Rateable value query

tbumps

We have a small shop which occupies a very large building. Half of our space was used by a charity project which stored donations there. It's now empty & we've moved a couple of soafs into that space so that our kids can run around there when they're in the shop. I looked up our rates bill recently & saw that the space has all been classified as retail space and none as storage. Should I be asking for this to be reassessed?

TB

lincroft1710

Although I haven't dealt with non domestic rating for some years (I'm ex VOA) I didn't think rates bill had a breakdown of how property was valued. Unless they changed the system in 2005, a shop would be "zoned" from front to back (most expensive first 6m depth, half that next 6m, half again remainder, or there may have been 4th zone) until a load bearing wall was reached.

moneypooh

Our rates bill is itemised and even points out the kitchen area. I'd get it checked.

ciano125

You can view your valuation online, google the Valuation Office Agency and you can put your postcode in.

Just beware of the cowboy agents, you don't need to pay up front for rating advice, and if you use a firm who are members of the RICS, IRRV or RSA you'll know you're getting the right advice.

I've sent you a PM with some further details on too.

Cheers
Ciano125

lincroft1710

You can discuss your assessment with the VOA first, and then if necessary employ a reputable agent.

ciano125

You can also cut your own hair and then if necessary go to the hairdressers!

lincroft1710

If a ratepayer has a query about their assessment the VOA has a duty to look into it. A simple query such as tbumps' could be sorted out without need for him/her to employ an agent which would cost quite a bit of money. This site is called Money Saving Expert, I've dealt with plenty of ratepayers who were perfectly capable of making their own case and getting a result.

ciano125

Indeed it is called Money SAVING expert, and employing someone who knows exactly what they are doing need not be expensive. If a person were to do their own appeal, which they are perfectly entitled to do and does indeed cost nothing, and they managed to get their assessment reduced and it saved them £1k, they'd probably feel quite pleased with that. On the other hand, if they had employed a Rating Surveyor from a REPUTABLE company who, because they do the job day in day out and are experts in their field, managed to reduce the RV and saved the rate payer £5k, and charged £500 for the pleasure, which is more money saving?

Call me cynical, but I've seen far too many crap "box tickers" at the Valuation Office who don't know how to "value" properly, and I often wonder if they even know their !!!!! from their elbow sometimes. Don't get me wrong, there are many who are very good at their job, and there will be people working as agents who are equally crap, but to say that it is not money saving to employ a specialist is just incorrect.

lincroft1710

Ciano the Cynical - it is not money saving to employ an expert if one is not needed. Clearly it's sensible if there's a fair size assessment, but with a small shop probably not. Most reputable agents have good working relationships with VOA, but they don't always get reductions.

I have presumed OP is referring to the 2005 Valuation List assessment and not the forthcoming 2010 asst. If so the basis will probably be well established and there will be little room for manoeuvre. The reason I suggest OP contacts VOA is to firstly confirm that VOA have correct details about shop and how and why they've valued and if there is room for manoeuvre. OP is then able to decide if he needs expert advice.

What is fundamental in this case is the rate per sq m applied to the "storage" in relation to the Zone A price.

ciano125

lincroft1710 wrote: »

Ciano the Cynical - it is not money saving to employ an expert if one is not needed. Clearly it's sensible if there's a fair size assessment, but with a small shop probably not.

Sorry, but this is absolutley not the case. I had one client who thought he knew best and appealled against his assessment. The VO came out and discovered that it was way under assessed, so it was increased. He then came to me to try and sort it out, which obviously I couldn't do. If he had asked me in the first place I could have told him that it was under cooked and to keep quiet. That would have cost nothing. It isn't always about getting the right answer, but it is about keeping your liability to a minimum.

If the OP still wants to do it themselves, great, good luck to them, but I would still ask a reputable firm to do a desktop valuation to make sure they are not going to shoot themselves in the feet.

lincroft1710

So as you are an agent your advice is obviously going to be use an agent whatever the circumstances.

Actually if I was still in the VOA, I would be agreeing with you although my viewpoint would not be unbiased. VOA prefer to deal with agents rather than the ratepayer, agents generally know the score.

I had one client who thought he knew best and appealled against his assessment.

I remember one guy called into office when 1973 Valuation List came into force complaining about a small piece of storage land he occupied which had an RV of £30. Of course when it was checked we found the RV should have been £300!!