If you own a property in Cardiff that has been sitting empty, you may already be facing a significant and growing financial penalty, and many owners are not yet fully aware of just how steep that cost has become.
Cardiff Council has the power to charge up to 300% council tax on long-term empty homes and second homes. That means a property with a standard annual council tax bill of £2,000 could cost you £8,000 per year to leave vacant. For landlords, accidental landlords, and investors across the city, this is a wake-up call worth taking seriously.
The good news is that bringing your property back into productive use does not have to be complicated. With the right local support, you can protect your income, meet your legal obligations, and turn a financial liability into a reliable asset.
What counts as an empty home in Cardiff?
Cardiff Council defines a long-term empty property as one that has been unoccupied and substantially unfurnished for six months or more. Properties that are furnished but not being used as a main residence — commonly referred to as second homes — can also attract the premium council tax charge.
The 300% premium applies to both categories, meaning the full council tax liability can reach four times the standard rate. This is not a future proposal. It is current Cardiff Council policy, and it applies across all council tax bands.
Some exemptions do exist — for example, properties undergoing active probate, those requiring major structural repair, or homes that have been on the market for a demonstrably short period. However, these exemptions are time-limited and subject to review. Assuming your property qualifies without checking can be a costly mistake.
Who is most likely to be affected?
The empty home council tax issue in Cardiff is not limited to large-scale investors. In practice, it affects a wide range of property owners, including:
Landlords between tenancies who have experienced longer-than-expected void periods in areas such as Roath, Cathays, or Canton.
Accidental landlords who have inherited a property or relocated for work and are unsure what to do with a home they did not plan to let.
Portfolio landlords with properties in CF10, CF11, or CF24 that have been sitting vacant during refurbishment or following a contract holder’s departure.
Investors who purchased in Cardiff’s growing development corridors around Cardiff Bay, the Central Quay project, or the Pontcanna fringe, and have not yet brought their assets to market.
If any of these situations apply to you, the clock is likely already running.
Your legal obligations as a landlord in Wales
Wales has its own distinct legal framework for residential letting, and it is important to understand this before bringing any property back into use.
The Renting Homes (Wales) Act 2016
All residential lettings in Wales are now governed by the Renting Homes (Wales) Act 2016, which came into full effect in December 2022. Under this legislation, the term “tenant” is replaced by “contract holder”, and all occupation contracts must be issued in the correct written form — either a standard occupation contract or a secure occupation contract, depending on the arrangement.
Landlords who issue non-compliant contracts, or who fail to provide the written statement within 14 days of occupation beginning, face significant legal consequences, including the inability to serve a valid notice to end the occupation contract.
Rent Smart Wales registration and licensing
Every landlord who lets property in Wales must be registered with Rent Smart Wales. If you manage the property yourself, you must also hold a valid Rent Smart Wales licence. Failure to comply can result in fines and, in serious cases, a rent-stopping order.
Martin & Co Cardiff manages this process on behalf of landlords through our fully managed services, ensuring your property is let compliantly from day one.
Safety compliance and EPC requirements
Before any contract holder moves in, your property must meet current safety standards. This includes a valid Electrical Installation Condition Report (EICR), working smoke and carbon monoxide alarms, and a current gas safety certificate where applicable.
From April 2025, the minimum Energy Performance Certificate (EPC) rating for new lets in Wales is under active government review, with a trajectory towards EPC C for new tenancies. Ensuring your property meets or exceeds this threshold before letting protects you from future compliance risk and make your property more attractive to quality contract holders.
Deposit protection under a government-approved scheme is also a legal requirement. Martin & Co Cardiff operates within approved schemes as standard, giving both you and your contract holder clear protection.
Practical routes to bringing your Cardiff property back into use
Assessing the right strategy for your postcode
Not every Cardiff property suits the same letting strategy, and local knowledge matters here.
CF10 and CF11 — covering Cardiff city centre, Cardiff Bay, Pontcanna, and Canton — typically attract professional contract holders and young couples seeking well-presented, managed accommodation. Single-let demand in these areas is strong, and well-maintained properties command competitive rents.
CF24 — covering Roath, Cathays, and Penylan — continues to deliver some of the strongest gross yields in the city, driven by proximity to Cardiff University and Cardiff Metropolitan University. HMO and multi-let strategies can perform well here for landlords with the appetite and compliance infrastructure to support them.
Understanding where your property sits within Cardiff’s rental landscape helps you make the right decision quickly, rather than leaving a costly void to run.
Refurbishment and compliance preparation
If your property has been empty for some time, a targeted refurbishment is often the most effective way to achieve a strong rental figure and attract reliable contract holders. This does not need to be extensive. Fresh decoration, updated fixtures, and addressing any outstanding maintenance items can make a meaningful difference to both rental value and time to let.
Martin & Co Cardiff can advise on which improvements are likely to deliver the best return in your specific area, so you invest where it counts.
Choosing the right management service
Once your property is ready to let, the level of management support you choose will shape your day-to-day experience as a landlord.
Our Premium Managed service provides full management with rent and legal protection — ideal for landlords who want complete peace of mind and protection against rent arrears or legal disputes.
Our managed service offers 24/7 maintenance support, compliance oversight, regular inspections, and a dedicated point of contact — without you needing to handle a single call from your contract holder.
Rent Collection suits landlords who have found their own contract holder but want professional monthly rent handling and arrears management.
Tenant Find — or in Wales, Contract Holder Find — covers referencing, marketing across major property portals, and preparation of a fully compliant occupation contract.
All services come with straightforward, transparent fees and no hidden costs. We will always be clear about what you are paying for and why.
Why acting now makes financial sense
Every month your Cardiff property sits empty, you are absorbing both the council tax premium and the lost rental income. In many parts of Cardiff, average rents for a two-bedroom property are now exceeding £1,300 per calendar month, according to 2026 market data. When set against a council tax bill running at three times the standard rate, the combined monthly cost of inaction is significant.
Beyond the financial case, Cardiff Council has signalled its intention to increase enforcement activity around long-term empty homes as part of its wider housing strategy. Properties that remain vacant without a clear active plan may attract additional scrutiny.
Acting now — with a clear compliance plan and a trusted letting agent behind you — is simply the most sensible route forward.
How Martin & Co Cardiff can help
Martin & Co Cardiff brings over 30 years of residential lettings expertise to every instruction. We manage thousands of properties across our national network, letting 370 new properties every week — and we understand the specific demands of the Cardiff market, from the bay-side apartments of CF10 to the student corridors of CF24.
Our team are lettings specialists who understand the Renting Homes (Wales) Act inside out, maintain current knowledge of Rent Smart Wales requirements, and carry out state-of-the-art background checks on every prospective contract holder.
We are not here to add complexity to your property journey. We are here to take it away.
Whether you are an experienced portfolio landlord, an accidental landlord unsure of your next step, or an investor ready to activate a long-dormant asset, Martin & Co Cardiff will work with you every step of the way — without any fuss.
Take the next step today
If your Cardiff property is sitting empty, now is the time to act, before the council tax premium takes another month from your pocket.
Book a free, no-obligation valuation with Martin & Co Cardiff to find out exactly what your property could achieve on the current rental market. There is no pressure and no commitment — just clear, expert advice from a team that knows Cardiff.
Contact Martin & Co Cardiff directly to speak with a member of our lettings team about your specific situation. We are ready to help you move forward with confidence and peace of mind.
