Business Rates Appeals: How to Challenge Your Rateable Value

When should you consider appealing?

If you believe your rateable value is higher than it should be, you can challenge it. Common reasons:

• The VOA has incorrect property information (wrong size, wrong description)
• Comparable properties nearby have lower rateable values
• Physical issues affect your property's rental value
• Material change in the local area since the valuation date
• The property was split or merged since the last valuation

The Check, Challenge, Appeal process

Stage 1: Check

Review the factual information the VOA holds about your property at voa.gov.uk. If floor area, description, or other details are wrong, submit a Check to correct them. The VOA aims to respond within 12 months.

A successful Check may reduce your rateable value without needing to proceed further.

Stage 2: Challenge

If facts are correct but you still believe the value is too high, submit a Challenge with supporting evidence — particularly comparable rental evidence from similar properties.

Your Challenge must:

• Include evidence supporting your proposed rateable value
• State what you believe the correct value should be
• Be submitted within 4 months of your Check decision

The VOA may accept, propose a different value, or reject your Challenge.

Stage 3: Appeal

An Appeal is heard by the independent Valuation Tribunal for England (VTE) at valuationtribunal.gov.uk. Submit within 4 months of the Challenge decision.

The Tribunal can reduce, maintain, or increase the rateable value. Most Appeals are resolved through negotiation before the hearing.

Evidence you need

• Details of comparable properties and their rateable values (available on the VOA website)
• Details of similar properties and their rents
• Evidence of physical issues affecting rental value
• Photos of the property and any relevant issues

Should you use a rating agent?

For simple factual errors, do it yourself. For complex Challenges and Appeals, a rating surveyor can significantly improve your chances.

Beware of no-win-no-fee agents advertising online. Some charge very high success fees (25–50% of savings over multiple years). Use an RICS-registered surveyor and agree fees clearly upfront.

Rates continue while you appeal

Continue paying your rates during the process. If successful, you'll receive a refund for any overpayment.

What to do next

1. Look up your rateable value at voa.gov.uk/find-a-business-rates-valuation-service
2. Check factual information is correct
3. If incorrect, submit a Check through your VOA business rates account
4. If correct but value seems too high, gather comparable evidence and consider a Challenge
5. Check the current deadline for submitting Checks — this is time-critical

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Rating law and deadlines change. ClearPath can verify current deadlines and answer specific questions about your appeal.