Empty property management

1. Statement of intent

1.1 The Council aims to ensure that the period which a property is empty is kept to a minimum so that the minimal rent income is lost, it minimises applicants waiting time on the housing register, reduces the need to use Bed and Breakfast accommodation and the risk of vandalism or squatting.

1.2 The Council is also anxious to keep to minimum the cost of repairs and redecorations to Council properties, whilst ensuring that its housing stock is maintained to a good standard.

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2. Detail

2.1 Regardless of the reason why the property became empty, the same procedure is carried out to ensure the next tenant can move in as soon as possible.

2.2 All repair work is managed by our planned maintenance partner. All properties are inspected after completion of the works. Empty properties are classified according to what repairs are required. They are:

  • Standard repairs (5 days).
  • Minor repairs (10 days).
  • Major repairs (15 days).
  • Exceptional repairs (70 days).

2.3 Where damage is identified that has been caused to the property by the previous tenant, that tenant will be recharged the cost where it is economical to pursue and sufficient evidence is available to substantiate the recharge in court.

2.4 If alterations or non standard fittings and fixtures have been put in by the outgoing tenant e.g. light fittings, greenhouses, power showers, these must be removed or the Council will become liable for future maintenance of them.

2.5 Where a property is re-let on a new tenancy or on licence the inspecting officer may, at his/her discretion give vouchers to the new tenant to carry out decorations to rooms where in the inspector's opinion, decorations are not of a satisfactory condition. The value of the vouchers to be issued, dependent on which room is indicated.

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3. Key targets / standards

3.1 Ensure Woking Councils own local indicator of 21 days average turnaround for all properties, other than those requiring major work, is achieved.

3.2 The repair targets for standard, minor, major and exceptional works is achieved.

3.4 Customer feedback is sought within 28 days of letting on all new lettings achieving a satisfaction rate of 80%.

Date Approved: 18 June 2002
                               23 March 2005

Date Amended: 08 February 2004
                              15 July 2004 (administrative amendment)
                              14 March 2005
                                    March 2005 (Amalgamation 13 Decorations)
                                    February 2008