Appeal Business Rates
If you believe your business rates are too high, you may be able to appeal your rateable value.
Many UK company directors assume an appeal is complicated or unlikely to succeed, but in some cases, challenging a valuation can result in a lower bill.
This guide explains when an appeal makes sense, how the process works, what evidence you’ll need, and what to do if your appeal is unsuccessful.
What Does Appealing Business Rates Mean?
Appealing your business rates means challenging the rateable value of your commercial property.
The rateable value is set by the Valuation Office Agency (VOA) and is intended to reflect the annual rent the property could achieve on the open market.
If that figure is too high, your business rates bill will also be higher than it should be.
An appeal does not challenge the multiplier or government policy, it only challenges the valuation of your property.
When Does It Make Sense to Appeal Business Rates?
Not every business rates bill is appealable.
An appeal may be appropriate if:
- Your property’s valuation is higher than similar nearby properties
- The property has reduced in size or usability
- Part of the premises can no longer be used
- The local rental market has declined
- Physical changes have affected the property (access, layout, condition)
- The valuation is factually incorrect
If your bill has increased solely due to multiplier changes or relief reductions, an appeal is unlikely to succeed.
When an Appeal Is Unlikely to Work
An appeal is generally not appropriate if:
- The valuation is in line with comparable properties
- The increase is due to annual multiplier changes
- Reliefs have ended or been reduced
- The issue relates to affordability rather than valuation
In these situations, other options (such as reliefs or payment plans) may be more effective.
Read our main article on Business Rates: A Complete Guide for UK Directors
How to Appeal Your Business Rates (Step by Step)
Step 1: Check Your Rateable Value
Review your property’s valuation using the VOA’s online service.
Compare it with similar properties in the area and check for factual errors.
Step 2: Gather Supporting Evidence
Strong evidence is essential. This may include:
- Comparable rental values
- Lease agreements
- Floor plans or measurements
- Photographs showing condition issues
- Evidence of restricted access or unused space
Step 3: Submit a Challenge
You must submit a formal challenge to the VOA explaining why the valuation is incorrect and providing your evidence.
Step 4: Appeal if Necessary
If the challenge is rejected, you may proceed to a formal appeal. This can take time, and outcomes are not guaranteed.
Do You Still Have to Pay Business Rates During an Appeal?
Yes. You must continue paying your business rates while an appeal is ongoing.
Stopping payment can lead to enforcement action, even if the appeal later succeeds.
If the appeal is successful, any overpayment is usually refunded or credited.
How Long Does a Business Rates Appeal Take?
Timescales vary, but appeals commonly take several months. Complex cases can take longer, especially if further evidence is requested.
Directors should plan on the basis that any reduction will not be immediate.
What Happens If Your Appeal Is Successful?
If the VOA agrees that your rateable value is too high:
- Your rateable value will be reduced
- Your future business rates bills will fall
- Overpaid rates may be refunded or credited
The reduction may be backdated depending on the circumstances.
What If Your Appeal Is Rejected?
If an appeal is unsuccessful, your rateable value remains unchanged.
At this point, directors often need to consider other options, such as:
- Applying for business rates relief
- Requesting a payment plan
- Reviewing the wider financial position of the company
Have a read of this article – Can’t Afford to Pay Business Rates? Your Options Explained
Appealing Business Rates vs Managing Affordability
It’s important to separate valuation issues from cash flow problems.
An appeal addresses whether the bill is correct, not whether it is affordable.
If business rates are just one of several debts causing pressure, the underlying issue may be broader financial difficulty.
In those cases, early professional advice can help prevent escalation.
Need Help Understanding Your Options?
If you’re unsure whether appealing your business rates is the right step or if rising rates are part of wider financial pressure, getting early guidance can make a significant difference.
We provide clear, confidential advice to UK directors, helping them understand their position and the options available before matters escalate.
Speak to an expert advisor today.
Available 24/7.
Frequently Asked Questions
Can I appeal my business rates myself?
Yes. Many directors submit appeals directly through the VOA, although evidence is crucial.
Is there a deadline to appeal business rates?
Yes. Appeals must be made within set timeframes depending on the valuation period.
Will my rates increase if I appeal?
In rare cases, a review could identify an undervaluation, but this is uncommon.
Can I appeal business rates every year?
No. Appeals are linked to valuation periods and material changes.
What if I can’t afford to keep paying during the appeal?
You should speak to your local authority about payment arrangements as early as possible.
