Over a million homes in England now sit empty. That’s the stark figure from the latest government data, which shows total vacancy has climbed to 1,022,158 properties not being used as anyone’s primary residence. To put that in perspective, it’s more homes than there are in the entire city of Birmingham. I’ve been following this story for years, and what strikes me every time is how the number keeps rising even as the housing crisis deepens. The gap between empty properties and people who need them has never felt wider.
These aren’t just numbers on a spreadsheet. Each empty home represents a family that could be living there, a community that could be stronger, and a wasted resource when we’re told there isn’t enough housing. The problem is complex, but it’s not unsolvable. Here’s what you actually need to know.
If you’re thinking about buying a property that’s been sitting empty, or you’ve inherited one and don’t know what to do, you’re not alone. I’ve seen plenty of people in that exact spot. The key is understanding why the home is empty in the first place and what options you actually have. For a broader look at how property decisions are shaped by bigger trends, you might find how psychology shapes UK property decisions a useful read. And if you’re dealing with a property that needs serious work, a home security starter kit can help protect it while renovations are underway.
What Counts as an Empty Home and Why It Matters
The most important thing to understand is that “empty” isn’t a single category. The government defines a long-term empty home as one that’s been unfurnished and unoccupied for more than six months. But there are many more homes that sit vacant for reasons that don’t fit that neat definition.
The largest single reason a home becomes empty is the death of its owner. Over 124,000 homes — nearly 60% of council tax exempt empties — are caught up in probate or legal delays. I’ve seen cases where a property sits untouched for years simply because the paperwork drags on and no one takes the next step. That’s not deliberate neglect; it’s a system that moves slowly. But the result is the same: a home that could house someone stays dark.
On the other end of the spectrum, some homes are left empty on purpose. Investors buy them at auction and wait for the value to rise, treating the property like a pension rather than a place for someone to live. That’s a very different problem, and it needs a different solution. If you’re considering buying an empty property yourself, it’s worth understanding how renovation can unlock value in a home that’s been neglected.
Why the Empty Homes Crisis Affects You Directly
You might think empty homes are someone else’s problem. But they affect house prices, local services, and the feel of your neighbourhood. When a property sits vacant for years, it can fall into disrepair, attract vandalism, and drag down the value of surrounding homes. Councils lose out on council tax revenue that could fund schools and roads. And in areas with high numbers of second homes, local workers get priced out of the rental market entirely.
The South West region is a stark example. It already has the highest vacancy rate in England, and on top of that, there are over 21,000 properties that have been flipped to business rates — meaning they’re used as short-term lets and pay no council tax at all. That’s thousands of homes that could be housing nurses, teachers, and hospitality workers, sitting empty for most of the year while locals struggle to find somewhere affordable to live.
What I notice most is how the numbers keep climbing in lockstep with rising homelessness. Chris Bailey from Action on Empty Homes has called it “a disgrace,” and I can’t argue with that. The government’s own figures show over 700,000 empty homes in England, yet we’re told there’s a housing shortage. Something doesn’t add up.
If you’re a first-time buyer or a renter in a high-demand area, this crisis directly affects your chances of finding a home. Every property that’s left empty or used as a holiday let is one less home on the market. That pushes up prices and rents for everyone else. My advice? If you see an empty property in your area, find out who owns it and whether the council has any plans for it. Sometimes a simple conversation can get things moving. A property lawyer can also help you understand your rights if you’re considering making an offer on a vacant home.
Where People Go Wrong With Empty Properties
I’ve seen the same mistakes come up again and again when people deal with empty homes. Here are the most common ones, and how to avoid them.
Assuming the Council Will Step In
Many people assume that if a property has been empty for years, the council will eventually take action. In theory, councils have powers like Empty Dwelling Management Orders (EDMOs), which let them take over a property that’s been empty for two years or more and is causing a nuisance. In practice, these orders are rarely used. The legal process is lengthy, complex, and expensive. Councils are stretched thin, and empty homes aren’t always a priority. If you’re waiting for the council to solve the problem, you could be waiting a very long time.
Ignoring the Council Tax Premium
Since 2024, councils can charge an extra premium on properties that have been empty for just one year. After ten years, that premium can reach 300% of the standard council tax bill. That’s a massive cost that can eat into any profit from selling or renovating the property. I’ve seen people buy an empty home thinking they’d save money, only to be hit with a huge tax bill they hadn’t budgeted for. Always check the council’s empty homes policy before you buy.
Underestimating the Condition of the Property
A home that’s been empty for years isn’t just dusty. It can have serious structural issues, damp, rodent infestations, and problems with plumbing and electrics. The longer it’s been vacant, the more expensive the repairs. I’ve seen renovation budgets double because people didn’t get a proper survey done. Don’t skip the survey, and always add a contingency of at least 20% to your budget. A water leak detector is a cheap way to catch one of the most common problems early.
Thinking You Can Flip It Quickly
Flipping an empty property sounds like a quick win, but it rarely is. You need to deal with legal issues, planning permissions, renovation work, and finding a buyer or tenant. The market for renovated properties can be unpredictable, and if you’ve overpaid for the empty home, your profit margin disappears. I’ve seen too many people jump in without a solid plan and end up stuck with a property they can’t sell. If you’re serious about flipping, read up on risk management in UK property flipping before you start.
→ Scroll right to see all columns
| Category | Number of Homes | Key Detail |
|---|---|---|
| Long-term empty (6+ months) | 303,185 | Highest since 2011; up 14% on 2024 |
| Exempt empty (e.g. probate) | 212,000+ | Nearly 60% are homes of the deceased |
| Second homes (furnished, not primary) | 267,894 | Many used as investments or holiday lets |
| Flipped to business rates | ~74,000 | Often avoid all local tax via Small Business Relief |
What You Can Actually Do About an Empty Home
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Whether you’ve inherited an empty property, you’re thinking of buying one, or you just want to see action in your area, there are practical steps you can take. Here’s what I’d do.
Check the Council’s Empty Homes Strategy
Every council in England has a strategy for dealing with empty homes. Some are more proactive than others. Start by visiting your council’s website and searching for “empty homes.” You’ll usually find a contact person or team. Ask them what powers they’re using, whether they’ve issued any EDMOs recently, and what the council tax premium is for empty properties in your area. If the council isn’t doing much, that’s useful information too — it tells you that you’ll need to take action yourself.
Get Legal and Financial Advice Early
If you’ve inherited an empty property, the first step is sorting out probate. This can take months, but you can speed things up by hiring a solicitor who specialises in estate law. Don’t let the property sit empty while you wait — secure it, insure it, and consider whether you can rent it out temporarily. If you’re buying an empty property, get a full structural survey and a solicitor to check for any legal issues like outstanding debts or planning restrictions. A estate lawyer can be invaluable if you’re dealing with a property tied up in probate.
Consider Renovation or Conversion
Empty homes often need significant work, but that work can add serious value. The key is to have a clear plan and budget before you start. Prioritise the essentials: roof, electrics, plumbing, and heating. Then think about layout and energy efficiency. A well-renovated empty home can sell for a premium, especially if you’ve added modern features like double glazing and efficient heating. If the property is in a conservation area or has listed status, check what permissions you need before you start any work. For more on this, take a look at future-proofing your property with modern tech.
Report Problem Properties to the Council
If an empty home in your neighbourhood is causing problems — vandalism, vermin, or just looking derelict — report it to the council. Most councils have a form on their website for reporting empty homes. Be specific about the address and the issues. If enough people report the same property, it’s more likely to get attention. You can also contact your local councillor and ask them to raise the issue. Sometimes public pressure is what gets things moving.
What About Short-Term Lets and Second Homes?
This is a growing part of the problem. Many properties that look like second homes are actually used as short-term lets, often through platforms like Airbnb. Some of these have been flipped to business rates, meaning they pay no council tax and may qualify for Small Business Relief. The government is aware of this loophole, but closing it is complicated. If you’re in an area with lots of holiday lets, consider supporting local campaigns for tighter regulation. Some councils are introducing registration schemes for short-term lets, which could help bring more homes back into residential use.
Frequently Asked Questions
Can the council force me to sell an empty home I own? ▾
What happens if I inherit a house and don’t want it? ▾
Are there tax breaks for renovating an empty home? ▾
How do I find out who owns an empty property? ▾
Can I squat in an empty home legally? ▾
What’s the difference between a second home and a long-term empty home? ▾
Sources and Further Reading
The rise of co-living in the UK — Explores an alternative housing model that could help address the shortage of affordable homes.
Why UK housing associations are a growing investment opportunity — Looks at how institutional investment is reshaping the housing sector.
Facts and figures on empty homes in England. Action on Empty Homes, 2025.
Why are there so many empty homes in the UK and what is being done?. Homebuilding & Renovating, 2025.
The empty homes crisis isn’t going to solve itself. But with the right information and a bit of persistence, you can make a difference — whether that’s bringing one property back into use or pushing your council to do more. If this was useful, you might also want to read Brexit’s lasting impact on UK property prices.
