AGENDA ITEM NO
SOCIAL AFFAIRS, HEALTH & HOUSING SCRUTINY COMMITTEE
11 MAY 2005
REPORT FROM LANDLORD SERVICES MANAGER
HARD TO LET PROPERTIES
PURPOSE OF THE REPORT
To advise Members of the problem of long term voids within the Borough and seek views on
addressing the issues of hard to let properties.
INFORMATION
1.
As at the end of December 2004, there were a total of 80 properties that had been empty for
over 52 weeks. These properties vary in type and include flats, bungalows and accommodation
within sheltered schemes. The Department of Environment (DoE) defines difficult to let
housing as:‘Dwellings frequently rejected or accepted only very reluctantly even by applicants in
urgent housing need.’
2.
Details of the reason for properties remaining void are recorded and continually monitored by
staff. Some properties, however, continue to prove to be difficult to allocate for a number of
reasons. The Chartered Institute of Housing (CIH) makes a link between difficult to let
property and void rates:
‘Difficult to let housing is a concentrated group of dwellings, whether an estate, part of an
estate or a block, which is consistently refused by applicants and where there is an above
average number of void properties at any one time.’
3.
Causes for one or more properties proving difficult to let are varied and include:
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Design of property
Design and scale of estates
Inaccessible location
Lack of modern facilities within individual properties
High child or younger generation density on estates
Less desirable accommodation, for example bedsits
Estates or area having a poor reputation
Crime and Anti-Social Behaviour issues
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4.
A site visit was carried out on 20 April 2005 to a number of properties across the Borough,
which had been empty for a considerable period of time since they were proving difficult to let.
The visit was attended by 15 Members and tenants from Wrexham Tenant & Member
Partnership and the Social Affairs, Health & Housing Scrutiny Committee. It was commented
by those who attended the visit that the visit had proved very beneficial in being able to see
some of the problems for themselves.
A breakdown of 34 of the 80 properties that have no agreed action and have been empty for 52
weeks or more are outlined, detailing some of the contributory factors to the length of time of
voids. The remaining 46 properties have plans already agreed such as conversions of properties
in Royal Court and Y Wern, office conversion, miscellaneous properties to be sold or are to be
allocated when properties are repaired.
Outlines of possible options are provided. Details of the options as appropriate will go to Joint
Member/Officer Asset Management Working Group as part of the consultation process. Local
Members will also be consulted before any final decision is made:
a)
61 – 71 and 109 - 119 Deva Way, Spring Lodge – 12 Properties (Appendix 1)
These properties are two blocks of six two-bedroom flats with a high turnover of tenancies, the
majority of which last no longer than twelve months. There have been significant anti-social
behaviour problems in the past which has resulted in the flats being extremely difficult to
allocate to anyone on a long term basis.
The cost of bringing these properties up to the Welsh Housing Quality Standard is between
£130,000 - £140,000 per block of six.
Options:
i)
ii)
b)
To demolish and clear the site, which would cost £30,000 - £35,000 per block of six
(Total £60 - £70,000), and carry out basic environmental work on the site, i.e. soil and
seed and hold as an asset or sell the vacant site for rebuild.
To sell both blocks to a Developer for refurbishment for sale for owner occupation or
rental and use the money to invest in refurbishing other hard to lets. This has been
undertaken in other areas (Appendix 2).
The Moorlands, Spring Lodge – 8 Properties (14 currently empty) (Appendix 3)
Vacancies have existed in this scheme for some considerable time with all 13 bedsits and 1 flat
now empty. The type of accommodation proves unpopular as schemes with bedsits are
becoming harder to let as customer expectations rise. When schemes were built they met the
standards of the period, but expectations and standards have advanced. Marketing of vacancies
has taken place in the past but has proved unsuccessful.
Options:
i)
ii)
iii)
Decommission the unit and explore alternative uses for it e.g. Social Services scheme or
office accommodation. This could be in partnership with an RSL.
To demolish and clear the site at a cost of between £30,000 - £35,000. The site to be held
as an asset
To sell the scheme to a private developer for refurbishment or demolition and rebuild.
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c)
73-78 Bryn Hafod, Caia Park. – 4 Flats (6 flats to be empty) (Appendix 4)
A block of six flats located at the end of a block of family houses. The block shows signs of
substantial subsidence and underpinning and internal structural works are required to flat 75.
The block has only one tenant remaining, who is in the process of transferring. The area has a
high density of two storey flats and families with young children are not attracted to them. This
accommodation is therefore let to young single people.
The cost of refurbishing the flats to reach Welsh Housing Quality Standards would be
approximately £40,000 each flat with structural works costing approximately £15,000, resulting
in a total scheme cost of around £255,000. The cost for demolition and resulting
environmental works would be approximately £40,000.
Recommendation:
i)
d)
To demolish this block of low demand properties and carry out an environmental scheme
in consultation with local residents to improve the overall appearance of the area. The
remaining properties would then become more attractive to let due to the reduced density
of the area and improved environment. This recommendation has been made in
consultation with the Local Members, Estate Office, Tenant Groups and Communities
First and all parties are supportive of this proposal
127-137 Ffordd Llanerch, Penycae– 6 Bungalows (7 empty)
(Appendix 5)
Over the years we have experienced difficulties in allocating these types of property due to their
size and unpopular layout, the bedroom being off the lounge area. We have therefore found it
necessary to allocate in the past to a younger age group, which has created a number of
problems due to the mix of ages. These vacant bungalows have been subject to vandalism
since they have been empty. The cost of bringing a pair of these bungalows up to the Welsh
Housing Quality Standard is approximately £45,000.
Options:
i)
A pair of bungalows have been identified for conversion to larger accommodation to
house a disabled applicant at a cost of approximately £45,000 a pair (Total £135,000).
ii)
To demolish the bungalows at a cost of £15,000 per pair (Total £45,000) and sell the
site.
iii)
To repair the properties and allocate them to applicants of non pensionable age or
applicants with special needs. The costs would be the same as in (i) above. Funding
would need to come from the capital programme.
e)
5, 8, 10 & 28 Llys Y Mynydd, Rhos – 4 Properties (5 currently empty)
The Department has been experiencing difficulty over the years in allocating some of its
sheltered units, the reasons for this being the size of the accommodation, its proximity to
facilities and people being able to remain longer in their own home with the help of other
services. Demand in Llys Y Mynydd is low since the accommodation on offer is very small
and there are two other sheltered schemes within close proximity.
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A number of attempts have been made to market these properties in the locality via posters and
the local press. Some flats have been furnished to show to potential tenants as show homes.
These efforts have produced some interest and the Estate Office is in the process of offering
four of the vacancies to applicants.
In another area of the Borough, Royal Court, Gwersyllt, a scheme was introduced to redesign
and improve the sheltered accommodation to Lifetime Home Standards with a number of
enhancements and additions to the original scheme. Although this is a positive development,
the lack of funds prohibits us from continuing these improvements in other areas of the
Borough.
Recommendation:
To retain as sheltered housing and re- examine the waiting list, pending longer term review of
sheltered housing provision.
RECOMMENDATION
Members to note the information and give views on the long term future of these properties.
BACKGROUND PAPERS
None
WEBSITE INFORMATION
None
Report Ref: CHPPO/44/05S
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