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Solution
An appeal can be made against the rateable value of a property at any time. However only one appeal may be made against each of the initial rateable value; any subsequent alteration made by the Valuation Officer; or as a result of a change in circumstances (in these latter cases there may be a number of different changes affecting a property over the lifetime of the rating list each of which will qualify for an appeal).
The current rating list came into effect on 1 April 2005 and the next general revaluation of all property will take place on 1 April 2010.
The rateable value is fixed by the Valuation Officer, on evidence derived from rents payable on similar properties in similar locations, but most premises vary in one way or another and this will affect value.
Once the appeal has been made it will take a considerable time to be dealt with by the Valuation Officer, but your interests will be protected from the date it is made and any refund following a successful appeal will be backdated, at least, to the effective date stated in the appeal.
The rateable value is multiplied by the uniform business rate (the rate in the pound), to determine your rate liability. However, in England, this liability can be affected by what are known as the transitional regulations (which have become very complicated) and these may increase or decrease the amount payable. They can also affect the refund, should an appeal be successful. Our Digest dated December 2004 provides a summary of the existing regulations.
Small business relief has also been introduced in England and this will also affect the final bill. Please see our Digest dated March 2005 for the details of this scheme.
We can assist you in all these areas and, as a first step, you can telephone Edward Wright, Andy Hart or Paul Taylor to discuss the particulars of your own circumstances
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