Incorrect Rateable Value: When to Use VOA Check and Challenge

Direct answer: use VOA Check and Challenge when reliable property or valuation evidence indicates that the rating-list entry may be wrong. A high business rates bill alone is not evidence of an incorrect rateable value. First confirm whether the issue concerns the VOA valuation or the council's calculation, liability or relief decision.

Common reasons for investigating a valuation

Relevant issues can include an incorrect floor area, wrong property description, unsuitable valuation approach, missed physical changes, an incorrect effective date or comparable evidence that has not been properly reflected. The strength of the case depends on the statutory valuation framework and evidence available.

Practical example

An occupier compares the VOA details with a measured plan and finds that inaccessible basement space has been recorded as usable accommodation. The occupier gathers the lease, photographs, measurements and professional plans. Those facts can be checked before rental or comparable valuation evidence is considered.

Documents and evidence checklist

• VOA property reference and full valuation details.

• Current and previous rating-list entries.

• Latest business rates bill.

• Complete lease and rent-review documents.

• Accurate measurements, plans and dated photographs.

• Details and dates of alterations or access restrictions.

• Relevant rental and comparable evidence with explanations.

What to do next

Check the facts first, assess the financial effect and identify the exact correction requested. Keep evidence consistent across Check and Challenge stages. A challenge can result in no change and, depending on the evidence, a valuation is not guaranteed to decrease.

Official sources

VOA Check and Challenge guidance

GOV.UK: Find a business rates valuation

Get case-specific help

Send us the VOA valuation, bill, lease, plans and a short explanation of the suspected error. We can assess whether the issue is factual, valuation-related or actually belongs with the council.

Get help from business rates appeal specialists

Article information

Written by Steve Adams, Business Rate Advisors Ltd. Reviewed by Mark Allen. Updated 18 August 2026. This article provides general information for businesses in England and Wales. Every case depends on its own facts, dates and evidence.