How business rates are calculated and how to appeal

Find out how business rates are worked out and how to appeal if you think your rateable value is wrong or has changed.

We work out business rates each year by taking a property's rateable value and multiplying it by the multiplier set by the government each year.

What rateable value means

All properties which are not homes have a rateable value, as a way of measuring how valuable each property is.

Your premises are given a rateable value by the Valuation Office (VO), part of HMRC which we use to calculate how much you should pay.

At revaluation, the VO adjusts the rateable value of business properties to reflect changes in the property market.

Since 2023 the rateable values will be revised every 3 years. The current rateable values are based on the 1 April 2021 valuation, which came into effect 1 April 2023.

The next Valuation List is due to start 1 April 2029.

The VO bases most rateable values on an estimate of what it would cost to rent a property for a year, starting on a certain date.

For the 2023 valuation, that date was 1 April 2021. This was during the pandemic and the rent information the VO used reflected this.

The VO gathers as much evidence as possible about actual rents paid for properties so that they can set appropriate rental values.

A regular reassessment helps maintain fairness in the rating system by redistributing the total amount payable in business rates, reflecting changes in the property market.

To understand why your property has a certain rateable value view how business rates are calculated (GOV.UK). 

How the multiplier works

The rateable value is multiplied by the appropriate multiplier to work out the rates payable, before any relief is applied.  The multipliers are set each financial year by the government.

In 2025 the multiplier for premises over £51,000 rateable value is 55.5p. If your rateable value is £100,000, we'd multiply this by 55.5p and your bill for the year will be £55,500.

The multiplier for premises under £51,000 rateable value is 49.9p. If your rateable value is £40,000, we'd multiply this by 49.9p and your bill for the year will be £19,960.

Each year on 1 April the multiplier is changed by the government depending on the level of inflation.

Changes to the 2026 multipliers

How rateable value can change

The rateable value of a property may be changed for a number of reasons:

  • your premises may alter in size as a result of an extension or other alteration
  • the use of your premises may change 
  • you may appeal against the assessment after a revaluation
  • you may combine your premises with next door or you may split it into two or more units

If you believe that your rateable value is too high or need to change the assessment of your property, you must contact the VO.

Find your rateable value

You can view the rateable value for any property. 

You can do this through the VO's find a business rates valuation service on GOV.UK.

Change your property details

To tell the VO about changes to your property details, such as deletion, floor area sizes and parking, you need a business rates valuation account.

The council will no longer be reporting deletions on behalf of ratepayers. 

The VO may accept your changes and update the current and future valuations.

To find out more information, please refer to GOV.UK Check and challenge your business rates valuation.

Appeal your rateable value

If you think your rateable value is too high, you can check and challenge your business rates valuation.

You must continue to make payments of your business rates as normal in the meantime. If you do overpay, we will refund you.

Before making an appeal, you can contact the VO to discuss your rateable value and why you wish to appeal it. They may be able to resolve your query by initially contacting them.

You had until 31 March 2026 to request any changes to your rateable value in the 2023 Rating List. After 1 April 2026, you'll only be able to make changes to your new valuation, such as the rateable value in the 2026 Rating List.

Go to Why the VO closes the rating list (VO) for information on why the list closes.

To contact the VO:

Information from the Valuation Office 

The video links below will give you information and advice on the Valuation Office . 

Valuation Office terminology:

Customer ‘how to' videos:

Valuation Office processes:

Transitional relief

The transitional relief for business rates limits how much your bill can increase or decrease each year because of a revaluation, so changes to your bill happen gradually.

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