As IRRV Technicians we are Business Rates Appeal specialists so let us appeal your Business Rates and make sure your liability is what it should be! Non-Domestic Rates are assessments that can be and should be challenged.
We offer a 'NO WIN - NO FEE' service to reduce your business rates from a qualified IRRV Technician. Any advice on reliefs or exemptions you maybe entitled to. We can help you through the minefield of dealing with Business Rates Appeal.
If you are starting to feel the full weight of the Business Rates without charge we can usually advise you from the outset if a Check & Challenge appeal for a reduction is worthwhile.
Business rates are one of the largest overheads. For the majority of companies, this tax is too complex to understand, which inevitably results in missed opportunities to reduce business rates. There are a number of important steps a business can take to ensure that it is paying the correct amount and is not overcharged.
If you are paying too much as set out below.
- Check the rateable value - remember it is the Valuation Officers opinion of the properties annual rent – does it match the actual rent paid? (Tip- the estimated rent /rateable value is always set at a fixed date two years before the list goes live so adjustments may be needed (i.e., 2023 Rating List – all properties valued to rental market of 1st April 2021)
- Check the summary valuation areas – As you are charged rates based on your area it is important to ensure that these are correct. (Tip, the VOA use different methods of measurement depending on the type of property involved. Before measuring up make sure you are on the right method.
- Review the valuation scheme reference number - check if it matches the age/specification/location of your property.
- Check the other properties on that scheme - see if any have been reduced by a Check or Challenge. (Tip there are three stages to the appeal process, and it is important to know which stage resulted in the successful alteration – (1) Check Stage is only contesting factual matters like areas, (2) Challenge Stage involves contesting the valuation basis and any disagreed factual matters from the previous Check Stage, the final stage is an (3) Appeal to the Valuation Tribunal which can involve all unresolved matters from the Challenge stage).
- Check the Valuation Tribunal website - see if any of the properties on your valuation scheme or which you consider comparable have been reduced as a result of a Tribunal decision.
- Is there a change in the Locality - if you find your business is affected by a change in the locality such as a competitor stores opening/road closures/building works – then there may be scope to secure a temporary business rates reduction. (Tip- remember you only have one right of appeal so contact the Valuation Office first with reasons why you think the assessment is too high. However, remember that the works need to still be causing a disturbance when you lodge your Check.)
In certain cases where there is no immediate saving. You may to split or merge your assessment, we will advise and work on a time basis.
All advice is FREE! We are members of the IRRV and have 30 years’ experience.
We need rental details from you and we research the property at the Valuation Office - we check floor areas, rating history, comparable properties and so on. In most instances we will call out and inspect the property and carry out a rating survey.
We ask you for a written agreement/authority and we then submit an appeal to the Valuation Office. It will usually take at least 9-12 months for the appeal to be listed at the Valuation Tribunal for hearing. However, in almost always reach an agreement with the Valuation Office beforehand and in the meantime we will update you regularly. If the property is to be merged or split or deleted from the rating list the Valuation Office will deal with this much faster normally.
If a reduction is agreed with the Valuation Office, they tell your local council and they calculate and send you the refund/credit with statements. We then check the refund calculations and invoice you.
Revaluation
For the Revaluation, the Valuation Office Agency (VOA) adjusts the rateable value of business properties from April 2023 to reflect changes in the property market. By clicking on the link below you can find your new Rateable Value.
https://www.gov.uk/calculate-your-business-rates
The Valuation Office are ultimately looking at hypothetical rents agreed in 2021 (the year in which the Valuation Office carried out their rental analysis).
If you have any further queries, please do not hesitate to contact us and we can look into your liability for the coming 3 years
There are situations where people require advice to minimise future rates. Frequently in these cases we need to visit the property to advise you properly and we charge a fee fairly representing the work on a time basis.
Transitional relief
Transitional relief limits how much your bill can change each year as a result of business rates revaluation. The next revaluation will come into effect on 1 April 2023.
This means changes to your bill are phased in gradually, if you’re eligible.
From the 2023 to 2024 tax year you’ll get transitional relief if your:
- property is in England
- rates go up by more than a certain amount
Your council will adjust your bill automatically if you’re eligible.
How much your bill can change by
How much your bill can change by from one year to the next depends on both:
- your property’s rateable value
- whether your bill is increasing or decreasing as a result of revaluation
You stop getting transitional relief when your bill reaches the full amount set by a revaluation.
The business rates year is from 1 April to 31 March the following year.
If your bill is increasing from 1 April 2023
Rateable value 2023 to 2024
Upto £20,001 (£28,001 in London) - 5%
£20,001 (£28,001 in London) to £100,000 - 15%
Over £100,000 - 30%
Empty Properties
We can offer advice in these circumstances and deal with empty claims.
All empty or unoccupied business properties are exempt from business rates for the first three months and industrial and warehouse properties qualify for a further three months exemption.
However if the property becomes occupied and then after at least 6 weeks becomes unoccupied the exemption applies again.
If there are changes to your property or in the locality taking place we can apply for a reduction of rates.
For unoccupied properties with a rateable value of less than £2,900 no rates are payable.
Listed buildings and properties owned by charities or sports clubs are also exempt when unoccupied.
If part of the property is temporarily empty it is possible to obtain a rates reduction.
Rates Audit
If you have properties with a complicated rating history we can advise on the most favourable method of dealing with these. The calculations of the rates can be complex if properties are partly occupied or have been, or can be split or merged particularly taking into account the impact of transitional adjustments. The variations are literally endless and we can advise on the most cost beneficial steps to take.
Latest Client Reviews
Good news – business rate challenge has been accepted! Thank you for your help!
CARRIE REES
Firstly, I want to thank you for all your advice in this very difficult time.
LunaSimone Hotel
Brilliant job!
Rossodisera Restaurant
A big thank you to you and Marcus for all your support and getting this successfully concluded.
Bluebird Care
Once again thank you for all your help, I will be recommending your company.
Culvers Nursery