Is Your 2026 Rateable Value Too High?

The 2026 business rates revaluation has changed the rateable values of commercial properties across England and Wales.

If your new rateable value appears too high, the first step is to establish whether the Valuation Office has used the correct property details, floor areas, valuation method, rental evidence and effective date. Business Rate Advisors Ltd can examine your 2026 rating-list entry, explain how the assessment may have been calculated and identify whether there appears to be a reasonable basis for requesting a correction or submitting a formal challenge.

 

Request a review of your 2026 rateable value

Send us:

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• Your latest business rates bill

• The full property address

• A link to the property’s VOA rating-list entry

• Your current lease, if available

• Details of any changes made to the property

• Plans, measurements or photographs you already hold

• A brief explanation of why you believe the assessment may be wrong

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We will review the initial information and explain whether the issue appears to concern:

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• The rateable value

• Incorrect property information

• The multiplier used by the council

• Missing business rates relief

• Transitional Relief

• The liable ratepayer or billing dates

• A combination of council and VOA issues

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Call Steve Adams on 07415 048643, Mark Allen on 07376 443943 or the office on 01225 667747.

Request a 2026 Rateable Value Review

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What changed in the 2026 business rates revaluation?

The new rating list took effect on 1 April 2026. The rateable values are intended to reflect the annual rental value of commercial properties at the valuation date of 1 April 2024.

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Your rateable value is not necessarily the same as:

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• The rent you currently pay

• The amount shown on your business rates bill

• The market value of the building

• The price paid for the property

• The turnover or profitability of your business

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Your council uses the rateable value supplied by the Valuation Office to calculate the business rates bill. Changes to multipliers, reliefs and transitional arrangements can therefore mean that a change in rateable value does not produce an identical percentage change in the amount payable. If your concern relates to the calculation of the bill rather than the underlying assessment, our business rates dispute service can help identify whether the matter should be addressed by the council or the VOA.

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How can you tell whether a rateable value may be wrong?

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A large increase does not automatically mean the assessment is incorrect. Equally, a rateable value should not be accepted without checking the property information and valuation evidence behind it.

A review may be appropriate where:

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• The floor area appears incorrect

• Areas that do not form part of your occupation have been included

• Storage, parking or external areas have been recorded inaccurately

• The property description does not reflect its actual use

• The valuation scheme appears inappropriate

• The assessment includes parts occupied by another business

• Separate areas under your control have been omitted

• The property underwent alterations before or after the relevant date

• The premises were affected by demolition or substantial reconstruction

• The effective date appears incorrect

• Comparable properties appear to have materially different assessments

• The rental evidence used by the VOA does not reflect the property

• A physical disadvantage has not been properly considered

• A change in the surrounding area has affected the property

• The property is incapable of beneficial occupation because of substantial works

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We can provide a wider VOA valuation review where the concern involves the assessment, property description or valuation method.

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Check the property facts before challenging the valuation

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A successful case normally begins with accurate facts.

The VOA may hold information about:

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• The property’s use

• Floor areas

• Number of rooms or floors

• Ancillary accommodation

• Car parking

• Storage areas

• External areas

• Access arrangements

• Structural alterations

• The extent of the occupation

• The valuation scheme applied

• Relevant rental evidence

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Before starting a formal challenge, these details should be compared with the property as it existed at the relevant date.

If the VOA’s factual information is wrong, a Check may be required. If the facts have been confirmed but the resulting valuation remains disputed, the matter may progress to Challenge. Read more about our VOA Check and Challenge service.

 

Evidence that may support a rateable-value review

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The evidence required will depend on the type of property and the reason for disputing the assessment.

Useful documents can include:

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• The current lease and any rent-review memorandum

• Plans showing the layout and floor areas

• Dated internal and external photographs

• A schedule of accommodation

• Details of parking and external storage

• Building-control or planning documents

• Contractor schedules for substantial works

• Evidence showing when alterations occurred

• Information about separately occupied areas

• Licences or subleases

• Rental evidence for comparable properties

• Details of physical disadvantages

• Correspondence previously exchanged with the VOA

• Earlier Check, Challenge or appeal decisions

• Current and previous business rates bills

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A clear chronology is often as important as the documents themselves. It should explain what changed, when it changed and how the property was occupied at the relevant time.

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Practical example

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A business occupies a warehouse with an office area and external storage. Its 2026 rateable value has increased substantially. The business initially believes the increase must be wrong. On examination, however, there may be several separate questions:

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• Has the VOA used the correct warehouse and office floor areas?

• Has external storage been included at an appropriate value?

• Does the property description reflect its actual use?

• Is the valuation consistent with comparable warehouses?

• Has the council used the correct multiplier?

• Has Transitional Relief been calculated correctly?

• Has any applicable relief been included?

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If the property details or valuation are wrong, the appropriate route may involve the VOA. If the rateable value is correct but the bill has been calculated incorrectly, the issue rests with the council. Our review separates these questions so that the correct organisation is approached with the relevant evidence.

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What if your property has been divided or combined?

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The assessment may be wrong because the rating list no longer reflects how the premises are occupied.

A commercial property split may be appropriate where different businesses independently occupy and control identifiable parts of one assessment. A commercial property merger may be appropriate where the same business occupies adjoining units as one operational property.

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Before requesting either change, it is important to consider:

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• Who occupies each area

• Who controls access

• Whether occupation is exclusive

• How the areas are physically connected

• The likely resulting rateable values

• Whether Small Business Rate Relief could be affected

• The correct effective date

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A split or merger can increase as well as decrease the overall liability, so the likely consequences should be reviewed before an application is submitted.

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What if the property is undergoing major building work?

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An empty property is not automatically removed from the rating list.

Deletion may be considered where a building has been demolished or where substantial reconstruction means it is no longer capable of beneficial occupation. Ordinary repairs, refurbishment or temporary vacancy may not be sufficient.

A strong deletion case normally requires dated evidence showing:

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• The physical condition of the property

• The nature and extent of the works

• Which parts of the building have been removed

• When the work started

• Whether the premises could reasonably be occupied

• The proposed reconstruction programme

• The date from which deletion is requested

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Read about our commercial property deletion service.

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Can the 2026 rateable value be challenged?

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If you believe the property details or valuation are wrong, you may be able to use the VOA’s Check and Challenge process.

The usual stages are:

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1. Review the assessment

Check the published rating-list entry, property details, valuation method and available evidence.

2. Complete a Check

Confirm the facts held by the VOA or identify the information that needs correcting.

3. Consider the Check decision

Review the VOA’s response and determine whether the factual issue has been resolved.

4. Submit a Challenge where appropriate

A Challenge should explain the grounds, the requested alteration and the evidence supporting the proposed valuation or change.

5. Consider an appeal

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If the Challenge is unsuccessful, a further appeal may be available, subject to the applicable conditions and deadline.

Our business rates appeal specialists can review the evidence and explain the appropriate stage for your case.

Do you still have to pay while a challenge is being considered?

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A Check or Challenge does not normally suspend the requirement to pay the bill issued by the council. Ignoring instalments while waiting for a VOA decision can result in:

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• Cancellation of the right to pay by instalments

• A final notice

• A court summons

• A liability order

• Additional costs

• Enforcement-agent action

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If the 2026 assessment has created unaffordable arrears, obtain advice promptly. Our business rates debt advice service can examine the bill, account history, disputed issues and available payment options.

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Could business rates relief reduce the bill?

A high bill is not always caused by an incorrect rateable value. Relief may be missing, incorrectly calculated or affected by changes to the property or ratepayer.

Depending on the location and circumstances, relevant provisions may include:

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• Small Business Rate Relief

• Transitional Relief

• Charitable rate relief

• Discretionary relief

• Rural rate relief

• Improvement Relief

• Empty-property relief

• Part-occupied property relief

• Relief or lower multipliers for qualifying sectors

• Local discretionary schemes

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Entitlement depends on the financial year, property, ratepayer, occupation and applicable national or local rules.

Read more about our business rates relief service.

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Independent business rates help across England and Wales

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Business Rate Advisors Ltd assists occupiers, landlords and commercial property owners throughout England and Wales.

We deal with:

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• 2026 rateable-value reviews

• VOA Check and Challenge cases

• Council billing disputes

• Business rates relief

• Property splits and mergers

• Property deletion applications

• Backdated business rates

• Arrears and enforcement

• Valuation Tribunal appeals

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The English and Welsh business rates systems have different multipliers, relief arrangements and procedures in certain areas. Advice should therefore be based on the location of the property and the financial year covered by the bill.

Businesses in the West Midlands can also read about our Birmingham business rates service.

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Request your 2026 business rates review

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Send us your latest business rates bill, the property address and the link to the VOA assessment.

We will review the initial information and explain:

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• Whether the rateable value warrants closer examination

• Whether the published property details appear correct

• Whether the issue concerns the VOA, the council or both

• What further evidence may be required

• Whether a Check or Challenge may be appropriate

• Whether relief or transitional arrangements should be investigated

• What your next practical step should be

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Call Steve Adams on 07415 048643.

Call Mark Allen on 07376 443943.

Office: 01225 667747.

CTA button: Request My 2026 Rateable Value Review

Official information

• GOV.UK: Business rates revaluation

• GOV.UK: Help with the 2026 business rates revaluation

• GOV.UK: How to challenge your business rates valuation

• GOV.UK: Estimate your business rates

 

Page information

Written by: Steve Adams, Business Rate Advisors Ltd
Reviewed by: Mark Allen, Business Rate Advisors Ltd
Last updated: 19 August 2026

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This page provides general information for businesses in England and Wales. The appropriate action and likely outcome depend on the individual property, valuation, billing history and supporting evidence.