If you own a property in Kendal that’s been sitting empty – whether it’s inherited, stuck between tenancies, or held while you weigh up your options – this is urgent reading. Westmorland and Furness Council is now charging up to 400% council tax on long-term empty homes. That’s not a typo. And it’s already in force.
This guide distinguishes the long-term empty-home charge from the separate second-home rules. The empty premium escalates with time, but its first tier should not be described as inherently higher than every second-home charge.
What is the empty homes council tax premium?
The council applies escalating premiums to qualifying long-term empty and substantially unfurnished homes. Check the property’s vacancy history, liable person and any exception with the council; ownership changes do not automatically reset the clock.
Here’s how the tiers break down:
- Empty for one to five years: 200% total council tax (a 100% premium on top of the standard rate)
- Empty for five to ten years: 300% total council tax (a 200% premium)
- Empty for ten years or more: 400% total council tax (a 300% premium)
To put that in real terms: if your standard council tax bill is £2,000 a year, a property that’s been empty for six years would cost you £6,000 annually in council tax alone – before insurance, maintenance, or mortgage costs.
How is this different from the second home’s premium?
This is a question worth answering clearly, because the two charges are often confused.
Second-home rules apply to substantially furnished homes with no resident. Check the current council determination and any exceptions rather than assuming the empty-home rules apply to a furnished property.
The empty-home premium applies to qualifying unoccupied, substantially unfurnished homes and increases with the length of the empty period.
Check when the property first became empty and substantially unfurnished, and retain evidence. Brief occupation or furnishing does not necessarily reset the period.
Why Westmorland and Furness Council is taking this seriously
The council’s empty-home work aims to return properties to use. Check its published strategy for current targets rather than relying on an unverified staffing count or numerical promise.
Housing need is relevant policy context but does not establish tenant demand or a specific supply shortage for your property. Kendal should not be described as constrained by the Green Belt without checking the actual designation.
Premium policy and exceptions can change. Use the current determination and the property’s circumstances rather than predicting future enforcement intensity.
Which Kendal properties are most at risk?
Empty homes in Kendal come in many forms, and landlords across the spectrum – from single-property owners to those managing larger portfolios – can find themselves caught out.
Common scenarios include:
- Inherited properties in areas like Highgate, Stricklandgate, or Natland Road that haven’t yet been sold or let
- Properties between lettings: check any applicable discount or actively marketed exception instead of assuming a universal void exemption.
- Former buy-to-let homes withdrawn from the market pending a sale decision
- Commercial conversions or renovation projects stalled by planning or finance delays
A mandatory major-repair premium exception may apply for up to 12 months, subject to the statutory conditions and evidence. This is separate from the ordinary council tax bill: the council does not generally offer a major-repair discount. Actively marketed sales or lettings and probate-related exceptions may also be relevant.
What Kendal landlords and owners can do right now
There are three practical routes out of this situation. The right one depends on your circumstances.
Let the property
Actual occupation can change the council tax position; signing a tenancy or appointing an agent does not automatically remove a premium. Tell the council about the occupation and check liability and evidence. Obtain a current appraisal and allow for a vacant period when budgeting.
For assured tenancies within scope, the Renters’ Rights reforms require the appropriate periodic-tenancy, possession and information processes. A managing agent can help with agreed tasks but does not eliminate the landlord’s responsibilities or vacancy risk.
Sell the property.
A completed sale can end the seller’s liability, depending on the legal position. Listing a property does not have the same effect, although an actively-marketed exception may apply. Compare likely proceeds, costs and timing before deciding to sell.
Explore a managed letting service.
A managed service can coordinate agreed letting and maintenance tasks. It cannot guarantee continuous occupation, remove every compliance duty or end a premium merely by being appointed.
Don’t let the premium compound
The longer a property stays empty, the more expensive it becomes – and the harder it can be to bring back up to a lettable standard. Damp, deterioration, and deferred maintenance are common in long-term empty homes across Kendal’s older housing stock, particularly in properties built before 1919 that are common in the town’s conservation areas.
Review the actual bill, repair costs and possible exceptions before choosing a route. Moving into a higher tier matters, but the best response depends on the property and your circumstances.
Get a free rental valuation with Hunters Kendal
If you own an empty property in Kendal and you’re not sure what it could earn as a rental, start there. A free rental valuation from Hunters Kendal gives you a realistic income figure based on current local demand – no obligation, no pressure, just a clear number to work with.
Hunters Kendal works with landlords at every stage, from first-time accidental landlords to experienced portfolio holders managing multiple properties across Westmorland and Furness. Whatever your situation, the team is here to help you find the right path forward.
Book a free valuation to discuss your property’s sale or rental potential and the service options available.
Get in touch with Hunters Kendal to discuss your property and next steps.
