Business rates malarky

[Paulzx]

Have we got any business rates experts here?

I've been informed by the Council that for the first time in as many years as I can remember, we will have to pay rates on our first floor office property that normally qualifies for small business rates relief.

The scenario:

To qualify for small business rate relief, a ratepayer must either:

1. Occupy only a single property with a rateable value at or below £15,000.
2. Occupy more than one property, where the primary property (on which they will receive the relief) has a rateable value at or below £15,000, and each other occupied property has a rateable value under £2900. The total rateable value of all occupied properties must not exceed £20,000.

The rateable values of your properties as of 01/04/2026 are as follows:

Office premises - £11250 -
Unit - £3000

So they've re-evaluated our unit from £1247.50 last year, to £3000 this year - conveniently £100 over the threshold for the second property. So the rateable value on one small unit out the back of nowhere, jumps by £1752 in one year? Is it just me or does that look suspiciously like the Council raising that number to a point where they can get us for rates on the property we don't normally pay rates on?

The result is an £800 rates bill on the office. It might not sound a lot to some, but it's yet another mounting cost to go with all the others, besides which, it's the principle. I have replied to their email questioning this, but had no reply as usual. Is there anything I can do about this or do I have to roll over and accept it like we do for all the other 40+ taxes we have to pay these days?

 

[DontAsk]

I get no end of spam e-mails promising to lower my business rates (and water, leccy, ...) despite not having any business premises.

It might be worth finding a reputable one and challenging the revaluation.

 

[Paulzx]

I get no end of spam e-mails promising to lower my business rates (and water, leccy, ...) despite not having any business premises.

It might be worth finding a reputable one and challenging the revaluation.

You might be right. I've also just seen you can challenge it on the government gateway site but I suspect an independent expert would be better

 

[TaxBix]

The council doesnt set that number though, the Valuation Office does, and 1 April 2026 was a general revaluation so every list in the country moved at the same time. Worth pulling your unit up on the VOA site and checking the floor area and description they hold for it, a jump that size usually means the recorded facts changed rather than someone leaning on the figure. If the facts are wrong you can do the Check stage yourself for free before paying an agent anything.

 

[Paulzx]

The council doesnt set that number though, the Valuation Office does, and 1 April 2026 was a general revaluation so every list in the country moved at the same time. Worth pulling your unit up on the VOA site and checking the floor area and description they hold for it, a jump that size usually means the recorded facts changed rather than someone leaning on the figure. If the facts are wrong you can do the Check stage yourself for free before paying an agent anything.

Thanks for the advice, will certainly have a look at this