Rates audit & recovery

The Valuation Office Agency (VOA) is expected to publish the 2026 Draft Rating List later this week. This marks the first opportunity for organisations to see the updated rateable values that will apply from April 2026. For many businesses, the draft list provides the earliest indication of how future business rates liabilities may change. Understanding what the figures represent and knowing what to look for can help organisations prepare with confidence. What the draft list shows The draft list sets out proposed rateable values for all non domestic properties in England and Wales. These figures reflect changes in rental markets, property use and local conditions since the previous revaluation. While the figures are not yet final, the draft list represents the VOA’s view of the correct valuation as at the revaluation date. It gives ratepayers time to review the information before the list becomes active. Why the draft list matters Business rates are calculated using the rateable value of each property. Any change to this figure can influence future liabilities. In some areas, values may rise, while in others they...

Business rates are calculated using the rateable value of your property, set by the Valuation Office Agency (VOA). These valuations are based on property details such as size, layout and use. While the process is designed to be accurate, small errors or outdated information can lead to businesses paying more than they should.    Why valuation errors happen  Valuations are often based on historic data. Over time, changes such as refurbishments, partial occupations or alterations to the property may not be fully reflected in the rating list. Even small discrepancies in floor area or use can affect the rateable value and, in turn, the amount billed by the council.  In some cases, changes to a property may have been reported but not updated correctly in the system. When managing multiple sites, it can be difficult to identify where and when these differences have occurred.    The impact of small errors  A modest difference in valuation can seem insignificant at first, but when multiplied across financial years, it can result in thousands of pounds in overpaid rates. For larger portfolios, the...

The Expanded Retail Discount (ERD) was introduced to support the retail, hospitality and leisure sectors through a period of economic challenge. While it has provided valuable relief to many organisations, changes over time have made it difficult to track when and how it applies. Because ERD is applied by local authorities, businesses often assume it will be added automatically. In practice, small errors or timing gaps can mean some properties do not receive the full benefit.   What ERD covers ERD provides a percentage reduction on business rates for premises used mainly for retail, hospitality or leisure purposes. It has evolved from the original Retail Discount introduced in 2019, with varying levels of support across financial years. Recent years have seen discounts ranging from 50% to 75%, capped at £110,000 per business. Each update has required councils to revise their systems, sometimes leading to missed or delayed applications.   Why timelines matter Reliefs such as ERD can usually be corrected retrospectively, but only within set time limits under the Limitation Act. If a missed application is not identified in time,...

Business rates are one of the largest fixed costs your organisation faces. Because the system is complex, it is not always straightforward to know with certainty that bills are correct. With tighter budgets and growing pressure on finance teams, having evidence that charges have been reviewed has never been more important.   Common misconceptions “If the council has billed us, it must be right.” Rates bills are based on assessments that change over time. Without a detailed review, discrepancies may remain unnoticed. “My accounts team already has this covered.” Finance teams cover a wide range of responsibilities. Business rates require specialist expertise to examine in detail, and an independent review provides additional assurance. “If the bill looks accurate, it must be accurate.” Bills can appear correct on the surface, but without checking against property records and applicable reliefs it is difficult to be certain that the liability is right.   Why this matters Even small discrepancies can add up over time. Across multiple properties and financial years, costs can increase if bills are not reviewed. Beyond the financial impact, uncertainty...

Business rates are one of the largest fixed costs your organisation faces, yet bills are not always accurate. Property changes may go unrecorded, reliefs may not be applied, and discrepancies can slip through. With so much at stake, it pays to check whether you are paying the right amount.   Here are five signs it may be time to review your business rates: 1. Your bill has gone up but nothing at your property has changed If liabilities increase without physical changes, it may be worth checking whether the valuation still reflects the property accurately. 2. You’re not sure if you’re claiming every relief Empty property, charitable, small business and other reliefs reduce costs, but they are not always applied automatically. If you are uncertain, review is worthwhile. 3. You’ve never had an independent audit Business rates are complex. Finance teams have many priorities, and without a specialist review, potential discrepancies can go unnoticed. 4. You cannot clearly see how your bill was calculated If documentation is unclear, it is difficult to confirm whether charges are correct. A detailed review...