How to Appeal Your Business Rates

Q: Can I appeal my business rates after the 2026 revaluation?

Yes. The 2026 revaluation provides the most significant opportunity in years to challenge your rateable value. New values are based on April 2024 rental evidence. If your property's rateable value increased significantly or you believe it's been overestimated, you should act now — you typically have four months from the effective date to submit your Check.

You Can Appeal Your Business Rates — Here's How

You can appeal your business rates if you believe your rateable value has been set too high. The process is called Check, Challenge, Appeal (CCA) and is managed through the government's Valuation Office Agency (VOA). The good news: approximately 60% of formal challenges result in a reduction — many businesses are successfully reducing their bills by thousands of pounds per year.

The 2026 revaluation has created a unique opportunity. Many businesses now have new rateable values based on April 2024 rental evidence, and a significant number have been overestimated. If your rateable value increased substantially or you believe it doesn't reflect the true rental value of your property, you have strong grounds to challenge it. Acting now could save you money that's backdated to when you submitted your Check.

Do You Have Grounds to Appeal?

Before you commit time and resources to an appeal, you need to establish whether you have legitimate grounds. The rateable value set by the VOA should reflect the estimated annual rent your property would achieve on the open market at the relevant assessment date. For the 2026 revaluation, that date is 1 April 2024.

Common Grounds for Appeal

Comparable properties nearby have lower rateable values. If similar businesses in your area are paying less in rates, the VOA may have overestimated your property's rental value. You can check comparable RVs free on the VOA website.
Your property has physical issues affecting its value. Poor access, structural problems, outdated condition, or limited functionality can reduce what a tenant would pay in rent. If the VOA hasn't factored these in, you have grounds to challenge.
Your property was empty or underused at the valuation date (1 April 2024). If you were closed, operating below capacity, or had staff shortages on the valuation date, the RV may be too high. The VOA values properties as if fully operational.
Changes to the local area affect your property's value. New competition, deteriorating infrastructure, loss of key tenants, or declining demand in your area are all material change circumstances that can justify a reduction.
Incorrect property details. If the VOA has recorded the wrong size, use class, number of floors, or other physical characteristics, you can challenge on this basis alone — this is what the Check stage is for.

2026 Revaluation Alert: The 2026 revaluation is the most significant opportunity in years to challenge your rateable value. Values were reset based on April 2024 rental evidence, and many have been overestimated. The rateable values now on the list are new — you're starting fresh with a four-month window to submit your Check. Act now to maximize the backdating benefit.

How to Check Comparables

The VOA publishes all rateable values free of charge on its website. You can search for similar properties in your area and compare their RVs to yours. Look for properties of similar size, type, location, and condition. If you find that comparable properties are rated significantly lower, you have concrete evidence to support your challenge. This is one of the most powerful tools in an appeal — comparable evidence shows the VOA may have made an error in your valuation.

The Check, Challenge, Appeal Process — Step by Step

The CCA process has three distinct stages. Understanding each one helps you know what to expect and when decisions come.

Check

Verify property details are correct (size, description, use, etc.)

Up to 12 months

Challenge

Submit evidence showing RV is wrong (comparables, rental data, etc.)

Up to 18 months

Appeal

Appeal to Valuation Tribunal (if Challenge outcome unsatisfactory)

Several months

Step 1: Check

The Check is your first formal step. You submit a Check to the VOA via the business rates valuation service to verify that the property details recorded are correct. This is free and straightforward. You're not submitting valuation evidence yet — you're simply checking that the property size, description, use class, and other factual details are accurate.

The VOA has up to 12 months to respond to a Check. Most Checks are handled without issue — if details are wrong, they're corrected. If the VOA finds the details are correct, you move to the Challenge stage if you still believe the RV is wrong.

Important: Submitting a Check is your first step in the backdating process. Any reduction achieved later in the process is backdated to the date you submitted your Check. This is why acting quickly matters — the earlier you Check, the more overpaid rates you can potentially reclaim.

Step 2: Challenge

The Challenge is where the real negotiation happens. If after the Check you still believe the RV is too high, you submit a Challenge with supporting evidence. This is where comparable rateable values, rental evidence, property surveys, or proof of material change circumstances come in. The VOA must respond within 18 months.

Most cases settle at the Challenge stage through negotiation. The VOA will review your evidence against their valuation methodology. If your evidence is compelling — for example, if you've found comparable properties rated significantly lower — the VOA may agree to reduce your RV. Some reductions are substantial (10-20% or more), while others are modest (2-5%). Even modest reductions translate to meaningful annual savings.

If the VOA agrees to a reduction, you're done — your overpaid rates are credited or refunded going back to your Check submission date. If the VOA disagrees with your Challenge, you can escalate to appeal.

Step 3: Appeal

If you disagree with the VOA's Challenge decision, you can appeal to the independent Valuation Tribunal for England (VTE). This is a formal legal process. Appeals are relatively rare — most cases resolve at the Challenge stage — but they're available if you believe the VOA has made an error.

The Tribunal hears your evidence and the VOA's evidence and makes a binding decision. Tribunal appeals can take several months to a year or more, depending on complexity and caseload. If successful, your reduction is backdated to your Check date.

Timeline Summary

The entire CCA process typically takes 2-3 years from initial Check to final outcome. However, this timeline brings a significant advantage: any reduction you achieve is backdated to the date you submitted your Check. This means if you Check in April 2026 and receive a reduction in 2027, you're refunded for the entire period from April 2026 onwards. The sooner you start, the larger your potential refund.

What Evidence Do You Need?

The type and quality of evidence you gather will make or break your Challenge. Here's what you need to know:

Comparable rateable values for similar properties. This is the gold standard evidence. Find 3-5 properties similar to yours (same type, size, location, condition) and get their rateable values from the VOA website. If they're significantly lower than yours, you have strong grounds for reduction. The comparables must be from the same rating list (2026 revaluation) to be valid.
Lease or rental details for your property. If you have a recent lease, lease renewal, or market-tested rental agreement, this shows the actual market rent. If it's lower than the rent the VOA assumed, you have direct evidence the RV is too high.
Information about physical factors affecting value. Photos of poor condition, evidence of limited access, structural surveys, or details of any property issues help show why your property commands lower rent than the VOA assumed.
Floor plans or measured survey if size is disputed. If the VOA has recorded the wrong property size, a measured survey or floor plan proves it. This alone can justify a significant reduction.
Evidence of material change circumstances. If the local area has changed since 1 April 2024 (new competitor, loss of anchor tenant, declining demand), documented evidence of this supports your case.

Good news: A specialist handles the detailed evidence gathering for you. You don't need to become an expert in property valuation or spend weeks compiling reports. Specialists have access to comprehensive comparable databases, understand which evidence carries weight with the VOA, and know how to present your case persuasively.

Using a Specialist vs. Doing It Yourself

You have the option to appeal on your own or use a RICS-regulated specialist. Here's how to decide:

Submitting a Check Yourself

The Check stage is simple enough to handle yourself. You're just verifying property details are correct. This is free and takes minimal time. If you spot obvious errors (wrong square footage, wrong use class), submit a Check yourself.

Challenge and Appeal with a Specialist

The Challenge stage is where it gets complex. You need to gather comparable evidence, analyze property valuations, prepare a compelling submission, and potentially negotiate with the VOA. This requires expertise most business owners don't have. RICS-regulated specialists work on a no win, no fee basis — you only pay if they secure a reduction. This removes the financial risk entirely.

Why Specialists Achieve Better Outcomes

Access to comparable databases. Specialists have tools that help them identify the most compelling comparable properties quickly. They know which comparables carry weight with the VOA.
Understanding of VOA negotiating patterns. Specialists work on appeals constantly. They understand what evidence the VOA responds to, what adjustments are reasonable, and how to structure an argument the VOA will consider.
Professional presentation. A well-structured Challenge submission with properly formatted evidence, clear analysis, and professional writing increases your chances of success. Specialists know the format and tone that works.
No financial risk. On a no win, no fee basis, you pay nothing if unsuccessful. You only pay a percentage of savings (typically 20%) if they reduce your RV. This is a one-way bet in your favor.

Fact: Specialists typically achieve better outcomes than self-represented appeals because they know which comparable evidence carries weight with the VOA, understand negotiation dynamics, and present cases persuasively. The no win, no fee model means your risk is zero — you pay nothing if unsuccessful.

What Happens to Your Rates Bill During an Appeal?

This is a question many businesses ask: do I keep paying my current rates while appealing? The answer is yes — but with an important caveat.

You Must Continue Paying

During the Check, Challenge, and Appeal process, you must continue paying your current rates bill. The VOA doesn't suspend billing while your case is pending. This can feel unfair if you're confident your RV is too high, but it's the rule.

Reductions Are Backdated

However, if your appeal is successful, any reduction you achieve is backdated to the date you submitted your Check. This is the key advantage. Let's say you submit your Check in April 2026 with a current RV of £50,000. You pay rates at that RV for 18 months. In October 2027, the VOA agrees to reduce your RV to £40,000. You get credited or refunded for the entire period from April 2026 onwards. The reduction is backdated — you don't lose the money you overpaid while the case was pending.

Don't delay: The backdating benefit is powerful — the sooner you submit your Check, the more you could reclaim if successful. A single month's delay costs you one month of reclamation. If your appeal takes 18 months and saves £4,200 per year, that's £6,300 in total refunds. But if you delay submitting your Check by a month, you lose £350.

How Much Could You Save?

The amount you save depends on your current RV and the size of the reduction achieved. Here's what businesses typically see:

Average saving: £4,200 per year. This is across a broad range of properties and reductions. Some save much more, some less.
Commercial properties can save tens of thousands. Larger commercial properties with higher RVs can see annual savings of £10,000-£50,000 or more if a 10-20% reduction is achieved.
Even a modest 10% reduction is meaningful. If your current RV is £40,000, a 10% reduction saves £4,000 per year. Over 4 years (until the next revaluation), that's £16,000.
The saving continues for life of the rating list. A reduction achieved in 2026 continues until the next revaluation (typically 2030), giving you 4 years of savings on the reduced amount.

If you find comparable properties rated significantly lower, or if your property has clear physical issues affecting its value, your potential savings are likely to be substantial. Specialists can often estimate savings upfront based on comparable evidence.

Frequently Asked Questions

How do I appeal my business rates? ▼

You appeal business rates through the Check, Challenge, Appeal (CCA) process managed by the Valuation Office Agency (VOA). First, submit a Check to verify that property details are correct (size, description, use class, etc.). If you still believe the rateable value is wrong, submit a Challenge with comparable evidence showing the RV is too high. If you disagree with the VOA's Challenge outcome, appeal to the independent Valuation Tribunal for England (VTE). Most cases settle at the Challenge stage.

Is there a deadline to appeal business rates? ▼

Yes. For the 2026 revaluation, you typically have four months from the date the new rateable value took effect to submit your Check. The effective date was 1 April 2026, so you have until approximately 1 August 2026 to submit. It's important to act quickly because any reduction is backdated to when you submitted your Check — delaying costs you in lost refunds.

How long does a business rates appeal take? ▼

The Check stage can take up to 12 months. The Challenge stage can take up to 18 months. Most cases settle at the Challenge stage without needing to appeal to the Tribunal. If you do appeal to the Valuation Tribunal, it can take several months to a year or more. Overall, the typical timeline is 2-3 years from initial Check to final outcome. The important thing to remember is that savings are backdated to your Check date, so the entire period benefits you if you're successful.

Do I need a solicitor to appeal business rates? ▼

You do not need a solicitor. You can submit a Check yourself for free — it's straightforward. However, the Challenge stage is more complex. You need to gather comparable evidence, analyze valuations, and negotiate with the VOA. Many businesses use RICS-regulated specialists who work on a no win, no fee basis. You pay nothing if unsuccessful, so there's no financial risk. They typically achieve better outcomes because they understand VOA negotiating patterns and have access to comparable databases.

What happens if my appeal is unsuccessful? If your appeal is unsuccessful, your rateable value remains as set by the VOA, and you continue paying rates at that level. However, you should only appeal if you have genuine grounds based on comparable evidence or material change circumstances. If you worked with a specialist on a no win, no fee basis, you would have paid nothing for the attempt, so there's no financial penalty.

Can I appeal my business rates after the 2026 revaluation? ▼

Yes, absolutely. The 2026 revaluation provides the most significant opportunity in years to challenge your rateable value. New values are based on April 2024 rental evidence, and many have been overestimated relative to true market rent. If your property's rateable value increased significantly or you believe it doesn't reflect market conditions, you should act now. You typically have four months from the effective date (1 April 2026) to submit your Check. After this deadline, the CCA process is still available, but you lose the backdating benefit.

How far back can savings be backdated? ▼

Savings are backdated to the date you submitted your Check to the VOA. This means if your Check was successful in resulting in a lower rateable value, you receive a credit or refund for all overpaid rates going back to that Check date. If you Check in April 2026 and receive a reduction in 2027, you're refunded for the entire 12 months from April 2026 onwards. This is why submitting early is so important — each month you delay costs you one month of potential refunds.