- Original Poster
- #1
Hi all,
Have searched few threads on here and really impressed with the community and the level of knowledge sharing.
I have recently moved into a new industrial unit (July 2025). Initially the unit was a single large unit of around 7,500sq ft on the ground level. Landlord struggled to find someone to occupy the space and as a result decided to split it into 3 smaller units. The unit that I took on is approx 2,300sq ft.
Received a letter through the post last month from the council which had my unit listed as 3,300sq ft - with a base rate of £110 - with current rateable value being £35.5k going up to £45.25k next April. This came as a big surprise for me as with this venture I have had to plough a lot of money into machinery and stock and was hoping that given the space that I am occupying the rates wouldn't be this high. The other units next to me have had their space recorded accurately.
I have created a VOA account and plan to submit my lease along with a floorplan/pictures. There are a number of things that I believe the VOA hasn't taken into consideration since no one visited the unit before making a decision on 1)size of the unit and 2)base rate of £110.
Firstly, the recorded floor area of approximately 3,300 sq ft is incorrect. The actual measured usable space is 2,300 sq ft, based on the internal measurements of the occupied area. This represents a substantial discrepancy of nearly 960 sq ft, which materially impacts the valuation and should be revised to reflect the true size of the premises.
Secondly, the property layout and physical characteristics present operational challenges that are not accounted for in the current assessment. The unit is not an open rectangular space but rather an L-shaped configuration, which restricts efficient layout of equipment and storage, thereby limiting its functional use compared to a standard open-plan unit of similar size.In addition, a significant portion of the premises—approximately 961 sq ft—has a reduced ceiling height of 2.5 metres, rendering that section unsuitable for normal warehousing or machinery operations. This restricted height substantially reduces the usability and value of the space compared with standard industrial units. Also 300 sq ft of my space consists of a hallway, toilet, kitchen and store room - not sure how that gets rated?
Furthermore, the main shutter entrance height is only 2.5 metres, which has imposed additional operational costs on my business. In order to use the unit effectively, we have had to invest in specialised forklifts that can operate under the low clearance, as well as incur costs to adapt and manoeuvre machinery to fit through the restricted entrance. These constraints have a direct negative impact on the efficiency and utility of the space.
Wanted to know if I have a valid case and whether they would consider the above points when making the valuation. Also, for a new business am I entitled to any relief (I suspect that the rateable value will be over the 15k threshold for small business relief given my location being inside the M25)? Can I apply for any type of discretionary or transitional relief perhaps?
Would also be good to know what is involved in the process and how long it takes. I have not yet received a bill but I fear that it is incoming anytime! Would I need to pay the bill based on their current valuation and then look for a refund, this would be disastrous for me as starting out my cash flow situation isn't the best.
Thanks for taking the time to read the above. Appreciate your advice.
Have searched few threads on here and really impressed with the community and the level of knowledge sharing.
I have recently moved into a new industrial unit (July 2025). Initially the unit was a single large unit of around 7,500sq ft on the ground level. Landlord struggled to find someone to occupy the space and as a result decided to split it into 3 smaller units. The unit that I took on is approx 2,300sq ft.
Received a letter through the post last month from the council which had my unit listed as 3,300sq ft - with a base rate of £110 - with current rateable value being £35.5k going up to £45.25k next April. This came as a big surprise for me as with this venture I have had to plough a lot of money into machinery and stock and was hoping that given the space that I am occupying the rates wouldn't be this high. The other units next to me have had their space recorded accurately.
I have created a VOA account and plan to submit my lease along with a floorplan/pictures. There are a number of things that I believe the VOA hasn't taken into consideration since no one visited the unit before making a decision on 1)size of the unit and 2)base rate of £110.
Firstly, the recorded floor area of approximately 3,300 sq ft is incorrect. The actual measured usable space is 2,300 sq ft, based on the internal measurements of the occupied area. This represents a substantial discrepancy of nearly 960 sq ft, which materially impacts the valuation and should be revised to reflect the true size of the premises.
Secondly, the property layout and physical characteristics present operational challenges that are not accounted for in the current assessment. The unit is not an open rectangular space but rather an L-shaped configuration, which restricts efficient layout of equipment and storage, thereby limiting its functional use compared to a standard open-plan unit of similar size.In addition, a significant portion of the premises—approximately 961 sq ft—has a reduced ceiling height of 2.5 metres, rendering that section unsuitable for normal warehousing or machinery operations. This restricted height substantially reduces the usability and value of the space compared with standard industrial units. Also 300 sq ft of my space consists of a hallway, toilet, kitchen and store room - not sure how that gets rated?
Furthermore, the main shutter entrance height is only 2.5 metres, which has imposed additional operational costs on my business. In order to use the unit effectively, we have had to invest in specialised forklifts that can operate under the low clearance, as well as incur costs to adapt and manoeuvre machinery to fit through the restricted entrance. These constraints have a direct negative impact on the efficiency and utility of the space.
Wanted to know if I have a valid case and whether they would consider the above points when making the valuation. Also, for a new business am I entitled to any relief (I suspect that the rateable value will be over the 15k threshold for small business relief given my location being inside the M25)? Can I apply for any type of discretionary or transitional relief perhaps?
Would also be good to know what is involved in the process and how long it takes. I have not yet received a bill but I fear that it is incoming anytime! Would I need to pay the bill based on their current valuation and then look for a refund, this would be disastrous for me as starting out my cash flow situation isn't the best.
Thanks for taking the time to read the above. Appreciate your advice.
. Finally, good luck
you will need the Patience of Job when dealing with these jobsworths
