Deciphering the Valuation Office Agency responses to challenge - Any advice?

Hope9

I've recently discovered that our property is in a higher band than our 2 immediate neighbours. We are all 4 bedroom properties; almost same size, character and footprint we're in F they are both in E. There are 2 much larger properties at the end of our street, few doors along, they have 2 more bedrooms each and 2 more storeys than us (attic and loft rooms) and we are in their band, band F. These properties would always have been and are more valuable than  ours.

I had a call with the VAO who led me to believe that because we extended our house last year, this is the reason why we have for the last 20 years we've lived here continuously been in a higher band than the neighbours with the almost identical properties to us pre-recent extension. Does anyone know is the 1991 valuation the VAO use for the bandings based on how big your house ACTUALLY was in 1991? Or, as the VAO told me is it based on what our recently extended house looks like now?

I asked if I could challenge the banding until we extended from when we moved in and the reply was "you could, but looking at your house in our records we might have to move you up a band more! Which feels a little like a disincentive not to challenge . I also thought bands could only change when the property is sold? I may be mistaken?

Does anyone know how I find out historic council tax bandings, so I can see when our property would have been moved up a band. and equally importnant the neighbouring property bands.

Finally, what evidence have people presented to the VAO to facilitate a challenge pls? I have sent photos of the street , clearly indicating the numbers and bands but have been told that's inadequate and that their records are informing the decision. I asked to see the VAO records but of course due to privacy the VAO will not share.

lincroft1710

Firstly it is the VOA not VAO.


CT bands are based on what a property would have sold for on 1 April 1991, so age, and type will count as well as size. IF you look up your band on the gov.uk site you will be able to view its history. As the bottom of Band F is £120,001 and the top is £160,000 then you can have very different properties in Band F.


I'm ex VOA and consider some of the replies you have received disingenuous. Your band cannot be increased on account of any alteration you have made. The legislation says this but does not say that any alteration you have made cannot be offset against a request for a lower band 

Hope9

Thanks.

After research online I’m still not clear whether the 1991 sale price, used for CT band,  is based on the original size of the property in 1991, or a calculation of what the house at its extended size would have been worth in 1991?

Anyway it’s very hard to find clear guidance on any aspect of the rules & evidence needed. 

lincroft1710

If a property has been extended post 1 April 1993 and subsequently sold, the CT band will be based on the size at date of sale. All CT bands are based on values as at 1 April 1991.