In what has been billed as the biggest change in a generation, the 2017 business rates revaluation is only a few months away. NewcastleGateshead Initiative Partner JK Property Consultants gives us an insight into the potential impact for businesses large and small in our region.
The assessment of the amount of business rates payable from April 2017 is out. There will be big savings for some. The amount of the saving will dependent on the rental value of the property in April 2015, being less than in April 2008. But these saving will be phased in over the next four years.
There is a huge change in the offing that will have an adverse impact on most business rate payers in the North East region.
First, the Rateable Value (RV) on which the Business Rate payable is calculated has been revalued. In theory, this should have no impact because against popular belief the government seeks not to raise additional revenue but to redistribute the burden of tax amongst locations where there has been a change in rental levels. This region has seen the greatest fall in rental levels than any other region in England. The RV, which is revalued from 1 April 2017, is calculated on the evidence of rents paid on 1 April 2015. It was previously valued in 2010, based on 2008 rents, which pre the recession were relatively higher than they are now. This region has seen rents fall in some parts by over 40%, in other parts it has risen. The average falls have been:
Retail: -16%;
Offices: – 21%;
Industry: – 10%; and
Other: – 1%.
An overall fall of -11% compared to London where rents have risen overall by 11%.
For those who are hoping for a reduction in the Business Rates payable there will be disappointment with transitional relief spreading the savings over the next five years. Whereas those paying higher rates will also have the increases phased in over the next five years.
The winners are going to be those in higher value locations where rents have increased substantially but the transitional relief will have less impact at the upper end of the payment spectrum. There will continue to be relief from the payment of Business Rates for the small business with an RV under £20,000 but for those other small businesses in more expensive property the government’s professed wish to protect the small business has failed.
It is extremely important to check the new RV (published 30 September, 2016) and to ensure that the facts on which it is based are accurate.
But caution is needed…
There is a change in the appeal process, which my profession, the Royal Institution of Chartered Surveyors, with specialist rating valuers, claiming that the new appeals process proposed is unfair and unjust. This change has gone from a two tier to a three tier system. There are timings where time is of the essence and there is up to a £300 fee to lodge an appeal.
There is even more confusion with the Valuation Tribunal not being able to order an adjustment to their proposed new rates unless they are “outside the bounds of reasonable professional judgement”.
The RICS go on to say: “What is being introduced will not leave ratepayers feeling that the system is a fair one. It replaces a two stage system with a three stage one that has the potential to be subject to serious legal challenge. The Government needs to reconsider its proposals and to listen to those who actually use the rating appeal system.”
Saving rates payable needs specialist advice speak to Kevan Carrick of JK Property Consultants LLP, Policy spokesman for the RICS North East Region on 0191 40 600 40 or email kevan@jkpropertyconsultants.com