. I also created a website emptyhomeswales.co.uk – a freely accessible resource that offers discounts to relevant goods and services, shares good practice, news stories, blogs and empty homes case studies from various sources. There are also links to various useful publications and strategies, as well as allowing the reporting of empty homes and a contact form for home owners.
The main driver of the project is that Empty Homes Wales seeks to support owners through the process of returning their properties to use, as many do not have the necessary experience or confidence to do so without support. Over time I have developed various leasing models that can be adapted and applied to individual cases.
I work directly with owners to identify their needs and in this way have been able to offer an alternative to them losing their home to enforcement action by the local authority.
Bringing up to standard
Bespoke opportunities for returning the property into use can include supplying schedule of works to bring the property up to the relevant standards, ensuring that they are aware of the legal requirements the property must meet or referring them to approved local contractors to complete the works to a high standard at an affordable rate. Leasing may not always appeal to the owner so I offer alternative options such as a referral to our partners for reduced fee open market or auction sales. Each case is unique and requires a bespoke solution to ensure that an affordable but quality home is made available to those in housing need.
Teething problems
As with any project, there are certain barriers that cause headaches. As expected, there is significant paperwork and bureaucracy involved with each case. Once I have received a query, investigated the circumstances, and priced the refurbishment with an approved local contractor, I work closely with the finance department of United Welsh to develop a viability model that satisfies the owner as well as the board of United Welsh. In addition to this, each property has to undergo viability checks in terms of area desirability, which is agreed with our neighbourhoods or lease lettings team. This includes assessing acquisition costs/refurbishment costs set against anticipated income as each property must be able to provide affordable housing. As well as developing the project strategically, Empty Homes Wales has proven to be very operationally focussed and and involves a lot of administration and time consuming visits to properties before you see results. In time, as the scheme continues to develop, I would expect that there will be a need for increased capacity within the team.
External issues
There are other external issues that can frustrate the situation, such as non- compliance by the mortgage provider. Often they will refuse to grant a lease for the required amount of time to make the scheme viable. There doesn’t seem to be enough commitment from certain mortgage providers to help the situation and they would rather repossess the property.
While this is their right, under the terms and conditions of the mortgage, I find this particularly frustrating when the owner would otherwise be really keen to work in partnership with us.
In the early days, it was challenging to properly engage other departments and organisations who were new to the concept of a housing association offering up privately owned empty homes as a source of accommodation. However, now this partnership is in place, it has allowed me to actively engage with other organisations pursuing a similar empty homes agenda. However, issues can arise when we are trying to set out the boundaries and expectations of the project, with so many departments involved: housing, environmental health, building control, development, legal, finance and so on. I find that, as relative newcomers to this, we are working continually with our partners to break down the barriers and create some clarity around what we each can and can’t take responsibility for. Oftentimes my enthusiasm is tempered by the apparent reluctance of others to explore the opportunities available through the project as they don’t want to be the ones to publicly get it wrong. However if we look across the border into England there are some fantastic examples where this kind of partnership working is achieving great results.
Kent’s No Use Empty campaign was launched nearly ten years ago to create a more productive joined-up approach across many districts. Amazing success has ensured that this project is a ‘must watch’ for how to achieve results. Another project that I would like to emulate is Leeds Empties, a fantastic social enterprise that has an ‘empty homes doctor’ which offers the same services as Empty Homes Wales in terms of advice and guidance. The project also brings together various organisations, including private businesses, to bring empty homes back into use.
Looking at these examples, it would seem that the key to success is scale. The more people, organisations and partners we can get on board, the greater difference we will be able to make in Wales. But it takes hard work, dedication and focus.
The response to last month’s #LoveEmptyHomes campaign has absolutely shown the level of buy-in and enthusiasm in the Welsh housing sector for this. There is a definite appetite to work with partners who share the same aims and objectives and who can ‘add value’ to the empty homes projects.
How far have we come?
One year on and Empty Homes Wales has started to meet its potential. I have created close partnerships with the local authorities, which enables us to work together and maximise the number of properties bought back into use. As well as pushing the empty homes agenda at both operational and strategic level, it enables the home owner an option between ‘leaving the property’ and ‘losing the property’. Whereas the overstretched local authorities are not always able to devote the time and dedication to individual cases, Empty Homes Wales is better positioned to do so. Of course, some cases do necessitate enforcement action and we have worked closely with the local authorities to take on these cases and purchase the property for our own stock.
Too good to be true
To be a success, it is important that people know that Empty Homes Wales is available. Often I get asked why United Welsh invested in this project, as it could seem too good to be true. But when you consider the common aims and objectives of housing associations, and the commitment and responsibility we have to our communities, it’s not so difficult to understand. With support from the communications team at United Welsh I have been able to exploit many methods to get the message out there. With budgets as tight as they are
you have to be creative. It is important to maintain a high profile across the sector, as well as with the public, as I know that the referrals could come through various, perhaps unexpected sources including social services, occupational health, mental health support workers and United Welsh housing officers.
However, when it comes to the nuts and bolts of it, the success of a project must be measured by numbers. In its first year, Empty Homes Wales has influenced and supported over 20 empty properties back into use. This includes our offices in Cardiff for our own use; long term leases with owners; properties obtained following enforcement action; properties sold at auction as well as properties purchased and sold on the open market. At time of writing there are eight contracts ready to sign off with the intention that United Welsh will refurbish and lease them, including one property that we are planning to convert into three apartments, as well as numerous empty homes visits booked in for initial assessment.
The Empty Homes Wales model works and I am keen to see it develop and grow by sharing this model with other housing associations and local authorities in South Wales and beyond.
Michala Rudman is empty homes project officer at United Welsh
Success story – James Street, Caerphilly
An example of Empty Homes Wales’ successes is a three-bedroom family property in Caerphilly. The owner of the house had accessed renovation funding from Caerphilly County Borough Council but had then disappeared, leaving the property abandoned and unsafe. the ensuing health and safety provisions, and property security that the local authority was obligated to provide, left significant debts.
Empty Homes Wales and Caerphilly County Borough Council housing officers worked together to come up with a solution to what was a complicated case. In addition to the initial debts, the council tax department was also owed over £3,500 in arrears. Therefore under the circumstances, it was agreed it was agreed the best course of action was for the local authority to apply for an Order of Sale to recover the debt. United Welsh agreed to buy the property immediately, complete the renovations and take it
into its existing stock. In line with the policy of Empty Homes Wales to add value to the local economy where possible, in a few short weeks, the property was refurbished to a very high standard by local approved contractor. Once the work was completed to the Welsh Housing Quality Standard, the house was advertised through United Welsh and a local family moved in and have now been settled there for several months.
Success story – islwyn Street, Caerphilly
One Empty Homes Wales success was this three-bedroomed family sized property in Caerphilly. It had been listed on Caerphilly Council’s list of privately owned empties since 2005 and the owner was refusing to engage. finally, in 2012, despite our best efforts, a decision was taken between all partners to seek possession of the property. Caerphilly County Court granted a charging order. As agreed, United welsh was able to take ownership of the property immediately and take it into existing stock.
The property was refurbished to very high standards to meet the Welsh Housing Quality Standard. In addition to our experienced workforce we were also able to include a placement for an apprentice from the local college. This was an invaluable opportunity to gain practical experience that actually led on to a full time role with the special projects team. Following an open day, where local councillors and Government officers visited the completed project, the property was advertised via United Welsh lettings process. A local family soon moved into the property and now lives there very happily.
#LoveEmptyHomes – a fresh approach to engagement
The recent #LoveEmptyHomes campaign, coming as it did on Valentine’s day, aimed to raise awareness of the empty homes agenda in a unique and engaging way.
Owners of more than 400 empty homes across South Wales received a Valentine’s card from Empty Homes Wales, encouraging them to fall in love with their properties once more, while offering to support them through the process.
As well as cards, the #LoveEmptyHomes campaign saw a day of action across Twitter and Facebook, with nearly 200 individuals and organisations joining in and tweeting their experiences and opinions on the issue along with pictures and support and good humour.
The campaign benefitted from the support of the likes of Community Housing Cymru, the Chartered Institute of Housing Cymru and several local authorities, as well as the minister for housing and regeneration Carl Sargeant AM and notable housing personalities including the BBC’s Henry Pryor.
There was also positive media coverage for the campaign in several trade publications including Inside Housing, Housing.Net and 24Dash.
By the end of the day over 600 tweets had been sent, reaching more than 638,000 unique accounts. A Thunderclap campaign was joined by nearly 140 people, with the accompanying message being seen by 121,411 timelines.