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

boardwitless

The valuation should reflect the property as it existed as at 1 Apr 1993 or as at the date first entered in the Valuation List (if built after 1 Apr 1993) or as at the date of the last sale (again if after 1 Apr 1993). It seems your band was increased to C (with effect from 23 May 2002, your purchase date?) because of the alterations, which is perfectly legal and above board as CT legislation permits such an increase.

Thanks lincroft1710, I guess we'll leave it alone just in case.....:D

littlesaint

I'm wondering whether it is worth me doing this. On our street most of the properties are terraced houses and are banded D or above. But five properties have been converted into two flats, including ours. Six of these flats are in band B and four (including ours) is band C. The other band C flats are end of terrace and are significantly bigger than ours. Of the six in band B, four flats are the same size as our - they are both conversions like are ours and have a similar sized extension judging from Google Maps. That makes them at least a one bedroom flat like ours, if not bigger. None of them are our immediate neighbours (they are all unconverted houses) - does this matter? They are only about ten doors down. Would this be enough information to put a convincing case to Wandsworth Council or would I have to gather more information about number of rooms of other properties / valuations etc. Thanks in advance.

Massyrider

One question that hasn't been answered (maybe cos no one is asking !)is what happens if my property size has reduced since its 1991 valuation

all the houses are detached in my area apart from mine and our neighbours (obviously) ours is band d the same as our neighbours but there is also other houses in this band in our area though most are in an higher Band

when we brought the property over half the total overall foot print including the house was kept by the seller, so in real terms we brought the house and about 1/3 of original garden,

the house is also a semi detached rear property so we have no front garden just a drive from the road into our rear/only garden.

yet we pay the same as some other detached properties in the area with huge gardens and front gardens

so surely this means in real terms the house must now worth less than its 1991 valuation

the house currently stands using this sites 1991 value calculator at just £340 from bottom of band D so is this a great case to appeal banding

many thanks

massy rider

relatively MSE virgin !!

nem39esis

Ok, i bought my 3 bed townhouse back in March 2009 in Wales. Its a mid terrace in a row of 4. I paid a lot less (30k) than my neighbours. When i input my details into nationwides evaluation it comes up that it should be in band C but im currently in band D. Is it worth appealing given that what i paid was so much less? Or is it not really relevant as you cant compare it to prices back in 1991 as it wasnt built nor would there have been a similar property back then?

Second part to my question is that since purchasing my house, theyve built some social housing nearby, would this have lowered my house value at all, from searching online it appears to be the perception? could this be another factor to appeal with?

lincroft1710

littlesaint wrote: »

I'm wondering whether it is worth me doing this. On our street most of the properties are terraced houses and are banded D or above. But five properties have been converted into two flats, including ours. Six of these flats are in band B and four (including ours) is band C. The other band C flats are end of terrace and are significantly bigger than ours. Of the six in band B, four flats are the same size as our - they are both conversions like are ours and have a similar sized extension judging from Google Maps. That makes them at least a one bedroom flat like ours, if not bigger. None of them are our immediate neighbours (they are all unconverted houses) - does this matter? They are only about ten doors down. Would this be enough information to put a convincing case to Wandsworth Council or would I have to gather more information about number of rooms of other properties / valuations etc. Thanks in advance.

It is the Valuation Office Agency you should approach, not your council.

As there seems to be similar properties with different bands, this is a good enough reason to ask for a band review. Of course it could be that Band C is correct and those in B are either smaller or in the wrong band, but unless you ask you won't find out.

lincroft1710

nem39esis wrote: »

Ok, i bought my 3 bed townhouse back in March 2009 in Wales. Its a mid terrace in a row of 4. I paid a lot less (30k) than my neighbours. When i input my details into nationwides evaluation it comes up that it should be in band C but im currently in band D. Is it worth appealing given that what i paid was so much less? Or is it not really relevant as you cant compare it to prices back in 1991 as it wasnt built nor would there have been a similar property back then?

Second part to my question is that since purchasing my house, theyve built some social housing nearby, would this have lowered my house value at all, from searching online it appears to be the perception? could this be another factor to appeal with?

Welsh CT valuations are based on Apr 2003 prices as Wales had a revaluation in 2005. So you would need to find out what similar properties were selling for at that date. If the prices of the other similar newbuilds were significantly more than yours, then they probably reflect 2009 market value better than your purchase price.

You can appeal against your band if you think the social housing has had a detrimental effect on the value of your home, but you would need to demonstrate this, and it does need to be close to your home. If it is right next door and there is clear visual evidence of neglect/vandalism/anti social behaviour, then this would help your case. However as many recent housing estates have a mix of private and social, you may not be successful, but it's always worth a try.

littlesaint

lincroft1710 wrote: »

It is the Valuation Office Agency you should approach, not your council.

As there seems to be similar properties with different bands, this is a good enough reason to ask for a band review. Of course it could be that Band C is correct and those in B are either smaller or in the wrong band, but unless you ask you won't find out.

Thanks - I have just spoken to the VOA. It seems they might have the wrong information about the number of bedrooms we have. We have one bedroom but they had us down as two.

That might be because a previous tenant used the lounge as a bedroom, but there is only one reception room and one bedroom in the house and we've always only had one bedroom.

They are coming out to do a site visit to verify the number of bedrooms next week. Fingers crossed!

lincroft1710

littlesaint wrote: »

Thanks - I have just spoken to the VOA. It seems they might have the wrong information about the number of bedrooms we have. We have one bedroom but they had us down as two.

That might be because a previous tenant used the lounge as a bedroom, but there is only one reception room and one bedroom in the house and we've always only had one bedroom.

They are coming out to do a site visit to verify the number of bedrooms next week. Fingers crossed!

Sounds promising.

lincroft1710

Massyrider wrote: »

One question that hasn't been answered (maybe cos no one is asking !)is what happens if my property size has reduced since its 1991 valuation

all the houses are detached in my area apart from mine and our neighbours (obviously) ours is band d the same as our neighbours but there is also other houses in this band in our area though most are in an higher Band

when we brought the property over half the total overall foot print including the house was kept by the seller, so in real terms we brought the house and about 1/3 of original garden,

the house is also a semi detached rear property so we have no front garden just a drive from the road into our rear/only garden.

yet we pay the same as some other detached properties in the area with huge gardens and front gardens

so surely this means in real terms the house must now worth less than its 1991 valuation

the house currently stands using this sites 1991 value calculator at just £340 from bottom of band D so is this a great case to appeal banding

many thanks

massy rider

relatively MSE virgin !!

Garden size rarely makes a difference in banding, only if the garden is exceptionally large or small for the size of house would it possibly influence the band. House price calculators are inaccurate and can only give a rough guide to a 1991 value.

Because of the width of the band, it is usual to find both semis and detached in Band D.

The fact the house is a "back lot" and has no front garden may have some affect on its value, but it may not be enough to be band significant.

It's worthwhile seeking a band reduction, but it is not a certainty.

Fliss_M

My friend is in renter in a little starter home in chesterfield. 2 bed, living/diner, kitchen garden. I swear the living/diner is tiny! Anyway. She is having problems with the council and mentioned what she paid as a single occupier. I was shocked as it was the same as what we pay at full price in a similar but larger house.

So I asked her her band and she said B. I couldn’t believe it. We are in a different town (20 miles away) but we are band A. I can’t believe a 2 bed house could be band B. Not when it was built as a starter home. I have looked at the neighbours and they are all band B (inc next door who have a garage)

She has challenged it before and it always comes out at band B but I don’t know how she’s challenged it. Prob just through the council.

Given the neighbouring situation is it worth challenging it again? On street view they all look similar but possibly larger. Like hers was made smaller to tab on the end mayb? Theres no way it could be valued higher. The 1991 test I cant do as the sale details are not available for her house but looking at a similar house recent sale (4 doors up) comes out at 41k.

[FONT=&quot]I really want to help her, as I feel aggrieved for her. The 1 big difference between the towns in mine has historically lower house prices as the town as a whole isn’t as popular or populated as her town. Or should I chalk this up to yet another time you have to lump it?[/FONT]