Response to Chancellor's annoucement that councils are to keep business rates

Published on: 20th October 2015

The Chancellor of the Exchequer, George Osborne, has unveiled plans for local councils across England to be able to keep all proceeds from business rates raised in their area. The move will see £26bn diverted from central government to local government.

Richard Farr, rating and regeneration partner, Sanderson Weatherall, Newcastle, said:

“This is a radical change for local authorities as it gives them the ability to influence their local economy. It is good news in many ways, leading to a level of devolution and regionalisation which many councils have been calling for.

“Yet it also raises some tricky issues as the plans allow authorities to reduce rates in a bid to stimulate growth in an area. It really is about ‘how low do you go?’

“Authorities may choose to significantly cut rates as part of a long term strategy so that the area becomes attractive to businesses looking to relocate. Whilst the returns would not be immediate, ultimately the money would roll in but how would councils manage with a lower return from business rates in the interim?

“The changes will require sophisticated economic planning and management on the part of local authorities.

“The fairness of the plans also has to be considered. Not all local authorities will be able to afford to lower business rates as the tax provides vital income for other services and facilities. Councils which are struggling currently will find it tough to implement cuts even if the long term objective is to maximise income.

“In the North East we have seen Nissan and Hitachi choose to locate in the region. Should councils look to cut rates in a bid to attract big businesses like this? Most businesses are not footloose and are tied to their locations. It is unlikely that it will be commercially viable for a business to move simply to save business rates. This raises the question of just how beneficial the plans are when it comes to stimulating economic growth in an area.

“Those local authorities with elected mayors will, with support from the business community, be permitted to levy surcharge likely to be capped at 2p to fund infrastructure improvements. It is vital that existing businesses are not held to ransom by a mayoral structure intent on improving their city region by raising taxes at all cost.

“If the government truly wishes to promote economic activity and growth, they should implement more frequent rebasing of the rateable value revaluations. Current rateable values are based on 2008 rental values and are not due to be reassessed until 2017. The regime of transitional phasing, which limits the percentage a business rates bill can be increased or decreased each year following revaluation, should also be abolished. Embrace these changes and ratepayers of some categories of properties particularly on the high street could see reductions of 30-40 per cent in their tax.

“Whilst these plans will promote significant housekeeping within local authorities by balancing costs and income more carefully, the business benefits could be quite limited. It is important that robust safeguards are provided within the legislation to ensure the system is fair.”

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Business Rates

Sanderson Weatherall Rating specialists are RICS and IRRV qualified surveyors that can offer a comprehensive range of Rating services to clients including Rating Appeals, Rating Valuations, Rates Management and Rates Audit, together with cutting edge advice on Empty Rates mitigation. Regarded as experts in the field, all our senior staff are members of the Rating Surveyors' Association and are able to offer the very best Rates advice on the accuracy of Rating assessments and resultant Business Rates liabilities. Through our experts' memberships of the Institute of Revenues, Rating and Valuation we are also happy to assist clients who have international local property tax liabilities. We participate in the activities of both of these professional bodies at the highest level and negotiate with government on the introduction of all new non domestic rating proposals. On the 1st April 2017 the new rating lists were published across England and Wales and from that date, businesses looking to challenge their business rates were required to do so through HMRC’s Government Gateway. If you don’t currently have an account then please follow the steps in our guide to setting up a Government Gateway account, registering properties and appointing an agent here.    Contact Us

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Sanderson Weatherall Rating specialists are RICS and IRRV qualified surveyors that can offer a comprehensive range of Rating services to clients including Rating Appeals, Rating Valuations, Rates Management and Rates Audit, together with cutting edge advice on Empty Rates mitigation.

Regarded as experts in the field, all our senior staff are members of the Rating Surveyors' Association and are able to offer the very best Rates advice on the accuracy of Rating assessments and resultant Business Rates liabilities. Through our experts' memberships of the Institute of Revenues, Rating and Valuation we are also happy to assist clients who have international local property tax liabilities. We participate in the activities of both of these professional bodies at the highest level and negotiate with government on the introduction of all new non domestic rating proposals.

On the 1st April 2017 the new rating lists were published across England and Wales and from that date, businesses looking to challenge their business rates were required to do so through HMRC’s Government Gateway.

If you don’t currently have an account then please follow the steps in our guide to setting up a Government Gateway account, registering properties and appointing an agent here. 

 

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Budget 2016 Business Rates Highlights

The Chancellor of the Exchequer, George Osborne gave his budget to Parliament today. Here are the headlines for business rates:

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The Chancellor of the Exchequer, George Osborne gave his budget to Parliament today. Here are the headlines for business rates:

[fulltext] =>

Key Facts from the Budget 2016

    • From April 2017 for properties below a rateable value of £12,000 qualifying businesses will pay nothing; between £12,000 and £15,000 there will be taper relief; and between £18,000 and £51,000 there will be a marginally lower rate poundage charged.
      • It is claimed by the government that 600,000 small businesses will pay no business rates.
      • The government will transform business rates billing and collection. By 2022, local authority business rate systems will be linked to HMRC digital tax accounts so that businesses can manage their rates bills in one place alongside other taxes. As a first step, the government will work with local authorities across England to standardise business rate bills and ensure ratepayers have the option to receive and pay bills online by April 2017.
      •  The government will aim to introduce more frequent business rate revaluations (at least every 3 years) and will publish a discussion paper in March 2016 outlining options on how to achieve this to support both businesses and the stability of local authority funding.
      • The rate poundage will be linked to CPI rather than RPI from 2020.

      • Rates retention will move towards 100% for Greater London from April 2017

Our opinion 

Robert Brown BSc FRICS FIRRV, partner in our business rates department and current president of The Rating Surveyors Association commented:

"Rates bills for 2016-17 have already been issued so there are no immediate cuts in business rates.

A welcome and slightly better than expected announcement from the chancellor with regard to the small business rate threshold increasing from £6,000 to £15,000 - meaning that many more qualifying businesses will pay no rates whatsoever from 2017.

The Chancellor said that the higher rate threshold will increase from £18,000 to £51,000 and this will have a benefit for slightly larger business properties. Needless to say the devil will be in the detail as there are qualifying requirements and the focus may well move now to question exactly what is a small business – as rateable value of a property is a measure of rent paid rather than turnover. There is also a potential issue when comparing a business with multiple small properties with a business with a single property.

The claim is that from next April 2017 some 600,000 small businesses will pay no business rates at all , a further quarter of a million will see their rates cut, and half of all properties will see their rates either fall or be abolished altogether. Interesting as to whether the chancellor is predicting the outcome of the Rating Revaluation?

Rate retention to be 100% for Greater London from 2017 but why not every local authority?"

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Video Guide to the 2017 Business Rates Revaluation

We have launched a seven video guide to the April 2017 Business Rates Revaluation. With the April 2017 business rates revaluation approaching, we have created a video series to help you understand what will be happening over the coming months, how the revaluation could affect your business and what you can do to plan for it.  

Read More....

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We have launched a seven video guide to the April 2017 Business Rates Revaluation.

With the April 2017 business rates revaluation approaching, we have created a video series to help you understand what will be happening over the coming months, how the revaluation could affect your business and what you can do to plan for it.

 

[fulltext] =>

 

We have launched a seven video guide to the April 2017 Business Rates Revaluation.

 Our short videos look at the following questions:

 

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