VOA Body of Evidence required to prompt reassessment unobtainable for property

bdavbdav

I've moved into a property, in a street of semi-detached houses in exactly the same style. Many were extended about 20 years ago, most are very similar floor area to mine, as far as I'm concerned.

There are 2 (myself and one other) houses in the postcode of 45 in my band, and the rest in the two bands beneath. I see no reason for this to differ.

Unfortunately, we've got no sales within the 1990-1993 band. The house price index for the locality puts me way down into the previous band, if not the band before that depending on which sale used is projected back, but I understand the VOA can't accept this, even if 2 bands beneath.

I've paid for a service which lists floor areas, and found 3 properties, within 1/4mls within 2-3% of the floor area (or more), which are all in the band beneath me. This doesn't meet the 5 properties that the VOA want. Presumably there are more, but the public info isn't there for floor area.

They've written back quoting some others which I've found, which are of similar price (unfortunately I couldn't find the floor area publically, but extension plans etc show them as largely the same size / shape as ours. They've all been done to the same style on the whole). VOA have told me they're not close enough in the floor area (but not what or how close they need to be).

It seems, with public information, I can't find what I need to to reach they're threshold, but at the same time they appear to be sat on and guarding the info. 

To add to this, they appear to only provide a means to appeal a rebanding once they've decided theres enough evidence, but not their decision to or not to re-assess. 

It feels like I can't meet their arbitrary high evidence requirements, even though what evidence is available clearly points to a mis banding. 

What chance do I have of pressuring them into re-assessing, and how might I go about it?

lincroft1710

If the houses in the lower bands have been extended by the current owners their bands cannot be increased. 


Presumably you have made a formal appeal within 6 months of becoming the CT payer. If so the VOA will release the sales info when there is a date set for the Valuation Tribunal hearing. The VT will view both your and the VOA's evidence dispassionately.


Finally you cannot "pressure" the VOA, persuade maybe, but their stance has changed over the years to one of making CT payers jump through many hoops

bdavbdav

I suspect current vs past owner on the extensions is a mixed bag, but predominantly former owners (given most were done a fair way back).

Unfortunately not, I didn't clock it until just over the 6 month mark sadly. Does this make a material difference to my case?
They state: 

If you have a different reason and you’ve been paying Council Tax on the property for 6 months or more, you can still challenge your band. The VOA will only be able to review it if there’s enough evidence for why you think it’s wrong.

Which seems a little vague, but not totally terminal...

I'd argue pressuring and persuading is much the same thing here - In terms of applying pressure, is hiring a solicitor to draft up a letter or similar going to be of any benefit here? 

bdavbdav

the VOA will release the sales info when there is a date set for the Valuation Tribunal hearing.

Unfortunately it seems like they won't get to the reassessment stage (AIUI required to apply for the VT hearing if the reassessment isn't in my favour) without the sales data, which they appear to hold but are expecting me to guess!

lincroft1710

Pressure and persuade are not synonyms.


Most solicitors know sweet FA about CT and what would a solicitor's letter do? Apart from cost you a lot of money, the VOA won't be intimidated by or impressed with one.


As you are out of time to have made a formal appeal, the VOA cannot provide you with any sales evidence (they are only permitted to do this with  formal appeal). If you feel the VOA have treated you unfairly you can make an official complaint and you could even write to your MP, but the VOA are well used to dealing with MP's letters, so don't get your hopes up

bdavbdav

Thanks for the friendly advice.