What homeowners across Hertfordshire and Bedfordshire need to know
Do you own a property that’s been sitting empty? Perhaps you’ve inherited a family home, started renovations that have taken longer than expected, or simply haven’t decided whether to sell or let.
From 5 November 2026, councils in England will be able to consider taking action on properties that have been empty for just six months, rather than two years, under changes to Empty Dwelling Management Orders (EDMOs).
For property owners in Hitchin, Letchworth Garden City, Biggleswade and the surrounding villages, this is an important change to be aware of.
While it doesn’t mean councils will automatically take control of every property left empty for six months, it does make having a clear plan for your property more important than ever.
What’s Changing for Empty Property Owners?
Currently, a property must generally have been wholly unoccupied for at least two years before a council can consider applying for an Empty Dwelling Management Order.
From 5 November 2026, this qualifying period will reduce to six months.
Councils will also no longer need to provide information about whether the property is causing a nuisance or whether the local community supports the proposed order.
These changes apply to applications submitted on or after 5 November 2026 and are designed to help bring long-term empty homes back into use sooner.
However, an empty property will not automatically become subject to an order after six months. Councils must still follow the relevant legal procedures, and safeguards remain in place for property owners.
Can the Council Take Control of Your Property?
An Empty Dwelling Management Order allows a local council to take over the management of a qualifying empty property without taking ownership of it.
This means you would still legally own your home, but the council could potentially manage it and arrange for it to be occupied.
The process begins with an interim order, which requires authorisation from the First-tier Tribunal. During this initial stage, the owner’s consent is required before the property can be let.
A subsequent final order can allow the council to manage and let the property without the owner’s consent and may remain in place for up to seven years.
For property owners, the important distinction is that you retain ownership but could lose control over how your property is managed.
Are There Any Exceptions?
Yes. The new six-month threshold is only one part of the process, and not every empty property will qualify for an EDMO.
Certain circumstances may provide protection, including:
- Properties genuinely being marketed for sale or letting.
- Holiday homes and certain second homes.
- Properties left empty because an owner is receiving care or is temporarily absent.
- Some inherited properties where probate or estate administration is ongoing.
Where an owner has died, an exemption from the EDMO process generally continues until six months after the grant of representation, such as probate.
Councils must also continue to engage with owners and follow the relevant notification and tribunal procedures before an order can be made.
The rules can be complex, so owners should check whether an exception applies to their particular circumstances rather than assuming their property is automatically protected.
Own an Empty Property? Here’s What You Should Do Now
Whether your property has been empty for a few months or considerably longer, now is a sensible time to review your plans.
Our advice is to be proactive rather than wait for the council to make contact.
A few practical steps can help:
- Keep a record: Note when the property became empty and the reasons why.
- Document your plans: Retain evidence of renovation work, contractor appointments, marketing activity and any delays.
- Review your options: Consider whether selling, letting or completing outstanding work is the most suitable route.
- Respond to enquiries: If your local council contacts you, respond promptly and provide relevant information.
- Check your insurance: Many insurers have additional conditions for properties left unoccupied.
- Seek local property advice: An up-to-date valuation or rental appraisal can help you make an informed decision.
If you’ve inherited a property, keeping probate documents and important dates together can also help clarify your position.
Thinking of Selling Your Empty Property?
An empty home can present challenges when it comes to attracting buyers, particularly if it requires renovation, has been on the market for some time or is priced above current buyer expectations.
Across Hertfordshire and Bedfordshire, local demand can vary considerably.
A family home in Hitchin, a period property in Letchworth Garden City or a village cottage near Biggleswade may attract very different buyers, each with their own expectations and budgets.
That’s why getting the marketing and asking price right from the outset matters.
If your property is already on the market but isn’t generating the interest you’d hoped for, it may be worth reviewing:
- Whether the asking price reflects recent comparable sales.
- How effectively the property is being presented online.
- Whether photographs and marketing highlight its potential.
- Whether the property’s condition is limiting buyer interest.
- Whether access arrangements are making viewings difficult.
At Country Properties, our local teams can help you understand what buyers are looking for in your area and provide an honest assessment of your property’s position in the market.
Not sure what your empty property could be worth?
A free, no-obligation valuation can give you a clearer picture of your options and help you decide on your next steps.
BOOK YOUR FREE PROPERTY VALUATION
Don’t Forget About Empty Property Council Tax
Empty Dwelling Management Orders are separate from council tax rules affecting vacant properties.
Local authorities in England already have discretionary powers to apply additional council tax premiums to qualifying properties that have been empty and substantially unfurnished for at least one year, subject to applicable exceptions.
The amount payable can depend on how long the property has been empty and the policy adopted by the relevant council.
For owners across Hertfordshire and Bedfordshire, it’s worth checking the rules with your local authority, particularly if your property has been vacant for an extended period.
Combined with insurance, maintenance, security and other ongoing expenses, these costs can make leaving a property empty increasingly expensive.
Don’t Leave Your Property Plans on Hold
Whether you’ve inherited a property, have an empty home you’re considering selling, or are weighing up your options as a landlord, understanding your property’s current market value is a sensible first step.
The changes coming into force on 5 November 2026 are an important reminder that leaving a property vacant indefinitely may not be the best option.
At Country Properties, our local teams understand the property markets across Hertfordshire and Bedfordshire. From Hitchin and Letchworth Garden City to Biggleswade and the surrounding towns and villages, we can provide realistic advice tailored to your property and circumstances.
Not sure what to do with your empty property?
Don’t wait until the new rules become a concern. Speak to your local Country Properties branch about your options, whether that’s selling, letting or simply understanding what your property could achieve in today’s market.
BOOK YOUR FREE, NO-OBLIGATION VALUATION
Our friendly local teams are here to help you make an informed decision.
Sources
- The Housing (Empty Dwelling Management Orders) (Amendment) Order 2026 – legislation.gov.uk
- Government announcement: New reforms to bring more long-term empty homes back into use – GOV.UK, September 2026
- Propertymark: Councils can wield empty homes powers sooner – October 2026
This article provides general information and should not be treated as legal or tax advice. Property owners should seek appropriate professional guidance regarding their individual circumstances.
