Frequently Asked Questions

RV reflects the hypothetical rental value of a property as at a fixed valuation date. The current valuation date for the 2023 rating list is 1st April 2021. The 2026 rating list will be based on rental values as at 1st April 2024. RV is assessed by the Valuation Office Agency (VOA), which is an executive agency of HMRC.

Rates payable are calculated by applying a multiplier to the Rateable Value of a property. The multiplier depends on different factors including the size and location of the property. In 2025/26 this ranges from 0.499 (for small businesses) to almost 0.60 for large properties in the City of London.

The process in England is known as Check, Challenge, Appeal (CCA). Ratepayers must first set up an online account on the Government Gateway portal in order to submit a Check or Challenge. After this is set up, the ratepayer can choose whether or not to appoint an agent to act on their behalf.

– Check – this is the first stage of the process and used to confirm the factual parts of a valuation. If errors such as excessive floor areas are identified, this is the opportunity to notify the Valuation Office and supply evidence so that the Rateable Value can be reduced. The Valuation Office has 12 months to respond, although aim to conclude cases within 3 months.

– Challenge – if the ratepayer still believes the Rateable Value to be too high, a Challenge can be submitted. This must set out the reason for challenging, detailed evidence, a proposed valuation and the rent on the subject property. The Valuation Office has 18 months to respond.

– Appeal – if an agreement cannot be reached at Check or Challenge, the case can proceed to Appeal. The appellant has 4 months to submit an Appeal to the Valuation Tribunal.

All properties are periodically revalued in order to reflect upward or downward changes in the rental market. The current rating list commenced on 1st April 2023 and is expected to last 3 years. The next revaluation is due to commence on 1st April 2026. Draft 2026 valuations will be released towards the end of 2025.

Ratepayers can appeal their property valuation at any point during the course of the current rating list. Therefore Checks can be submitted up until 31st March 2026.

When a property becomes empty it will eligible for empty property relief, meaning business rates are not payable for at least 3 months. Industrial properties such as warehouses and factories receive up to 6 months relief. Once empty rates expires, full business rates become payable again with some exceptions. For example listed buildings, land and properties with a RV under £2,900 remain exempt until they are reoccupied. Charities and community amateur sports clubs (CASCs) also get extended empty property relief provided the next occupation will be by a charity/CASC.

In some cases, yes. Section 44a of the Local Government Finance Act 1988 allows councils to grant relief at their discretion. Similar to empty property relief, up to 3 months relief can be awarded for most properties other than industrial properties which can get up to 6 months. The vacant part of the property must only be vacant for a short time only and there should be an intention to reoccupy the area. Applications cannot be backdated.

After empty rates relief expires, business rates will normally become payable again. However depending on the extent of property refurbishment and strip out, there may be a case to have the property deleted from the rating list, thereby removing the rating liability during the period of works. The case law surrounding deletions is complex and bespoke advice is recommended.

– Retail, hospitality and leisure relief is 75% off your business rates bill in 2024/25 up to a cash cap of £110,000 per business, reducing to 40% off in 2025/26. Eligible properties include shops, restaurants, gyms, hotels, cinemas and music venues. A permanently lower multiplier will come into effect for such properties from 2026.

– Small Business Rates Relief – Properties with a RV lower than £12,000 do not pay business rates, provided that is the only property a business has. Relief is tapered up until RV £15,000 when full rates become payable. This means a RV of £13,500 will benefit from 50% relief.

– Transitional Relief – Where a RV has increased significantly at the start of a new rating list, transitional relief helps the ratepayer by phasing in the increase. For example if a RV doubled in 2023, liability would only have increased by up to 30% (rather than 100%). The calculations for transitional relief are complex and vary depending the percentage increase and size of the RV as well as inflation. Catalyst Rating utilise specialist rating software to accurately calculate a rates liability impacted by transition. Transitional certificates should also be considered and can generate savings in the current rating list as a result of a RV change in the previous list.

– Charitable Relief gives an 80% discount off a rates bill and is available for charities and community amateur sports clubs (CASCs). In some cases the local council can grant discretionary relief of up to 100%.

Properties where occupation is prohibited by law, that pose a health or safety risk, are exempt from business rates. Rates may also not be payable on properties including agricultural land and buildings (farms), religious buildings (churches and church halls) and buildings used for the training or welfare of disabled people.

Although ratepayers can appeal themselves, the process is time consuming and complex. Challenges against RV can take years to conclude and missed deadlines can mean the case being struck out. Catalyst Rating have the knowledge and expertise to appeal on your behalf. We utilise specialise rating software and rental databases to help us achieve the best possible appeal outcomes on your behalf meaning rates savings are maximised

We are members of, and regulated by, the Royal Institution of Chartered Surveyors (RICS) and the Rating Surveyors’ Association (RSA)

Our fees are entirely based on performance, as a percentage of the total saving we generate on your behalf. We never charge up front fees or for simply submitting a Check or Challenge without a successful outcome.

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