Understanding Business Rates Updates: Why They Change, How to Challenge Them, and Why It Matters

Sophie Hughes
Mar 7
3 min read

If you run a business, your business rates are one of the biggest fixed costs you’ll face. But have you ever wondered why your rates suddenly change—or what you can do if you think they’re too high?

Business rates are based on your property’s rateable value, which is an estimate of what it would rent for on the open market. But this value is not fixed forever—it’s updated regularly, and when it is, it can lead to some nasty surprises for business owners.

Here’s everything you need to know about when business rates are updated, why the appeal process exists, and how you can challenge an unfair rateable value.

When Are Business Rates Updated?

Business rates are usually updated through a process called revaluation. In England and Wales, this typically happens every three years (though the timeline can change). The most recent revaluation took place in 2023, and the next one is due in 2026.

During a revaluation, the Valuation Office Agency (VOA) reassesses the rateable value of all commercial properties in the country. They do this by looking at:

Rental values in the local market
The type of property you occupy
Any changes to your property (extensions, renovations, etc.)

But because this is a massive task, mistakes are common. Properties can be overvalued for several reasons:

The VOA uses outdated or inaccurate data.
They compare your property to inappropriate “comparable” properties.
Changes to your building (like reduced usable space) are not taken into account.

This is why the appeal process exists.

Why Does the Appeal Process Exist?

The appeal process is designed to give businesses a way to challenge incorrect valuations. After all, if you’re being charged too much because of a mistake, you should be able to fix it.

But the process is not always straightforward. It’s known as “Check, Challenge, Appeal (CCA)”, and each stage has its own rules:

Check – This is where you review the information the VOA has on your property and correct any basic errors (like the wrong floor area or property type).
Challenge – If you still think the rateable value is too high, you formally challenge it, providing evidence of why it’s incorrect.
Appeal – If the VOA disagrees, you can take the case to an independent tribunal for a final decision.

This is where many businesses struggle. It’s a time-consuming process that requires clear evidence and detailed knowledge of how valuations work.

How to Appeal Your Business Rates (Step by Step)

If you believe your rateable value is too high, here’s how you can challenge it:

Step 1: Review Your Property Details

Start by logging into the VOA’s website and checking the details they have on your property. Look for:

✅ Incorrect floor areas or building measurements.
✅ Wrong property descriptions (like “retail” instead of “office”).
✅ Missing factors that should reduce your valuation (like limited access or noise issues).

Step 2: Gather Evidence

If you spot an error, you’ll need evidence to support your case. This could include:

📊 Floor plans or property surveys.
📷 Photos of the property showing layout or condition.
📑 Comparisons with similar properties that have lower valuations.
📝 Recent rental agreements if they show a lower market rate.

Step 3: Submit Your Check and Challenge

Use the VOA’s online system to submit your Check, correcting any basic errors. If the VOA agrees, they may adjust your rateable value immediately.

If not, you’ll need to submit a formal Challenge, explaining why your valuation is wrong and providing your evidence.

Step 4: Appeal if Necessary

If the Challenge is rejected, you can take your case to an independent tribunal. This is more formal, and it’s often best to have professional help at this stage.

Why Use a Business Rates Reduction Agency?

At Waverly & Knight, we help businesses navigate the entire appeal process—from the initial Check to the final Appeal—without the stress and confusion.

✅ Free assessment – We review your rateable value and let you know if you have a strong case.

✅ Expert guidance – Our team of professionals will handle the paperwork, gather the evidence, and negotiate on your behalf.

Don’t Just Accept Your Business Rates – Challenge Them

Business rates are a huge cost, but they’re not set in stone. If you’ve never challenged your rateable value, you could be overpaying every single year.

📞 Contact us today for a free review. We’ll tell you if your rateable value is too high—and take care of everything if it is.