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  • FIRST POST
    • garbro394
    • By garbro394 19th Jan 18, 9:27 AM
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    garbro394
    council tax re- banding
    • #1
    • 19th Jan 18, 9:27 AM
    council tax re- banding 19th Jan 18 at 9:27 AM
    Has anyone challenged the council regarding valuation of self build properties. I built my own home in 1994 and it cost 65k, however i have been in band E ever since. based of the valuation scale i really should have been in C. Have i got a case to reclaim?
Page 1
    • CIS
    • By CIS 19th Jan 18, 9:56 AM
    • 10,398 Posts
    • 6,001 Thanks
    CIS
    • #2
    • 19th Jan 18, 9:56 AM
    • #2
    • 19th Jan 18, 9:56 AM
    You'd be out of time to appeal - you can ask them to check the band is correct but the options to formally dispute it would be very limited.
    I no longer work in Council Tax Recovery but instead as a self employed consultant. My views are my own reading of the law and you should always check with the local authority in question.
    • lincroft1710
    • By lincroft1710 19th Jan 18, 2:22 PM
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    lincroft1710
    • #3
    • 19th Jan 18, 2:22 PM
    • #3
    • 19th Jan 18, 2:22 PM
    Council Tax is based on the open market value of a dwelling as at 1 April 1991. 1994 prices were generally around 25% lower than 1991. Building costs are a poor guide to value. Frequently people forget the cost of the land when doing these calculations.

    As CIS said you can ask VOA to check if the band is correct, but unless you can point to properties locally of a similar age, type and size in a lower band, you will just get a generic "your band is correct" letter.
    • madphys
    • By madphys 8th Feb 18, 12:33 PM
    • 6 Posts
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    madphys
    • #4
    • 8th Feb 18, 12:33 PM
    Council Tax hike in newly purchased home
    • #4
    • 8th Feb 18, 12:33 PM
    I wonder if anyone has any further info regarding council tax. Iíve recently (sept 2017) purchase a house in Wales which we stretched ourselves for. Having tried to calculate what we could afford with our budget I looked into council tax bandings at the time and what we would expect to pay. Weíve just found out that the banding has increased and hit our budget seriously.

    Itís a 5 bed house detached (extended 2001). Weíve fairly rural and not on mains services with no street lights etc. We are not considered low earners but outgoings with energy bills etc we are pretty maxed out (but thanks for the help on energy switching electricity providers...saved £250).

    Iíve read the guide provided and appreciate that itís based on 1991 valuations but what else impacts the banding?

    We have changed our house name since moving so unsure whether this would have an affect.

    The previous owners added an extension to the property which means a direct comparison with our only neighbours is difficult.

    I very much want to challenge the banding but we seriously cannot afford the risk of an increase.

    Any of your help would be gratefully received!

    Madphys
    • CIS
    • By CIS 8th Feb 18, 12:40 PM
    • 10,398 Posts
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    CIS
    • #5
    • 8th Feb 18, 12:40 PM
    • #5
    • 8th Feb 18, 12:40 PM
    I wonder if anyone has any further info regarding council tax. I!!!8217;ve recently (sept 2017) purchase a house in Wales which we stretched ourselves for. Having tried to calculate what we could afford with our budget I looked into council tax bandings at the time and what we would expect to pay. We!!!8217;ve just found out that the banding has increased and hit our budget seriously.

    It!!!8217;s a 5 bed house detached (extended 2001). We!!!8217;ve fairly rural and not on mains services with no street lights etc. We are not considered low earners but outgoings with energy bills etc we are pretty maxed out (but thanks for the help on energy switching electricity providers...saved £250).

    I!!!8217;ve read the guide provided and appreciate that it!!!8217;s based on 1991 valuations but what else impacts the banding?

    We have changed our house name since moving so unsure whether this would have an affect.

    The previous owners added an extension to the property which means a direct comparison with our only neighbours is difficult.

    I very much want to challenge the banding but we seriously cannot afford the risk of an increase.

    Any of your help would be gratefully received!

    Madphys
    Originally posted by madphys
    In Wales a re-banding took place in 2005 (based on 2003 values)
    I no longer work in Council Tax Recovery but instead as a self employed consultant. My views are my own reading of the law and you should always check with the local authority in question.
    • p00hsticks
    • By p00hsticks 8th Feb 18, 12:42 PM
    • 6,089 Posts
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    p00hsticks
    • #6
    • 8th Feb 18, 12:42 PM
    • #6
    • 8th Feb 18, 12:42 PM
    The previous owners added an extension to the property which means a direct comparison with our only neighbours is difficult.
    Originally posted by madphys
    This is presumably what will have resulted in the banding change - when the VOA become aware of improvements that increase the size / value of property, it's flagged to be reconsidered for re-banding at the time of the next purchase.

    https://www.gov.uk/guidance/council-tax-band-changes

    I think there's a way that you can see if a property has been flagged in this way when considering a purchase, but I'm not sure of the details of how to do so.

    I!!!8217;ve read the guide provided and appreciate that it!!!8217;s based on 1991 valuations but what else impacts the banding?
    Originally posted by madphys
    In Wales, it's based on 2003 valuations. If the extension was built prior to this date [edit - have just noticed that you say it was] then if this is the reason they are giving for the increase then you might have a case....

    https://www.gov.uk/guidance/understand-how-council-tax-bands-are-assessed
    Last edited by p00hsticks; 08-02-2018 at 12:49 PM.
    • CIS
    • By CIS 8th Feb 18, 12:56 PM
    • 10,398 Posts
    • 6,001 Thanks
    CIS
    • #7
    • 8th Feb 18, 12:56 PM
    • #7
    • 8th Feb 18, 12:56 PM
    I think there's a way that you can see if a property has been flagged in this way when considering a purchase, but I'm not sure of the details of how to do so.
    On the VOA online list of council tax bands there will usually (for some reason it's not always shown) be an improvement marker noted if a re-banding on sale is pending.
    I no longer work in Council Tax Recovery but instead as a self employed consultant. My views are my own reading of the law and you should always check with the local authority in question.
    • lincroft1710
    • By lincroft1710 8th Feb 18, 2:08 PM
    • 10,594 Posts
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    lincroft1710
    • #8
    • 8th Feb 18, 2:08 PM
    • #8
    • 8th Feb 18, 2:08 PM
    It is quite possible the 2001 extension wasn't picked up when Wales had the revaluation in 2005. What is the new band?
    • Geoff Grist
    • By Geoff Grist 27th Feb 18, 11:43 PM
    • 1 Posts
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    Geoff Grist
    • #9
    • 27th Feb 18, 11:43 PM
    • #9
    • 27th Feb 18, 11:43 PM
    I purchased a new build house in 1994 May at £121,000, I have been put into band F, all my road have been placed in this band even though some were purchased for £113,000 (cheaper than mine they have single garage). Inflation increased over 10 per cent from 91-94. Do I or my neighbours stand any chance of a regarding?
    • p00hsticks
    • By p00hsticks 27th Feb 18, 11:57 PM
    • 6,089 Posts
    • 6,361 Thanks
    p00hsticks
    Inflation increased over 10 per cent from 91-94.
    Originally posted by Geoff Grist
    Not sure where you have got your figures from, but I think you'll find that average house prices were actually lower in 1994 than they were in 1991 - so it's not a good argument for being re-banded.
    • lincroft1710
    • By lincroft1710 28th Feb 18, 1:50 PM
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    lincroft1710
    As p00hsticks posted, in most areas 1994 house prices were lower than 1991, often by 20%.
    • kittyjo23
    • By kittyjo23 5th Mar 18, 7:10 PM
    • 1 Posts
    • 0 Thanks
    kittyjo23
    Evidence to Challenge Council Tax Banding??
    Can anyone help?

    We received this reply today from the Listing Officer after we asked for our Council Tax Band to be reassessed. It is currently Band C. But all the checks I have done with the value of our home and the House Price Index compared to the bands indicates we should be in B.

    The problem is we and all the other 2 bedroom semi detached houses on this estate were all built at the same time and are Shared Ownership. I can't find any sale info online other than what we paid (it was a shared ownership resale)
    I'm convinced we are all in the wrong band but they keep asking for "compelling evidence". No other houses in this estate would be comparable as they are larger houses and houses in other streets in our area were built much earlier.
    This is the reply we got today..
    "Thank you for your email dated 28-Feb-2018 in respect of the above.
    Reference to average house price indices is not sufficient evidence for me to raise a review. House price indices cover wide geographic areas which have different property types. These indices only show general trends in house prices. A house price index is not an accurate indicator of value for a specific property and is of very little help in arriving at a Council Tax band.
    I will investigate the band if you are able to provide more compelling evidence to suggest your property has been incorrectly banded.
    Yours sincerely
    Listing Officer"

    Help?
    • lincroft1710
    • By lincroft1710 6th Mar 18, 1:41 PM
    • 10,594 Posts
    • 8,808 Thanks
    lincroft1710
    Can anyone help?

    We received this reply today from the Listing Officer after we asked for our Council Tax Band to be reassessed. It is currently Band C. But all the checks I have done with the value of our home and the House Price Index compared to the bands indicates we should be in B.

    The problem is we and all the other 2 bedroom semi detached houses on this estate were all built at the same time and are Shared Ownership. I can't find any sale info online other than what we paid (it was a shared ownership resale)
    I'm convinced we are all in the wrong band but they keep asking for "compelling evidence". No other houses in this estate would be comparable as they are larger houses and houses in other streets in our area were built much earlier.
    This is the reply we got today..
    "Thank you for your email dated 28-Feb-2018 in respect of the above.
    Reference to average house price indices is not sufficient evidence for me to raise a review. House price indices cover wide geographic areas which have different property types. These indices only show general trends in house prices. A house price index is not an accurate indicator of value for a specific property and is of very little help in arriving at a Council Tax band.
    I will investigate the band if you are able to provide more compelling evidence to suggest your property has been incorrectly banded.
    Yours sincerely
    Listing Officer"

    Help?
    Originally posted by kittyjo23
    When I was working at the VOA, comparing HPI estimates with actual sale prices led me to the same conclusion - HPIs aren't accurate.

    I would suggest you look for 2 bed houses of a similar age, type and size in Band B within the locality and if you find any inform the LO.
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