Council Tax Cost Cutting: reduce your band and grab any discounts Discussion Area

bhopster

Hi I have just moved in to a property (Dec 2009) which is currently band D and was built in 1996. The two houses either side of mine are bigger and I think have 4 bedrooms (any way of checking this without asking them?) whereby mine has 3 but they are also band D.

I am wondering whether it's worth contesting my band and trying to get it lowered based on the fact that I am paying the same as the two houses either side of me which are bigger therefore higher in value?

I have used the nationwide tool to check the value of my property in 1991 based on what I payed for it and it falls in the bamd C bracket. I have also checked one of the houses next to mine which falls in to a band D based on it's value in 1991.

Any advice on this would be really appreciated.

Thanks in advance.

lincroft1710

Bhopster - as there are only 8 bands, there will be a lot of different houses in the same band and houses at the top of the band are likely to be larger than those at the bottom of the band.

Nationwide HPI is inaccurate (as is Halifax's), they at best can only give an indication. In many areas 1996 house prices were still below those of 1991, so if you can dig out the 1996 sale price it may help.

If you can find neighbouring similar houses to yours in Band C then it is definitely worth it, but if not it still may be worth trying. VOA can tell you if neighbours are in fact 4 beds. Worst thing that can happen would be that VOA decides your neighbours are underassessed and increases them to Band E.

lincroft1710

DaisyMoo - 2 bed flats would be worth more than 1 bed in same block and this could mean higher tax band - it depends what the flats would have been worth in 1991. 2 beds may have sold for more or less than £40K. Check if any 2 bed flats are Band A, if so you may have a case.

DaisyMoo

Thanks Lincroft - According to the websites, the value of the property was worth approx £34,600 in 1991 but I am currently trying to find evidence of this. Even if there are no other 2 bed flats are band A, could I still have a claim based on these valuations?

lincroft1710

If by websites you mean Nationwide or Halifax HPIs then you should be aware that these are inaccurate. In my area (I'm ex VOA) 1 Bed cluster/terr houses and 1 and 2 bed flats lost value very quickly between 91 and 95. These house types also took about a year longer to reach 91 price levels again. Thus HPIs calculating from say post 1999 prices always arrive at valuations which are too low.

You can of course use the HPI price, although VOA will probably not accept it as definitive evidence your band is incorrect they will know what similar flats actually sold for in 91.

bhopster

Hi Lincroft1710 thanks for you reply. After doing some further digging I have found the historical sale prices for my property they are:

£150,000 Sale date: 14th Oct 2009
£78,500 Sale date: 22nd Dec 1999
£69,995 Sale date: 29th Feb 1996 New build


Based on the above and with your superior knowledge of VOA valuations do you think I have a strong enough case to challenge my banding and get it lowered to band C from D.


Thanks again.

lincroft1710

Bhopster - 96 price suggests D, 99 price C/D borderline, 09 price again C/D borderline. I think it's worth submitting an appeal, no guarantee of success, but if you don't ask, you don't get.

jillybobs

lincroft1710 wrote: »

Depending on where you are, D would bethe norm for a 3 bed, 3 storey I/T town house. As the properties are 8 yrs old, it is quite possible that the band has been queried previously. I'm ex VOA and it was very, very unusual not to have an appeal on at least one of these house types on every single new development since late 90s in our area.

Although you are over 6 month time limit, you can still query band. But if VOA say band is correct then that's the end of the matter.

Hi, I live in a 3 bed, 3 storey town house and am also in band D. My house was purchased for £158,500 in 2005 and was bought from new in 2003 for £120,000. I have queried why we are in band D as across the road on a neighbouring estate (which is very desirable) there are 4 bedroom detached house worth about £90,000 more than my home which are also in band D. It seems very unfair that I'm living in a terrace property with no real front garden, drive or garage but am still paying the same council tax. Using the links I've calculated my house would easily have fallen in the band C had it been here in 1991. As all my neighbours are in the same band as me, do you not think it is worth pursuing? Thanks in advance.

lincroft1710

Hi jilly - if anything the 4 bed detached sound underassessed. BTW both Halifax and Nwide HPIs are inaccurate. But it may be worthwhile you asking VOA if your band is correct quoting these 4 beds being in the same band.

jillybobs

lincroft1710 wrote: »

Hi jilly - if anything the 4 bed detached sound underassessed. BTW both Halifax and Nwide HPIs are inaccurate. But it may be worthwhile you asking VOA if your band is correct quoting these 4 beds being in the same band.

Thanks so much for your quick reply. Much appreciated Will contact VOA on Monday. Thanks again.