Business rates explanatory notes 2020
Non-domestic rates (business rates)
Business rates are collected by local authorities. This money, together with revenue from council tax payers, locally generated income and grants from central government, is used to pay for local services.
From 1 April 2013, local authorities keep a proportion of the business rates paid locally. This provides an incentive for us to work with local businesses to create a favourable local environment for growth.
Business rates instalments
Payment of business rate bills is automatically set to 10-monthly instalments. However, you are able to make payments in 12-monthly instalments if you want to. To do this you should contact the business rates team as soon as possible.
Business rates multiplier
We work out your business rates bill by multiplying the rateable value of the property by a multiplier. There are two multipliers: the standard business rates multiplier and the small business rates multiplier. If your property has a rateable value of less than £51,000 and you are not entitled to certain other mandatory reliefs or unoccupied property rates, your bill will be calculated using the small business rates multiplier.
Except in the City of London where special arrangements apply, the government sets the multipliers for each financial year for the whole of England. The current multipliers are shown on the front of your bill.
Apart from properties that are exempt from business rates, each non-domestic property has a rateable value which is set by the Valuation Office Agency (VOA). The VOA draws up and maintains a full list of all rateable values.
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 current rating list, this date was set as 1 April 2015.
The VOA may change the rateable value if circumstances change. The ratepayer and certain others who have an interest in the property can check and challenge the valuation shown in the list if they believe it is wrong. Full details on your rights of appeal are available from the VOA. We can only backdate any business rates rebate to the date from which the list is changed.
Further information about the grounds on which challenges can be made and the process for doing so can be found on the VOA website.
All non-domestic property rateable values are reassessed at revaluations. The most recent revaluation took effect from 1 April 2017. Revaluations ensure that business rates bills are up to date, more accurately reflect current values and relative changes in rents. Frequent revaluations ensure the system continues to be responsinve to changing economic conditions.
Business rate relief
Small business rate relief
You can get small business rate relief if you:
- only use one property, and its rateable value is less than £15,000
- use more than one property, and the rateable value of each of your other properties is £2,899 or below, with the rateable value of all these properties combined being £19,999 or less.
You can only get small business rate relief on one property.
The rateable values of the properties are added together and the relief is applied to the main property.
If you don't qualify for relief but your occupied property has a rateable value of less than £51,000 you will still pay less. Your bill will be automatically calculated using the small business rate multiplier (even if you have more than one property).
Amount of relief
- For properties with rateable value £12,000 or below, small business rate relief will be given at 100%.
- For properties with rateable value between £12,001 and £14,999, small business rate relief will be given on a sliding scale – from 100% at the bottom of the range to 0% at the top.
- For properties with rateable value £50,999 or less, the small business rate multiplier is used only (even if you have more than one property).
For the small business rate multiplier to be used, you must not be entitled to:
- other mandatory relief for the property, or
- an unoccupied exemption for the property.
Businesses that take on an additional property which would normally have meant the loss of small business rate relief will be allowed to keep that relief for 12 months.
If you believe you should be getting small business rate relief but have not received it, please apply for small business rate relief.
If you continue to satisfy the conditions for relief which apply at the relevant time, you will automatically continue to receive relief in each new valuation period.
If you get small business rate relief, you need to tell us about the following changes in circumstances (we will pick up on all other changes):
- if the property becomes vacant
- if you take up occupation of an additional property or
- an increase in the rateable value of a property you occupy outside of our council area.
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).
We may also give further relief on the remaining bill. Apply for charitable rate relief
Unoccupied property rate relief
You don’t have to pay business rates in the first three months that a property is empty. After this, most businesses must pay full business rates.
Some properties can get extended empty property relief:
- industrial premises (for example, warehouses) are exempt for a further three months
- listed buildings - until they're reocccupied
- buildings with a rateable value under £2,900 - until they're reoccupied
- properties owned by charities - only if the property's next use will be mostly for charitable purposes
- community amateur sports clubs buildings - only if the next use will be mostly as a sports club
Transitional rate relief
At a revaluation, some ratepayers will see reductions or no change in their bill whereas some ratepayers will see increases. Transitional relief schemes are introduced at each revaluation to help those facing increases and are funded by limiting the reduction in bills for those who have benefitted from the revaluation. Transitional relief is automatically applied and is shown on the front of your bill.
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 100% relief. The propery must be occupied, and:
- the only general store, the only post office or a food shop and have a rateable value of less than £8,500, or
- the only public house or the only petrol station and have a rateable value of less than £12,500.
The government has increased the retail discount for 2020/21. Eligible retail businesses with a rateable value of less than £51,000 can get a 50% discount on their business rates bill for this year, up to state aid limits. The retail discount has also been extended to include cinemas and music venues.
Relief for local newspapers
Office space occupied by local newspapers can get a discount of up to £1,500 per year. This was due to run for two years from 1 April 2017 but has been extended until 31 March 2025.
This is up to a maximum of one discount per local newspaper title and per property, and up to state aid limits.
Please contact our business rates team if you aren’t receiving this relief and think you might be eligible.
Public house (pub) relief
The government is providing funding for local authorities to provide a £1,000 discount to pubs with a rateable value of below £100,000. This is in addition to the retail discount and will be applied after the retail discount.
Supporting small business relief
Ratepayers losing small business or rural rate relief as a result of the 2017 revaluation will have increases to their bill limited to £600 per year.
This relief will run for five years to 31 March 2022. Ratepayers will receive the relief until this date or until their bill reaches what it would have been without the relief scheme, whichever is first.
Local discretionary discount
The government is providing £300 million in funding to local authorities over four years to 31 March 2021 to provide discounts to ratepayers on a discretionary basis.
Each authority has been given a share of the funding to design and implement a scheme to deliver support to ratepayers. The £300 million will cover the four years from 2017/18: £175 million in 2017/18; £85 million in 2018/19; £35 million in 2019/20 and £5 million in 2020/21.
We can give relief to ratepayers experiencing hardship in certain circumstances. Find out more about hardship relief and apply
We can also grant discretionary local discounts.
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 contact our business rates team straight away with details of the aid received.
Ratepayers do not have to be represented in discussions about their rateable value or their rates bill. Appeals against rateable values can be made free of charge. However, ratepayers who do wish to be represented should be aware that members of the Royal Institution of Chartered Surveyors (RICS) and the Institute of Revenues, Rating and Valuation (IRRV) 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.
Information supplied with demand notices
Information relating to this and previous financial years gross expenditure is available on our council tax pages. Please contact us to request a hard copy if you would like one.