Council Tax Challenge at tribunal

jmmo20

Hi,
I've read quite a lot about challenging tax bands so I thought I had everything figured out. This is in relation to a new build property we purchased last year.
The VOA assigned an outrageously high tax band (F) for a standard 3 bed home on the smallish side of the scale. This means £2700 per year in our area.
Things got a bit funkier when my neighbour got their tax band reduced to E for the same size of property, the only difference theirs is a end-of-terrace and ours is semi-detached.

My question specifically:

We got the decision letter from the VOA. They are comparing our property with some massive properties nearby. When I checked the supporting information they are listing my property as having 160 square metres in floor area. This is incorrect, my house is 129 sq.m. Since they are overreporting my house as being 25% larger, they are comparing my property with some properties that were HUGE as per 1991 standards, and therefore much more higher end at the time.

I have the EPC document that states 129 sq.m. I have made my own measurements and that is 128sq.m
The EPC document and my calculations include all interior area: hallways, kitchen, reception rooms, bedrooms, bathrooms, toilet. Does not include the garage as it's not insulated and therefore not fit for habitation. In any case the garage is 17 sq.m. 

Should I just write to the tribunal telling them the VOA used the wrong information? IS that likely to succeed? What else would you recommend in this situation? I got back to the VOA with this information and they have 100% refused to engage.

Cheers!

princeofpounds

Just to be clear, you are pre-tribunal?

This should help:

https://www.valuationtribunal.gov.uk/wp-content/uploads/2018/08/CTV-Appeal-Hearing.pdf

jmmo20

Yes, It's pre-tribunal. I'm preparing the statement for the tribunal form.
The VOA has gone totally silent and are not responding any of my emails. I managed to find the property they are comparing mine with and it's outrageous. They are HUGE in comparison to our modest home.

lincroft1710

How are you measuring your house? The VOA use Gross External Area to measure houses and bungalows, not the internal measurements, so their figure is probably correct for that type of measurement. The VT will be well aware of how the VOA measure properties, so measure the outside of the house and add both floors together. If it is vastly different to the VOA's figure, you could mention it to the VT, a couple of sq metres difference wouldn't be worth mentioning.

jmmo20

but my house has an integral garage but this garage is not habitable (i.e. no insulation).
The house they are comparing mine with does not have a garage so all the "external area" is habitable.

My problem is that in the future if I decide to convert the garage to a 4th bedroom, VOA will want to increase my council tax!!

moneysavinghero

Not sure a converted garage would be enough to push you from F to G, especially as you think you are nearer E than G at the moment.

jmmo20

In any case the VOA is quite full of it. I managed to find the floorplans for the newbuild they are comparing my house to. VOA claims it's a 3 bed room house of similar size. BS! It's a massive 4-bedroom-plus-studio house !! I'm quite outraged to be honest. It took us a lot of years saving for our first home now to be bundled up with a house that is significantly larger and more expensive. Why does the VOA claim it's a 3-bed when it's clearly a 4-bed?

AdrianC

jmmo20 said:

but my house has an integral garage but this garage is not habitable (i.e. no insulation).
The house they are comparing mine with does not have a garage so all the "external area" is habitable.

My problem is that in the future if I decide to convert the garage to a 4th bedroom, VOA will want to increase my council tax!!

The only thing that CT is based on is the house value. If you're in England or Scotland, it's adjusted to a nominal date of 1st April 1991. If you're in Wales, 1st April 2003.

They know what your house last sold for when.
They know what values in your area did between the valuation date and that sale date.
Floor area isn't the primary determinant - value is.

lincroft1710

jmmo20 said:

but my house has an integral garage but this garage is not habitable (i.e. no insulation).
The house they are comparing mine with does not have a garage so all the "external area" is habitable.

My problem is that in the future if I decide to convert the garage to a 4th bedroom, VOA will want to increase my council tax!!

The VOA do not include the area of the garage in the GEA. A CT band cannot be increased on account of alterations to the dwelling made by the current owner and in any case this is irrelevant to your present query.

lincroft1710

jmmo20 said:

In any case the VOA is quite full of it. I managed to find the floorplans for the newbuild they are comparing my house to. VOA claims it's a 3 bed room house of similar size. BS! It's a massive 4-bedroom-plus-studio house !! I'm quite outraged to be honest. It took us a lot of years saving for our first home now to be bundled up with a house that is significantly larger and more expensive. Why does the VOA claim it's a 3-bed when it's clearly a 4-bed?

Upload a plan of your house so we can compare. Also please avoid the emotion, it won't help your case.

jmmo20

lincroft1710 said:

jmmo20 said:

In any case the VOA is quite full of it. I managed to find the floorplans for the newbuild they are comparing my house to. VOA claims it's a 3 bed room house of similar size. BS! It's a massive 4-bedroom-plus-studio house !! I'm quite outraged to be honest. It took us a lot of years saving for our first home now to be bundled up with a house that is significantly larger and more expensive. Why does the VOA claim it's a 3-bed when it's clearly a 4-bed?

Upload a plan of your house so we can compare. Also please avoid the emotion, it won't help your case.

I know.. not as detailed though 
Please see this