Council tax banding

Kuga247

 I informed the VOA of 15 properties similar to ours they reply smaller or works carried out will change on sale of properties 

lincroft1710

Kuga247 said:

 I informed the VOA of 15 properties similar to ours they reply smaller or works carried out will change on sale of properties 

Where did you get your measurements from? Did you physically measure the properties?

Kuga247

Yes I followed the VOA guide which I download !Sorry  unable to measure other properties wouldn’t think the owners would be to pleased can only see on websites like right move Zoopla etc they all use internal measurements but VOA use external 

lincroft1710

VOA use Gross External Area for houses/bungalows and Net Internal Area for flats/maisonettes.


If you dispute any part of the VOA evidence, now is the time to settle/agree it rather than at the hearing.

Jude57

lincroft1710 said:

Kuga247 said:

Can’t believe that sorry 

I worked in the VOA for 35 yrs and it is most definitely true! Spent much of that time physically measuring properties and looking at property sales info, and the VOA did at one time have sales info dating back to 1910, although most pre 1940s sales info was shredded in the mid 1970s.

For what it's worth, I can confirm this. I worked in the NHS estates department in the 1980's, selling land and property which had been declared surplus to requirements. This wasn't only redundant hospital buildings it was also domestic properties which were owned by the NHS, having been originally built to house hospital staff. We used the VOA (District Valuers) to provide valuations for marketing. I dealt with numerous cases where, despite the properties being identical, (which I knew because I visited and inspected every one with our in house surveyors) the District Valuer insisted on attending to carry out their own inspection and measuring before arriving at a valuation. For Council Tax, not all the original valuations in 1990 were done by the District Valuer. They were also contracted out to reputable local surveyors but their work was checked for anomalies by the District Valuer staff. Those initial valuations were known as kerbside valuations and didn't involve internal measuring.

I believe most government departments used the VOA for similar reasons and probably still do. The VOA knows more about property values than any local estate agents and has access to vast amounts of data upon which they can draw to reach their decision. This may well include Planning documentation showing locations and external dimensions of proposed housing.

None of that means you should not go ahead with your Tribunal claim but just to make you aware that @lincroft1710 knows what they're talking about, and the VOA doesn't just pull a number out of thin air.

Kuga247

Thanks for that I can only go by information I can source and if I cannot use the same information that the VOA have access to how do I make a strong case 

Jude57

Kuga247 said:

Thanks for that I can only go by information I can source and if I cannot use the same information that the VOA have access to how do I make a strong case 

It sounds as though you've already collected your supporting information so I'm not sure how much more you can do. If any of the properties you're using as comparators have been subject to planning applications in the recent past you might be able to find out external dimensions via your Council's Planning Department but whether that would be possible in time I don't know.

What I can say is that the Tribunal Chairperson isn't there to trip you up and they'll understand that the VOA have access to information you can't see as a member of the public. The Chairperson should make sure you understand the process at every step but don't be afraid to ask questions, if you have any. And remember, although it matters enormously to you, to the VOA and the Tribunal, it's just another case and isn't personal. The VOA still have to prove that their decision was reasonable in the circumstances so they are under scrutiny too.

Make sure you have read and reread the guidance, know your submissions inside out and all your paperwork to hand, with sticky notes that help you find what you need quickly. Have paper and a couple of good pens and a glass or drinking bottle of water and make sure your phone is on silent when the hearing starts. Don't feel you have to respond quickly, if you need a moment, say so.

lincroft1710

Kuga247 said:

Thanks for that I can only go by information I can source and if I cannot use the same information that the VOA have access to how do I make a strong case 

You can only make a case on the information to which you have access. It is the same for all CT payers. The Tribunal will look at the "basket of evidence" submitted by both parties and decide which is the stronger. You should by now have received the VOA evidence. If so does it seem to indicate your band is correct or not?

Kuga247

Going by their evidence yes because they can access more bias evidence sorry to say again the evidence is that right phrase it’s like playing when you are blindfolded sorry not to be more positive keep looking at past tribunals and where I live with Sevenoaks council can’t find any appeals upheld 

lincroft1710

Kuga247 said:

Going by their evidence yes because they can access more bias evidence sorry to say again the evidence is that right phrase it’s like playing when you are blindfolded sorry not to be more positive keep looking at past tribunals and where I live with Sevenoaks council can’t find any appeals upheld 

The evidence is the evidence, just because it supports the band doesn't mean it's "biased". It is no surprise that most appeals are unsuccessful as the VOA shouldn't be taking cases to Tribunal which it doesn't expect to win. If the VOA thinks a band  may be incorrect, it should reduce it, not take it to Tribunal.