Rating revaluation: 2023 and 2026

Having professional representation is paramount in order to produce a reasoned case for a reduced business rate assessment and to enable accurate future budgeting for the forthcoming years.

The 2023 revaluation produced some unexpected changes in rateable values, especially given that the valuation date of April 2021 fell during the economy’s recovery from the pandemic. It also signalled a completely different and much more demanding appeal system in Wales known as Check, Challenge, Appeal.

Check, Challenge, Appeal: 2023 deadline fast approaching

The three-stage process, Check, Challenge, Appeal, was introduced in England alongside the 2017 Revaluation and later adopted in Wales for the 2023 Revaluation. In Scotland, the appeal process also became more restrictive, making it harder to contest the Rateable Value determined by the local assessor. The 2023 list assessments have a deadline for action of 31^st March 2026.

The three-stage process in England and Wales is as follows:

Check

An initial administrative enquiry with both parties exchanging factual details to establish that the property’s rating assessment is based on accurate and up-to-date facts.  Where it is not possible to agree facts, the disputed matters will be established. Civil penalties for careless, reckless or knowing provision of false information can be imposed. 

Time scale: up to 12 months

Challenge

The substantive phase at which point the appellant is required to produce written evidence and a detailed alternative valuation to support a reduction in the assessment.  This primarily involves an exchange of rental evidence or building costs. The Valuation Office Agency (VOA) will only respond to the challenge in a proportionate fashion rather than giving full disclosure of the rental evidence upon which the valuation is based. 

Negotiations will then be conducted which may result in a reduction in the assessment. The VOA will issue a decision document. If the ratepayer remains unhappy with the VOA's decision, there is an option to move onto the final appeal stage. 

The challenge has a backstop period of 18 months.

Appeal

An appeal to the Valuation Tribunal Service who will receive copies of the documents exchanged in the previous two stages. 

There is a charge for access to the Valuation Tribunal in England. No charges apply in Wales. The case is heard and decided by the Tribunal. 

The standard of representation and information required to mount a successful challenge is substantial.

Rating assessments can be viewed here or alternatively please contact us for information and advice.