	Business Rates
	Torbay Council
	Town Hall Castle Circus Torquay TQ1 3DS
	business.rates @torbay.gov.uk
	01803 207207
	01803 207234

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Valuation Office Advice

VOA Issue - Important advice for Ratepayers

Protect Yourself Against Fraudulent Agents

Legislation requires the Valuation Office Agency (VOA) to review the rateable value of all non-domestic properties in England and Wales every five years. This exercise is known as revaluation.

By April 2005 the VOA will have reviewed the rateable values of 1.75 million non-domestic properties throughout England and Wales. Your local authority multiplies the rateable value by a factor (set by central government) and applies necessary adjustments (such as small business rate relief or transition) to arrive at a business rates bill.

In October 2004, most businesses received a summary valuation from the VOA indicating how their rateable value has been calculated. Ratepayers should inform their local Valuation Office of any factual inaccuracies in the summary valuation. The VOA hopes summary valuations will increase ratepayers’ understanding of the rating process and minimise the need for appeals.

Some ratepayers choose to employ rating agents to advise them on valuation processes and represent their interests. Traditionally agents’ work has focused on the appeals process, but they are now offering services to help ratepayers understand their summary valuations and apply for small business rate relief. While many of the agents are entirely reputable, the VOA is aware that some unscrupulous agents are operating in the South West, targeting ratepayers with hard sell tactics, inaccurate information and promises of disproportionate savings.

The VOA - Your First Port of Call

If you wish to query your rateable value, your first port of call should be your local Valuation Office. The VOA is able to resolve many queries without the need for an appeal. If queries cannot be resolved to your satisfaction at this level, you can lodge an appeal directly to the VOA in April 2005. This costs nothing. Staff are always available provide guidance through the appeal process. The VOA will send out a letter to acknowledge the receipt of any appeal, confirming how it will be taken forward. You can also lodge and track your appeal online via the VOA website.

The VOA, in partnership with the Office of the Deputy Prime Minister, has also launched a website aimed primarily at the small, independent business ratepayer, My Business Rates. It provides information on issues such as how rateable values are assessed, how rates bills are calculated, and how the appeals process works.

Employing an Agent – Be Cautious

Some ratepayers may prefer to employ a rating agent. If this is the case, it is vital to be certain you are employing a professional and reputable agent. There are a number of recognised professional organisations that can put you in touch with a qualified rating surveyor.

Professional rating advice is available from members of the Royal Institution of Chartered Surveyors (RICS - 0207 222 7000). A free helpline is also available from RICS (0870 333 1600), where you will not be charged for the first half-hour of your consultation with a rating surveyor. Reputable rating advice can also be obtained from The Institute of Revenues, Rating and Valuation (IRRV - 0207 831 3505), and The Rating Surveyors Association (RSA). It is important to bear in mind that in most cases charges are levied for any professional rating advice acquired from these bodies right from the start.

If you do take advice from someone who does not belong to one of these professional bodies, or if you are approached directly by an agent, be on your guard. Large fees may be demanded upfront, or a large percentage commission taken on any saving finally made. It is also possible the savings promised may simply never materialise at all. It is vital to read and understand the small print on any contract. Beware that there may be terms in the contract that could commit you to a given period of service - you may inadvertently be signing up for the next Revaluation.

Any reduction in your rateable value may not automatically translate into a reduction in your rates bill. The rateable value is a factor in the calculation of your bill; it is not the amount you pay. A reputable agent will not be able to guarantee you a saving without taking all factors into account.

Be informed: ask the agent detailed questions about likely costs incurred. Any reputable agent should be able to put you in touch with satisfied clients. Use an agent that is a member of one of the aforementioned professional bodies, and check their credentials.

Remember, if you do wish to query or appeal against your rateable value, you can do so directly with the VOA free of charge. If you wish to find out more, visit the VOA website or contact your local Valuation Office for more information – details can be found on the website or in your local telephone directory.