Business Rates Services for England and Wales

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Practical help with business rates, council disputes and VOA assessments

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Business rates problems can involve much more than the rateable value shown on a bill. The council may have named the wrong ratepayer, used incorrect liability dates, overlooked a relief application or started recovery action while an account remains in dispute. In other cases, the Valuation Office Agency (VOA) may have measured, described or assessed the property incorrectly. Business Rate Advisors Ltd helps businesses, landlords and commercial property owners resolve these problems throughout England and Wales. We investigate the circumstances, explain the available options and deal directly with the council or VOA where instructed. You will deal directly with Steve Adams or Mark Allen throughout your case.

 

Request a free initial review

Send us your latest business rates bill and a brief explanation of the problem.

We will review the initial information and explain:

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• What appears to be wrong

• Whether the matter rests with the council or the VOA

• What evidence may be required

• Whether there appears to be a reasonable basis for taking action

• What your next step should be

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Business rates disputes

Has the council billed the wrong person, used incorrect dates or continued charging after a tenant has left?

We assist with disputes concerning:

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• The identity of the liable ratepayer

• Occupation and vacation dates

• Landlord and tenant liability

• Empty-property charges

• Duplicate accounts

• Missing payments or credits

• Incorrectly applied relief

• Retrospective and backdated bills

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We examine the account history and supporting documents before presenting the relevant evidence to the council. ​Get help with a business rates dispute

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Business rates relief

There are several forms of business rates relief, but entitlement depends on the property, the ratepayer and how the premises are used.

We can help with:

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• Small Business Rate Relief

• Empty-property relief

• Charitable relief

• Discretionary relief

• Retail, hospitality and leisure relief

• Rural rate relief

• Relief involving additional properties

• Relief removed following a change of occupier

• Council decisions that may be based on incomplete information

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We review the assessment, the ratepayer’s circumstances and the council’s reasons before advising on the appropriate response. ​Review your business rates relief

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VOA Check and Challenge

The VOA is responsible for the property’s entry in the rating list and its rateable value.

A Check and Challenge case may be appropriate where:

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• The floor area is wrong

• The property description is inaccurate

• The valuation method appears inappropriate

• Relevant parts of the property have been included incorrectly

• The effective date is wrong

• Comparable properties suggest the assessment may be excessive

• A change to the property or surrounding area has not been reflected

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We review the VOA valuation, plans, leases, rental evidence, photographs and comparable assessments before preparing an evidence-based case. ​Learn about VOA Check and Challenge

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Business rates reductions

A high business rates bill does not necessarily mean that the rateable value is wrong. The assessment needs to be examined carefully before a challenge is recommended.

Our review may consider:

• The size and layout of the property

• The property description and use

• The valuation scheme applied by the VOA

• Rental evidence

• Comparable assessments

• Physical disadvantages

• Changes to the property or locality

• The date from which any alteration should take effect

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We will explain the likely prospects and any potential risks before recommending that a case proceeds.

Request a rateable value review

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Property splits

One rating assessment may need to be divided where different businesses separately occupy and control clearly identifiable parts of a property.

A split may be relevant where:

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• Different businesses occupy separate floors or rooms

• Part of a warehouse or workshop has been sublet

• A landlord retains one area while a tenant occupies another

• A formerly single property has been physically divided

• The existing assessment no longer reflects the occupation

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We examine who occupies each area, who controls access and whether the proposed parts are capable of forming separate assessments.

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Find out about property splits

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Property mergers

Separate assessments may need to be combined where the same business occupies adjoining premises as one operational property.

This can arise when:

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• A business expands into the unit next door

• One company occupies several adjoining industrial units

• Connected workshops or warehouses are used together

• The same business occupies consecutive floors

• Historic assessments no longer reflect the present layout

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We review the occupation, physical relationship and likely effect on rateable value and relief before recommending a merger. Find out about property mergers

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Property deletion from the rating list

A property may qualify for deletion where it has been demolished, is undergoing substantial reconstruction or is no longer capable of beneficial occupation.

We can review cases involving:

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• Complete or substantial demolition

• Major redevelopment or reconstruction

• Serious structural disrepair

• Fire or flood damage

• Properties that no longer physically exist as shown in the rating list

• Several assessments affected by a wider development project

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Being empty or in poor condition does not automatically justify deletion. We examine the condition of the building, the scope of the work and the evidence available. Learn about property deletion

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Paramount control and shared properties

Where several businesses use one building, it may be unclear whether each area should have a separate assessment.

The VOA will consider who has overriding control of the premises and whether individual businesses occupy their areas to the substantial exclusion of others.

We review:

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• Leases and licences

• Keys and access arrangements

• Exclusive and shared areas

• The landlord’s retained rights

• Whether occupiers can be relocated

• The services provided

• What happens at the property in practice

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This is particularly relevant to serviced offices, business centres, shared workshops, storage facilities and other flexible occupation arrangements. Read about paramount control

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Empty and partly occupied commercial property

Business rates may remain payable when a property is empty or only partly used.

The position may need reviewing where:

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• A tenant has left

• A landlord has regained possession

• Only part of the building is occupied

• The property is being marketed

• Major works prevent occupation

• The council has used incorrect vacancy dates

• Empty-property relief or an exemption may apply

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We consider the lease, entitlement to possession, occupation history, relief position and rating assessment before advising on the available options. Get help with empty-property rates

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Backdated business rates

A retrospective bill can cover several years and may arrive with little warning.

Before accepting the demand, it is important to check:

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• Whether the correct ratepayer has been billed

• Whether the liability dates are accurate

• Whether the property was occupied or empty

• Whether relief has been applied

• Whether payments or credits are missing

• Whether the calculation reflects VOA alterations

• Whether duplicate assessments or accounts exist

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We examine the complete account rather than simply responding to the latest demand notice. Get help with backdated business rates

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Business rates arrears and enforcement

Unpaid business rates can quickly lead to reminders, final notices, court summonses, liability orders and enforcement-agent action.

We can:

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• Review whether the underlying charge is correct

• Identify unresolved liability, relief or valuation issues

• Check the balance and account history

• Prepare an evidence-based response

• Contact the council

• Request that recovery is paused where there is a genuine unresolved dispute

• Discuss a suitable payment arrangement where appropriate

• Check charges added by enforcement agents

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A dispute does not automatically suspend recovery, so early action is important. Get urgent help with business rates arrears

 

How we work

1. We review the problem

Send us the bill, property address and a short explanation of what has happened.

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2. We identify the correct route

We establish whether the issue concerns the council, the VOA or both.

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3. We gather the evidence

Depending on the case, this may include plans, leases, photographs, valuations, occupation records, relief decisions and account statements.

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4. We present the case

Where instructed, we prepare the submission and communicate directly with the relevant organisation.

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5. We check the outcome

We review any alteration, revised bill, credit or refund to make sure the decision has been implemented correctly.

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Why choose Business Rate Advisors Ltd?

Established experience

Business Rate Advisors Ltd has provided independent business rates advice since 2013.

Direct adviser contact

You will deal directly with Steve Adams or Mark Allen—not a call centre or an unqualified account handler.

Council and VOA expertise

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We deal with rating assessments, council liability, relief, arrears and enforcement, allowing us to identify how different issues affect the same account.

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Evidence-based advice

We examine the relevant documents and facts before recommending action.

Clear advice about prospects

Not every bill or assessment can be reduced. We will explain any weaknesses and provide a realistic view of the available options.

Request a free initial review

Please send us:

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• Your latest business rates bill

• The full property address

• The council account number

• The VOA reference number, if available

• A brief explanation of the problem

• Any relevant correspondence

• Any urgent recovery or enforcement documents

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We will review the initial information and explain how we may be able to help.

Call Steve Adams on 07415 048643
Call Mark Allen on 07376 443943
Office: 01225 667747