Business Rates Budget Highlights 2017

Published on: 8th March 2017

The Chancellor of the Exchequer, Philip Hammond gave his first budget to Parliament last week. The Chancellor acknowledged the concerns surrounding business rates but declared that they could not be abolished as he announced changes that will equal a further £435million cut in business rates.

Key business rates highlights

  • Business rates will not be abolished but the Chancellor suggested that there would be another consultation on business rates, to find a way of suitably taxing the digital economy.
  • A cap will be put in place for businesses moving from the small business rates relief that will ensure that their monthly business rates bill does not increase by more than £50 per month.
  • All pubs with a rateable value less than £100,000 will get a £1,000 discount on their business rates bill.
  • Local authorities will be provided with a £300 million discretionary relief fund to treat business rates issues in their locality.
  • These changes will account for a £435million cut in business rates.

 

Our Opinion

Robert Brown, business rates expert in our rating team commented on the budget, and its impact on business rates across England and Wales:

“Having only just held several consultations on the business rates revaluation process I wonder whether a further consultation is really necessary. While I believe there is an unfair commercial advantage to be gained by digital businesses who may not be as seriously affected by increased business rates bills, there is currently not an easy solution on the table to effectively rate online sales. I have previously suggested that an online tax levied at point of sale similar to a delivery charge might provide a one-off solution.

“The announcement of the discount for pubs is great news with 90% of pubs due to benefit from the discount. Based on the brief statement today in the House of Commons one has to wonder however “when is a pub a pub and when is it a restaurant or a night club?” thus, as always the devil will be in the detail!

There was also welcome news for smaller businesses with a cap put in place to restrict their bills increasing by a disproportionate amount if they move outside the small business relief parameters. I hope this is something that the government commit to in the long term.

“Once the £300million allocated to treating hardship cases is spread between several hundred local authorities it will quickly disappear and it will be interesting in exactly how he plans to spread the money between constituencies.

“The take home message from the Chancellors budget was that these changes would result in a £435 million cut in business rates. It is definitely a step in the right direction but in relation to the £25billion collected by business rates it is merely a drop in the ocean.”

View our guide to reducing your business rates here.

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Landmark Supreme Court Ruling on Business Rates

On March 1st a landmark ruling by the UK Supreme Court resolved whether owners of commercial properties will need to pay business rates during renovation or development work. Our rating team first started work on the S J & J Monk v Newbigin case in 2013, when the Valuation Office Agency stated they would base the rateable value of an office, during renovation and subdivision, on its pre-scheme rateable value. The decision meant that the owners, S J & J Monk, still had to pay business rates on the 15,000 sq ft Sunderland office space, with a rateable value of £102,000, despite it having being stripped to a shell and unable to be occupied during the renovation.

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On March 1st a landmark ruling by the UK Supreme Court resolved whether owners of commercial properties will need to pay business rates during renovation or development work.

Our rating team first started work on the S J & J Monk v Newbigin case in 2013, when the Valuation Office Agency stated they would base the rateable value of an office, during renovation and subdivision, on its pre-scheme rateable value.

The decision meant that the owners, S J & J Monk, still had to pay business rates on the 15,000 sq ft Sunderland office space, with a rateable value of £102,000, despite it having being stripped to a shell and unable to be occupied during the renovation.

[fulltext] =>

The case was taken to Valuation Tribunal by Rating Partner, Richard Farr, who appealed the decision on the basis that until then, properties undergoing major work had been given a nominal rateable value of £1. Farr later won the appeal at Lands Chamber, but the decision was subsequently overturned at High Court.

However, the ruling by the Supreme Court concluded that the property should be given a nominal £1 rateable value, on the grounds that it is undergoing significant refurbishment which restricts it from being a functional office space.

Richard Farr commented, "I am delighted by the eventual ruling at the Supreme Court, four years after I first started this case. Thedecision is welcome news for ratepayers, who will not be required to pay business rates on properties that are undergoing construction.

"This is of course also good news for the industry, with the threat of unnecessary rates bills no longer creating barriers for developers and investors."

The nominal assessment will not be automatic, and affected ratepayers will need to seek advice from a professionally qualified rating surveyor.

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Concern grows for business rates reform

From 1 April new rateable values for commercial properties will come into effect, along with reform to the business rates appeal process. It’s the first revaluation in seven years, and the impact it will have on businesses is causing increasing concern.  What are business rates? Business rates are a tax paid by a business owner on any commercial property they own or rent. They are calculated based on the rental value of the property.

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From 1 April new rateable values for commercial properties will come into effect, along with reform to the business rates appeal process. It’s the first revaluation in seven years, and the impact it will have on businesses is causing increasing concern. 

What are business rates?

Business rates are a tax paid by a business owner on any commercial property they own or rent. They are calculated based on the rental value of the property.

[fulltext] =>

Many business owners will appeal their business rates based on inaccuracies in their rateable value. Since the last revaluation in 2010, over a million ratepayers have appealed their business rates. 

How is the appeal process changing?

As part of the business rates reform, plans to introduce a ‘margin of error’ have been announced, which are due to go before parliament by April.

The proposed reform will stop ratepayers from appealing their business rates if the rateable value falls within a ‘reasonable margin of error’. The plans have caused widespread concern for business owners who could be left substantially overpaying rates.  

Which businesses will suffer the most?

With business rates in London expected to soar, the reality of the revaluation is becoming increasingly worrying for small and independently owned London-based businesses. Significant increases in their rates bills, along with a more difficult appeal process could potentially force them out of business.

Please get in touch for further advice on the business rates revaluation and changes to the appeal process.

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Business rates revaluation – don’t leave it too late

From April 2017, the business rates revaluation will result in thousands of business seeing a change in the rateable values of their properties, and the leisure sector will be significantly affected. Tim Dyson, business rates expert, discusses the changes and how they could impact owners of leisure properties in the North East.  Unlike many property sectors in the North East, leisure has performed reasonably well in recent years, and this may be a key factor in the calculation of rateable values. As these are based on values from two years ago, much could have changed in prior years or since then, and itis therefore essential that these are as accurate as possible – this may mean amending the facts or dismissing estimates.

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From April 2017, the business rates revaluation will result in thousands of business seeing a change in the rateable values of their properties, and the leisure sector will be significantly affected. Tim Dyson, business rates expert, discusses the changes and how they could impact owners of leisure properties in the North East. 

Unlike many property sectors in the North East, leisure has performed reasonably well in recent years, and this may be a key factor in the calculation of rateable values. As these are based on values from two years ago, much could have changed in prior years or since then, and itis therefore essential that these are as accurate as possible – this may mean amending the facts or dismissing estimates.

[fulltext] =>

Pubs and licensed premises are subject to specific criteria, including the type of premises, location and the services offered, to establish fair maintainable trade, with the rateable value calculated according to rents paid for similar pubis, although for data protection purposes this information is not public. All of this understandably means that values can vary greatly between establishments.

For businesses that feel their prospective rateable values are too high, there is an option to contest the figure, but this is effectively a one-shot opportunity. If values were based on a particularly profitable year and are not a true reflection, the Valuation Office has launched the Check, Challenge, Appeal function to resolve this.

However, this process places a strong emphasis on appeals being well founded and supported by evidence, making them more forensic from the outset. While it may be tempting to conduct this research yourself, the scarcity of information, length of the process and stringency applied will mean all but the most convincing, well-rounded cases are dismissed.

If businesses cannot provide evidence of fair, maintainable trade by a competent operator – excluding external factors and promotions – the Valuation Office is unlikely to concede a reduction. Expert advice and approaches must be taken, or an unavoidable rates increase may be enacted.

To help businesses facing significant rate rises after the seven-year gap between revaluations, a transitional process is in place to stagger the increases and cap any yearly hikes. However, this cap has risen considerably from previous revaluations in the first couple of years. A reduced current RV may have a knock-on effect on saving.

With businesses having until March 31 to appeal, time is of the essence, and with thousands of pubs, clubs and restaurants set to be affected, the DIY approach may not be best if a sting in the tail is to be avoided.

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Businesses in England & Wales could lose out on business rates refunds

Since the last business rates revaluation in 2010, the Valuation Office Agency (VOA) has received over one million appeals from businesses that are thought to be overpaying rates. With the new rating list set to be published on 1 April 2017, businesses now have just two weeks to challenge their current rates liability and potentially get a refund. After 31 March 2017, the Valuation Office Agency will not consider any appeals for business rates paid over the past seven years.

Read More....

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Since the last business rates revaluation in 2010, the Valuation Office Agency (VOA) has received over one million appeals from businesses that are thought to be overpaying rates.

With the new rating list set to be published on 1 April 2017, businesses now have just two weeks to challenge their current rates liability and potentially get a refund. After 31 March 2017, the Valuation Office Agency will not consider any appeals for business rates paid over the past seven years.

[fulltext] =>

According UK Government statistics, there are 1.96m commercial rateable properties in England and Wales, meaning hundreds of thousands are unlikely to have been assessed by an independent rating advisor to determine incorrect rates liability.

If you are yet to appeal your rates liability from the 2010 rating list, please contact your local business rates advisor immediately.

Click here for further information about the 2017 business rates revaluation.

Contact

Click on your region for contact details

North East - Richard Farr

Yorkshire & Midlands - Robert Brown

North West - Simon Heather

London & the South - Matthew Midwinter

Download

Our guide to reducing your business rates by clicking here.

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National Rating Team

A change in business rates can have a big impact on any business, with increases in rating bills eating into profit margins and potentially making a property unsustainable. We have therefore created a video guide to help you understand business rates and more specifically the upcoming April 2017 business rates revaluation. Click here to watch the video. Regarded as experts in the field, all of our rating specialists are RICS and IRRV qualified surveyors that offer a comprehensive range of rating services to businesses across the UK. Our services include but are not limited to; rating appeals, empty rates mitigation, rating valuation, rates audits and rates management.

Read More....

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A change in business rates can have a big impact on any business, with increases in rating bills eating into profit margins and potentially making a property unsustainable.

We have therefore created a video guide to help you understand business rates and more specifically the upcoming April 2017 business rates revaluation. Click here to watch the video.

Regarded as experts in the field, all of our rating specialists are RICS and IRRV qualified surveyors that offer a comprehensive range of rating services to businesses across the UK.

Our services include but are not limited to; rating appeals, empty rates mitigation, rating valuation, rates audits and rates management.

[fulltext] =>

Key Rating Contacts

Robert Brown
Matthew Midwinter
Richard Farr
Simon Heather
Graham Isle
Tim Dyson
Nick Heap

For the contacts of all our key rating team members, please click here.

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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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