Empty properties can have a negative impact on our communities. They can attract anti-social behaviour, vandalism, and lead to a decrease in property values. While Dudley MBC faces significant financial constraints, we are committed to addressing these issues as best we can.
Our approach to empty properties
Due to limited resources, our focus is on securing empty properties to prevent them from becoming a safety hazard or attracting crime and anti-social behaviour. We act based on reported cases and will intervene when necessary.
Securing empty properties
Under Section 29 of the Local Government (Miscellaneous Provisions) Act 1982, the Private Sector Housing team takes steps to secure empty properties that have been broken into or vandalised. We prioritise securing ground-floor access points to prevent further damage, but securing all openings is not always feasible.
Report using the referral form below.
Environmental Health powers
Under the Environmental Protection Act 1990, we can intervene if an empty property causes a statutory nuisance, such as attracting vermin or other public health hazards.
Addressing anti-social behaviour
For properties that attract repeated anti-social behaviour, we may issue Community Protection Notices in collaboration with our ASB teams to ensure the property is secured and further incidents are prevented. To report Anti-Social Behaviour, contact Dudley Council Plus 0300 555 2345.
Stalled and derelict sites
Our Stalled and Derelict Sites Group focuses on larger, vacant properties and sites with the potential for development. The group works to bring these sites back into use, with a focus on:
- New residential housing
- Commercial development
These efforts aim to regenerate the area, create jobs, and meet the growing demand for housing.
Planning Department
Premises that are unsightly and deemed to be detrimental to the amenity of the neighbourhood can be dealt with Section 215 of the Town and Country Planning Act 1990.
Building Act 1984
If an empty property is a danger to the highway, Dangerous Structures, Highways may be able to enforce the owner to make it safe. To report an unsafe structure affecting the highway, contact Dudley Council Plus 0300 555 2345.
Empty property premium
Dudley Council is committed to reducing the number of empty homes across our area. In line with the Levelling-Up and Regeneration Act 2024, which came into effect on 1 April 2024, the local authority now has the discretion to charge a premium on empty and largely unfurnished properties. As a result, the Council has updated its charging policy for long-term empty homes.
Other powers to address specific issues
Dudley MBC also has powers to deal with specific issues often associated with empty properties, including:
- Accumulation of refuse
- Infestation (eg, rats, vermin)
- General disrepair affecting neighbouring properties (statutory nuisance)
There are additional powers available to the Council that can be used to address the issues that can arise from empty properties. However, under current budgetary pressures, these powers would generally be considered in extreme cases where there is considerable impact.
Empty Dwelling Management Orders (EDMO)
An EDMO allows the Council to take over the management of homes that have been empty for more than two years. This can include making the property available for use by tenants.
Compulsory Purchase Orders (CPO)
A CPO allows the Council to acquire properties for the better provision of housing, typically used for properties that may be dilapidated or have significant development potential.
Enforced Sales Procedures (ESP)
This procedure is used to recover outstanding registered charges e.g. council tax or other debts to the Council, typically when works have been carried out in default of a statutory notice. The sale of the property can then enforce to recover these costs.
Under current budgetary pressures and a commitment to deliver our other statutory function to the best of our abilities these powers would generally be considered in extreme cases and when other avenues of intervention have not been successful.
Property owners' responsibilities
Property owners have a duty to maintain and secure their empty properties. We expect owners to ensure the following:
- Any property condition issues affecting others are addressed quickly
- Securing access points: Securing the ground floor and main access points to prevent unauthorised entry
- Regularly inspecting the property: Making sure that the property remains secure and addressing any issues that may arise promptly
- Maintaining exteriors: Maintain the exterior to prevent it from becoming an eyesore. The Planning Department manages enforcement under Section 215 powers for issues like derelict facades that are detrimental to the neighbourhood
Bringing empty homes back into use
For owners of long-term empty properties, there are schemes and financial incentives available to help bring properties back into use, addressing the issues of vacant homes in our community.
VAT reductions for empty properties
Owners of properties that have been empty for more than two years may be eligible for a VAT reduction on renovation works. A further reduction is available for properties that have been vacant for more than 10 years. For more details, contact Dudley Council Plus 0300 555 2345.
Reporting empty properties
We rely on the public to report empty properties that may be causing problems. Your reports help us to take action where it's needed. You can report an empty property in the following ways:
- Online reporting
- Call our customer service team at 0300 555 2345
- Email Housing.Enforcement@dudley.gov.uk with the property details
When reporting, please include:
- The address of the empty property
- The length of time the property has been vacant, if known
- How the property is insecure or is causing damage to your property
