Advice needed on council tax rebanding appeal

drorlock

Hello everyone. I’m needing some help with my appeal on alteration to the council tax banding on my house. I moved to a new property last November for which the banding was A. This has recently been re valued at G which is one hell of a jump.

The original banding, from around 1992, was based on the property at it’s original size as as small two up two down farmers cottage. The owners had two extensions, one single and a double. This has added a further two rooms downstairs and 2 bedrooms upstairs. The person responsible for the re assessment did not come round and look but based their judgement on the extent of the plans and how the living space has been doubled by the extensions. I did state that the house is still relatively small since it was a small house to begin with but I was told I could only appeal. The house does come with land of around 4 acres but which is agricultural land rather than garden. Any advice would be appreciated, I’m not trying to retain the original banding but being moved right over to G is too extreme.

lincroft1710

How much did you pay for the house and land in November?

drorlock

Hi sorry I didn't reply sooner. I paid 600K last November.

drorlock

I have just checked the details for the nearest property currently on sale for 680K. This is on band G, the same as my re banded, but the house is larger than mine. It has an extra bedroom, with 5 (I have 4) and extra reception room, with 3 (I have 2). It also has heated swimming pool. It has 1.2 acres which is smaller than my 4.2 acres. However does the amount of land factor into the banding? If so then why was my property originally banded at A? It seems the original banding was focused on my house as it was originally - a two up two down cottage and the land size made no contribution to the original banding.

lincroft1710

At £600K, Band G doesn't seem that excessive. The CT band reflects the value of the property at 1991 prices and the value of any land can be included.

Even if the property was valued for CT purposes as a farm,because of the small acreage of agricultural land, it would not reduce the value as in the case of say a 50 acre or larger farm.

As the top value of a Band G is double that of the bottom value, clearly there will be a wide range of houses which fall into Band G, so the £680K house doesn't suggest your band is incorrect.

Forget the house was in a Band A, it has no current relevance.

drorlock

Hi Lincroft. Thanks for your views. On further look at the properties in my area Im quite surprised that a lot of them are in band G. Initially I expected many to be lower bands. I still have the right to appeal in will let the forum know what happens.

lincroft1710

There is no harm in appealing in a case such as yours where there is no chance of the band being increased. Depending on where you are, Band G properties can be very common. I dealt with part of Hertfordshire for a few years and it was surprising how many properties were in Band G.

drorlock

Well yes. I will appeal. We don't have mains sewerage, street lights or pavement for the council to maintain. Like yourself I was very surprised at how many are G band. What I object to is that there seems to be very little rationale given out and it seems very arbitrary.

lincroft1710

Lack of facilities won't affect the CT band, unless it would reduce the notional 1991 value below £160,001 (Band G minimum), which is highly unlikely.

CT is a tax on property not a payment for services received or not received, so it is pointless using the argument that the council doesn't have streetlights and pavements to maintain. Sewerage is dealt with and provided by the water authority.

If you appeal and it progresses to a Valuation Tribunal hearing, the VOA will show you the evidence which they believe will support your band.

Finally, although both sites are inaccurate, have you tried to find an estimated 1991 value using either (or both) Zoopla and Nationwide House Price Index.