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

frustratedcounciltaxpayer

We live in Wales and I am arguing with the VOA regarding our banding. When we moved in our house was unfinished. We had no heating (we still don't), temporary hot water (still have this), temporary doors and stairs (still in place) and upstairs hadn't really been started (still not complete). Basically we lived in a two bedroomed house with 1 reception room and kitchen (split level but the bottom half was boarded off to keep the kitchen warmer). We now have two bedrooms upstairs but still only have 1 shower room. The council put our house as a G but then the VOA after a chat where I explained the unfinished nature etc rebanded it as an H!! We live in a village where all the houses are individual so it is not easy to compare. The only H house in the village was a large house with indoor swimming pool, at least 4 bedrooms, a number of bathrooms and in a huge plot. First off, the person who came to inspect hadn't checked we had received a letter which we hadn't so we didn't know he was coming. He then wrote on his notes that we did not keep the appointment which got my back up. He then said on the phone that he did not need to visit the house and see the unfinished nature of the building. We requested that someone else look into it. He visited our house and then agreed with the original banding. We said about some of the other buildings - for instance a large detached old vicarage with stabling, detached garage/workroom, 4 large bedrooms, 2 bathrooms, 3 reception rooms with a large area of land and a summerhouse with a sauna. This was not comparable to ours because it was old!! As I said, is Windsor castle worth less than an aldi store because it's old? We have mortgage valuations from November 02 and 06, ignored. The houses either side are also self builds as we all bought the land together. They are slightly smaller than ours but are complete. The exterior of our house is unfinished and there is no landscaping to the front or sides although we have some grass at the back on half the garden. The houses each side, added to the council tax list in 2000 and 2001 are both F. We then appealed and they will not listen to any reasonable argument. When we disagreed, they looked at their only comparable (the other band H) and admitted that rather than being 60m2 smaller than ours it was actually 100m2 bigger and it had an indoor pool - guess what - still think ours is an H BUT they have said they are prepared to accept it as a G due to it being incomplete. Their papers show that was the only comparable used and says the tone of the list would suggest a G but as it's new they could probably justify an H. When asked to tell us what amounts they used in their estimate of what it would cost to complete our house, I was told that they are not prepared to tell us as it is up to us to provide a cost plan and tell them why they are wrong. I am so frustrated and we will be going to tribunal but just wondered if anyone had any advice for us. thanks.
:mad:

mrstaypuft

Hi any advice would be appreciated

I have checked the bands of my neighbours who are all in band C however I am in band D.

Checking the valuation guide from 1991 via the valuation that took place for me in early 2004 it would seem I should be in band C also.

When the valuation was done there was a single storey extension on my property so they may have put it in a higher band because of that but since then out of the 10 identical houses in the road another 4 have also built extensions as big or bigger.

My question is do I have a case for getting my property rebanded lower or will I just end up stiching up my neighbours and their houses rebanded up?

lincroft1710

mrstaypuft wrote: »

My question is do I have a case for getting my property rebanded lower or will I just end up stiching up my neighbours and their houses rebanded up?

It's difficult to say. House price calculators are inaccurate and can only give a rough guide, so if it suggests £67K as Apr 91 value for your home, the Band D may well be correct. If alterations have been carried out after 1 Apr 93 or date of last sale (whichever date is later) by present owner then the band cannot be increased. A CT band which does not reflect an alteration carried out prior to Apr 93, or by previous owner can be increased if the said alteration warrants a band increase.

alexpg_2

Out of interest, how long should I wait to get a response from the council after e-mailing them my case?

I'm fairly sure I've got a good case - I'm currently a band B, but according to the 1991 calculator my one bed flat would have been worth £35,000 back then. And one of my Neighbours who is also band B paid £140,000 compared to my £100,000 a couple of months before me.

lincroft1710

alexpg wrote: »

Out of interest, how long should I wait to get a response from the council after e-mailing them my case?

I'm fairly sure I've got a good case - I'm currently a band B, but according to the 1991 calculator my one bed flat would have been worth £35,000 back then. And one of my Neighbours who is also band B paid £140,000 compared to my £100,000 a couple of months before me.

It is the Valuation Office Agency (part of HMRC) who deal with CT bands in England and Wales. So if you did actually email the council they may have either ignored it or hopefully forwarded to the VOA.

I presume your neighbour's flat is larger.

ktflower

Hi,
i asked for my CT to be checked as i am on a higher band than my neighbours but received a letter to say im not eligable to have it checked as i have been paying CT in that property for more than 6months - is that right? does anyone know if there is anything i can do to appeal - surely it cant be right that they can continue to (potentially) over charge us just because we didnt spot it on time!!
any help would be greatly appreciated
Kt

lincroft1710

ktflower wrote: »

Hi,
i asked for my CT to be checked as i am on a higher band than my neighbours but received a letter to say im not eligable to have it checked as i have been paying CT in that property for more than 6months - is that right? does anyone know if there is anything i can do to appeal - surely it cant be right that they can continue to (potentially) over charge us just because we didnt spot it on time!!
any help would be greatly appreciated
Kt

Although you cannot make a valid appeal against your CT band, the VOA ( Eng and Wales) or Assessor (Scot) is duty bound to check that all bands are correct. You do need to provide a reason or evidence that your band is incorrect.

It seems as if there may be some misunderstanding between you and VOA/Assessor. Although there is no "appeal procedure", you should contact them and say you understand they have a duty to check if your band is correct and would they please do so.

ElmerFudd

The flat I am in at the moment (rented) is supposedly Band C however all the properties around it are in Band B (and my flat is probably smaller than all the others - 1 bedroom). My first issue is should I go ahead and try and get it rebanded as I am not sure how this will effect things for my landlord? I have been in the flat for a good few years (and have paid my council tax promptly etc) - would I get a rebate potentially?

Romey

Hi

First time user, not sure if I am doing right!

I live in Scotland, been in the same 3 bed midterrace house since late 1989. It is a small estate with a selection of 4 bedrooms detached with garage and 3 bed detached with garage - Band E, 3 bed semi detached and only one block of four 3 bed terraced houses - Band D.

All 3 bedroom houses whether terraced, semi or detached are practically identical in terms of size of living space. The difference being the land space around them and gardens etc.

I have one neighbour who lives in a 3 bedroom semi detached house with a huge back garden which they have completed an extension of their kitchen to create a family room and yet they have been deemed a Band C since 1991. Only neighbour who has ever had a Band C

The end terraced house in my block has sold twice in recent years, first in 2007 for £130,500 which value in 1991 was £42,844 - Band C
It was then sold in 2008 for £136,000 with a value in 1991 of £47,752 - Band D. Confused!

Do you think I may have some redress? If so, how to go about it. Any advice greatly appreciated.

R

lincroft1710

1) The Band C house may be in the wrong band, so your request for band reduction may result in increased band for neighbour.

2) The different 1991 prices show one (or more) of several things, house price calculators inaccurate, sale prices either lower or higher than average.

If you believe your band is incorrect, write to the Assessor giving him the same info you've given us.