Your Business Rates 1ST APRIL 2017 TO 31ST MARCH 2018
Your Rateable Value rateable values which will take effect from 1st April 2017. You can view your rateable value on-line at www.voa.gov.uk Your RV is multiplied by a ‘multiplier’ (set by the Government) to produce your annual business rates bill. These multipliers for 2017/18 are 47.9p for those properties with an RV greater than £51,000 and 46.6p for those with an RV less than £51,000.
Your rateable value is an estimate of the yearly rent at which your property might reasonably have been let if it had been on the market on 1st April 2015. Revaluation and rateable values These are usually carried out every 5 years. The Valuation Office Agency (VOA) are responsible for carrying out these reviews and they notify the council of any changes in rateable values (RV). The VOA have completed a revaluation of 1 www.bassetlaw.gov.uk
Based on the full 2017/18 multiplier, for example, if your rateable value is £20,000, the calculation will give a figure of £9,320 to pay for the year. (20,000 x 46.6p) If your property has a Rateable Value of less than £51,000 then you may be able to claim some form of Small Business Rate Relief. For more details on the scheme and how to claim, please see page 4.
Transitional Relief Arrangements What does rateable value mean? Property values can change between each revaluation. Transitional arrangements help to phase in the effects of these changes by limiting the amount by which a bill may rise following a revaluation. To help pay for limits on increases in bills after a revaluation, there also have to be limits on reductions in bills. Under the transition scheme, limits continue to apply to yearly increases and decreases until the full amount is due (rateable value times the multiplier). There are limits to how much your rates can increase or decrease. Rate increase limits Year
Small property Medium property (RV below £20,000: (RV £28,001below £28,000 in £100,000) London)
Large property (RV above £100,000)
2017-18
5%
12.5%
42%
2018-19
7.5%
17.5%
32%
2019-20
10%
20%
49%
2020-21
15%
25%
16%
2021-22
15%
25%
6%
Rate decrease limits Year
Small property Medium property (RV below £20,000: (RV £28,001below £28,000 in £100,000) London)
Large property (RV above £100,000)
2017-18
20%
10%
4.1%
2018-19
30%
15%
4.6%
2019-20
35%
20%
5.9%
2020-21
55%
25%
5.8%
2021-22
55%
25%
4.8%
The Council will automatically calculate any transitional relief, there is no need to apply for it. 01909 533 533 2
Appealing your Rateable Value A new system for Business Rates appeals will be introduced from 1st April 2017, it is called, ‘Check, Challenge, Appeal’.
Check Challenge Appeal Check At the ‘check’ stage you are required to check and confirm ‘the accuracy of the facts on which your rating list entry is based’. You will need to agree with the VOA that the property details used to arrive at your rateable value are correct. Challenge If you cannot agree your rateable value with the VOA following the CHECK stage above you can initiate the CHALLENGE stage within 4 months of the end of the CHECK stage. 4 www.bassetlaw.gov.uk 3 www.bassetlaw.gov.uk
There are certain details that the VOA will require from you. The VOA will send you a letter detailing their decision at this stage. Appeal If you still disagree with the VOA you have 4 months within which to make an appeal. You cannot introduce new evidence at this stage . There will be a fee for all appeals between £150 and £300. For Further details about the above please visit the Valuation Office Agency website www.voa.gov.uk
Small Business Rate Relief Scheme
Small Business Rate Relief (SBRR) is continuing in 2017/18 and those businesses that received relief in 2016/17 will continue to receive it without having to re-apply, provided they remain eligible. If the Rateable Value of your property is less than £12,000, you will receive 100% relief for the period 1st April 2017 to 31st March 2018.
Rateable Values on properties between £15,000 and £51,000 will be calculated using the 2017/18 Small Business Rate Relief multiplier of 46.6p.
If the Rateable Value of your property is over £12,000, but not more than £15,000, you will receive relief on a sliding scale.
If your property is under £51,000 RV and you do not receive Small Business Rate Relief, you should contact the Business Rates team on 01909 533 460
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Empty Property Relief
An empty property with a rateable value of up to ÂŁ2,900 is exempt from an “emptyâ€? rates charge. Any empty property above this threshold could give rise to empty property rates being due. Rate free periods do apply between occupations. For industrial property, the rate free period is six months from the date the property became unoccupied.
6 www.bassetlaw.gov.uk 5 www.bassetlaw.gov.uk
For all other property the period is three months. A change of owner or landlord within any free period does not trigger another full free period. The Council undertakes unannounced visits and other checks using third party information from authorised agencies or organisations to prevent fraud.
Pay your rates later by Direct Debit period between 1 April 2010 and 1 April 2015 for Valuation Office Agency alterations made before 1 April 2016 and ratepayers’ appeals made before 1 April 2015, see page 9 for more information about appeals.
Business Rates bills are payable in ten or twelve interest free monthly instalments from April 2017 to January or March 2018. In 2017/18 your Business Rates instalment payments are due on the first of the month. However, ratepayers signing up to Direct Debit can choose from four payment dates and therefore, pay later. The available dates are: • • • •
If you would like to pay by Direct Debit please complete the mandate enclosed with your bill or contact our Business Rates Team. The Council’s contact details are available on the back page of this leaflet.
1st 7th 15th 25th
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Terms Explained
Non-Domestic Rates Non-Domestic Rates, or business rates, collected by local authorities are the way that those who occupy non-domestic property contribute towards the cost of local services. Under the business rates retention arrangements introduced from 1st April 2013, authorities keep a proportion of the business rates paid locally. This provides a direct financial incentive for authorities to work with local businesses 7 www.bassetlaw.gov.uk
to create a favourable local environment for growth since authorities will benefit from growth in business rates revenues. The money, together with revenue from council tax payers, revenue support grant provided by the Government and certain other sums, is used to pay for the services provided by local authorities in your area. Further information about the business rates system, including transitional and other reliefs, may be obtained at www.gov.uk.
Rateable Value Apart from properties that are exempt from business rates, each non-domestic property has a rateable value which is set by the valuation officers of the Valuation Office Agency (VOA), an agency of Her Majesty’s Revenue and Customs. They draw up and maintain a full list of all rateable values, available at www.gov. uk/government/organisations/ valuation-office-agency . The rateable value of your property is shown on the front of your bill. This broadly represents the yearly rent the property could have been let for on the open market on a particular date. For the revaluation that came into effect on 1st April 2017, this date was set as 1st April 2015. The valuation officer may alter the value if circumstances change. The ratepayer (and certain others who have an interest in the property) can appeal against the value shown in the list if they believe it is wrong. Full details on your rights of appeal are available from the Valuation Office Agency. Your billing authority can only backdate any business rates rebate to the date from which any change to the list is to have effect. The Valuation Office Agency will continue to fulfil their legal obligations to alter rating
assessments if new information comes to light indicating the valuation is inaccurate. Further information about the grounds on which appeals may be made and the process for doing so can be found on the www.gov. uk website or obtained from your local valuation office.
National Non-Domestic Rating Multiplier The local authority works out the business rates bill by multiplying the rateable value of the property by the appropriate multiplier. There are two multipliers: the standard non-domestic rating multiplier and the small business non-domestic rating multiplier. The former is higher to pay for small business rate relief. Except in the City of London where special arrangements apply, the Government sets the multipliers for each financial year for the whole of England according to formulae set by legislation. The current multipliers are shown on the front of your bill.
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Terms Explained Business Rates Instalments Payment of business rate bills is automatically set on a 10-monthly cycle. However, the Government has put in place regulations that allow businesses to require their local authority to enable payments to be made through 12 monthly instalments. If you wish to take up this offer, you should contact the local authority as soon as possible.
Revaluation 2017 and Transitional Arrangements All rateable values are reassessed at a general revaluation. The 2017 revaluation takes effect from 1st April 2017. Revaluations make sure each ratepayer pays their fair contribution and no more, by ensuring that the share of the national rates bill paid by any one ratepayer reflects changes over time in the value of their property relative to others. Revaluation does not raise extra money for Government. Whilst the 2017 revaluation will not increase the amount of rates collected nationally, within this 9 www.bassetlaw.gov.uk
overall picture, over 7 out of 10 ratepayers will receive a reduction or no change in their bill and some ratepayers will see increases. For those that would otherwise see significant increases in their rates liability, the Government has put in place a ÂŁ3.6 billion transitional relief scheme to limit and phase in changes in rate bills as a result of the 2017 revaluation. To help pay for the limits on increases in bills, there also have to be limits on reductions in bills. Under the transitional scheme, limits continue to apply to yearly increases and decreases until the full amount is due (rateable value times the appropriate multiplier). The scheme applies only to the bill based on a property at the time of the revaluation. If there are any changes to the property after 1st April 2017, transitional arrangements will not normally apply to the part of a bill that relates to any increase in rateable value due to those changes. Changes to your bill as a result of other reasons (such as changes to the amount of small business rate relief) are not covered by the
transitional arrangements. The transitional arrangements are applied automatically and are shown on the front of your bill. Further information about transitional arrangements and other reliefs may be obtained from Bassetlaw District Council or the www.gov.uk/introduction-tobusiness-rates. More information on the 2017 revaluation can be found at www.gov.uk/introduction-tobusiness-rates/revaluation
Unoccupied Property Rating Business rates will not be payable in the first three months that a property is empty. This is extended to six months in the case of certain industrial properties. After this period rates are payable in full unless the unoccupied property rate has been reduced by the Government by order. In most cases the unoccupied property rate is zero for properties owned by charities and community amateur sports clubs. In addition, there are a number of exemptions from the unoccupied property rate. Full details on exemptions can be obtained from your local authority. If the unoccupied
property rate for the financial year has been reduced by order, it will be shown on the front of your bill. The Government has introduced a temporary measure for unoccupied new builds from October 2013. Unoccupied new builds will be exempt from unoccupied property rates for up to 18 months (up to state aid limits) where the property comes on to the list between 1st October 2013 and 30th September 2016. The 18 month period includes the initial 3 or 6 month exemption and so properties may, if unoccupied, be exempt from non-domestic rates for up to an extra 15 or 12 months.
Partly Occupied Property Relief A ratepayer is liable for the full non-domestic rate whether a property is wholly occupied or only partly occupied. Where a property is partly occupied for a short time, the local authority has discretion in certain cases to award relief in respect of the unoccupied part. Full details can be obtained from the local authority.
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Terms Explained Small Business Rate Relief Small Business Rate Relief Ratepayers who occupy a property with a rateable value which does not exceed £50,999 (and who are not entitled to other mandatory relief or are liable for unoccupied property rates) will have their bills calculated using the lower small business nondomestic rating multiplier, rather than the national non-domestic rating multiplier. In addition, generally, if the sole or main property is shown on the rating list with a rateable value which does not exceed £15,000, the ratepayer will receive a percentage reduction in their rates bill for this property of up to a maximum of 100%. For a property with a rateable value of not more than £12,000, the ratepayer will receive a 100% reduction in their rates bill. Generally, this percentage reduction (relief) is only available to ratepayers who occupy either (a) one property, or (b) one main property and other additional properties providing those additional properties each 11 www.bassetlaw.gov.uk
have a rateable value which does not exceed £2,899. The rateable value of the property mentioned in (a), or the aggregate rateable value of all the properties mentioned in (b), must not exceed £19,999 outside London or £27,999 in London on each day for which relief is being sought. If the rateable value, or aggregate rateable value, increases above those levels, relief will cease from the day of the increase. The Government has introduced additional support to small businesses. For those businesses that take on an additional property which would normally have meant the loss of small business rate relief, the Government has confirmed that they will be allowed to keep that relief for a period of 12 months. An application for Small Business Rate Relief is not required. Where a ratepayer meets the eligibility criteria and has not received the relief they should contact their local authority. Provided the ratepayer continues to satisfy the conditions for relief which apply at the relevant time as regards
the property and the ratepayer, they will automatically continue to receive relief in each new valuation period. Certain changes in circumstances will need to be notified to the local authority by a ratepayer who is in receipt of relief (other changes will be picked up by the local authority). The changes which should be notified are — (a) the ratepayer taking up occupation of an additional property, and (b) an increase in the rateable value of a property occupied by the ratepayer in an area other than the area of the local authority which granted the relief.
Rate Relief for Businesses in Rural Areas Certain types of properties in a rural settlement with a population below 3,000 may be entitled to relief. The property must be the only general store, the only post office or a food shop and have a rateable value of less than ÂŁ8,500, or the only public house or the only petrol station and have a rateable value of less than ÂŁ12,500. The property has to be occupied. An eligible ratepayer is entitled to relief at 50% of the full
charge whilst the local authority also has discretion to give further relief on the remaining bill. The 2016 Autumn Statement confirmed the doubling of rural rate relief from 50% to 100% from 1st April 2017. Local authorities will be expected to use their local discount powers to grant 100% rural rate relief to eligible ratepayers from 1st April 2017. Full details can be obtained from the local authority.
Charity and Community Amateur Sports Club Relief Charities and registered Community Amateur Sports Clubs are entitled to 80% relief where the property is occupied by the charity or the club, and is wholly or mainly used for the charitable purposes of the charity (or of that and other charities), or for the purposes of the club (or of that and other clubs). The local authority has discretion to give further relief on the remaining bill. Full details can be obtained from the local authority. Local authorities have a general power to grant discretionary local discounts. Full details can be obtained from the local authority. 01909 533 533
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Terms Explained Eligibility criteria for this relief is set out in a guidance note: “The case for a business rates relief for local newspapers”, which can be obtained at www.gov. uk/government/consultations/ the-case-for-a-business-ratesrelief-for-local-newspapers
Local Discounts Local authorities have a general power to grant discretionary local discounts. Full details can be obtained from the local authority.
State Aid Relief for Local Newspapers The Government is providing funding to local authorities so that they can provide a discount worth up to £1,500 a year for 2 years from 1st April 2017, to office space occupied by local newspapers. This is up to a maximum of one discount per local newspaper title and per hereditament, and up to state aid limits. The relief will be delivered through local authority discretionary discount powers (under section 47(3) of the Local Government Finance Act 1988). 13 www.bassetlaw.gov.uk
The award of such discounts is considered likely to amount to state aid. However it will be state aid compliant where it is provided in accordance with the De Minimis Regulations EC 1407/2013. The De Minimis Regulations allow an undertaking to receive up to €200,000 ‘de minimis’ aid over a rolling three year period. If you are receiving, or have received, any ‘de minimis’ aid granted during the current or two previous financial years (from any source), you should inform
the local authority immediately with details of the aid received.
Information Supplied with Demand Notices
Hardship Relief
Information relating to the relevant and previous financial years in regard to the gross expenditure of the local authority is available at www.bassetlaw.gov.uk. A hard copy is available on request by writing to the council or at (01909) 533 460.
The local authority has discretion to give hardship relief in specific circumstances. Full details can be obtained from the local authority.
Rating advisers Ratepayers do not have to be represented in discussions about their rateable value or their rates bill. However, ratepayers who do wish to be represented should be aware that members of the Royal Institution of Chartered Surveyors (RICS - website www. rics.org) and the Institute of Revenues, Rating and Valuation (IRRV - website www.irrv.org.uk) are qualified and are regulated by rules of professional conduct designed to protect the public from misconduct. Before you employ a rating adviser, you should check that they have the necessary knowledge and expertise, as well as appropriate indemnity insurance. Take great care and, if necessary, seek further advice before entering into any contract.
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Contact us
01909 533 533
www.bassetlaw.gov.uk customer.services@bassetlaw.gov.uk
Text us on 07797 800 573
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If you need any help communicating with us or understanding any of our documents, please contact us on 01909 533 533. We can arrange for a copy of this document in large print, audiotape, Braille or for a Language Line interpreter to help you.