# How to Appeal Your Business Rates Valuation

Canonical: https://paddl-ai.co/how-to/how-to-appeal-business-rates-valuation

Step-by-step guide to the Check, Challenge, Appeal process for disputing your rateable value with the Valuation Office Agency.

Time: PT2H

If you believe your property rateable value is too high, you have the right to challenge it through the VOA Check, Challenge, Appeal (CCA) process. A successful challenge can reduce your rates bill, potentially saving thousands of pounds per year, with reductions often backdated to the start of the rating list.

The process has three stages, and most cases are resolved before reaching the final Appeal stage. This guide explains each stage, the evidence you need, and realistic timelines.

## Steps

1. **Register for a VOA business rates account** Go to gov.uk/correct-your-business-rates and create an account using your Government Gateway login. Link your property to your account by providing your UARN and occupation details.
2. **Submit a Check to verify property details** Review the facts the VOA holds about your property: floor areas, description, facilities, and use class. If any details are wrong, submit corrections with evidence. If the VOA updates the details, your RV may change automatically without needing a formal Challenge.
3. **Gather comparable evidence for a Challenge** Prepare evidence of comparable rental transactions for similar properties in similar locations around the valuation date (1 April 2024 for the 2026 list). Search the VOA website for nearby properties and note their rateable values. Your own lease rent can also be relevant if agreed near the valuation date.
4. **Submit a formal Challenge** Through your VOA account, submit a Challenge stating why you believe the RV is wrong and providing your evidence. State the RV you believe is correct and explain your reasoning. The VOA targets resolving most Challenges within 18 months.
5. **Consider the VOA response** The VOA will either agree to a reduction, propose a different lower value, or maintain the current RV. If they propose a partial reduction, consider whether it is acceptable.
6. **Appeal to the Valuation Tribunal if needed** If you cannot agree with the VOA, Appeal to the Valuation Tribunal for England (VTE). Hearings can be in person or on paper. You can represent yourself or use a professional. The Tribunal decision is binding unless further appealed on a point of law.

## Tips

- Start with the Check stage even if you believe the RV is the main issue. Correcting factual errors can sometimes resolve the problem.
- Research comparable properties thoroughly before submitting a Challenge.
- Consider a specialist business rates surveyor for high-value properties. Many work on a no-win, no-fee basis.
- Do not wait until the end of the rating list to challenge. Start early for maximum backdated savings.

## Common mistakes

- **Skipping the Check stage** You must complete the Check stage before submitting a Challenge. This is a procedural requirement of the CCA process.
- **Submitting a Challenge without comparable evidence** A Challenge without evidence is likely to be rejected. Provide specific comparable rental evidence to support your proposed RV.
- **Using a "rates reduction" company that cold-calls** Be cautious of unsolicited approaches. Choose a RICS-qualified surveyor with a clear fee structure if you need professional help.

## Questions

**How long does the whole process take?**

Check: 2 to 6 weeks. Challenge: up to 18 months. Appeal: several additional months. A contested case can take 2 to 3 years, but reductions are backdated.

**Does my bill reduce while the challenge is in progress?**

No. You must continue paying your current bill. If your challenge succeeds, you receive a refund or credit for overpayment.

**Can the VOA increase my RV during a challenge?**

In theory yes, but in practice this is very rare. Most challenges result in either no change or a reduction.