IC article 524 Aug 2018 12:00
Business rates: an explanation
Business rates have garnered a lot of attention of late, mainly because rates were revised on 1 April 2018 in England and Wales. These were based on valuations made in 2017, having been postponed from the original valuation date of 2015. Before 2017 rateable values hadn’t changed since 2008.
The rate is calculated by taking the open market rental value, or rateable value, of a property and multiplying it by a figure set by the government and known as a multiplier. In some cases, a property owner will be eligible for transitional relief, which means that any increase is introduced over a period of time. And any property with a rateable value of less than £15,000 will earn some sort of relief. If the figure is less than £12,000, the owner will not pay any business rates, while there is a sliding scale for rateable values between the two figures. On a rateable value below £51,000, the bill will be calculated using the small business multiplier, which is 48p, whereas the standard multiplier is 49.3p
Then there is rural rate relief and charitable rate relief, where relief applies to rural areas with a population of under 3,000 or if the property is being used for charitable purposes. And if you are starting up or relocating to an enterprise zone you could get up to £55,000 a year over five years. Pubs also get £1,000 relief in England where the rateable value is less than £100,000.
The government pledged that the revaluation had to be broadly revenue neutral, and estimated that while 510,000 businesses saw an increase in their business rates, 420,000 stayed the same and 920,000 saw a decrease. The winners are predominantly the smallest businesses, where small business rate relief was doubled to £12,000. For the losers, one of the problems has been that support from the emergency business rates hardship fund has taken a long time to get through. There are also significant regional variations too. In London, for example, rateable values in Aldgate, Clerkenwell and Canary Wharf are a third of what they are in the West End. And there are also wide sector differences.
Again, in London, the average increases were 5 per cent on industrial premises, 21 per cent on offices and 26 per cent on retail outlets. It doesn’t sound very sympathetic, but high-street retail outlets have been the most vociferous because their business rates may just have been increased at a time when their very viability is being put under pressure from online retailers; a kind of straw that broke the camel’s back scenario. The changes in rates have led to some good news and bad news stories, and the overall picture has seen more rate increases in the more prosperous south of England and more reductions in the north. Perhaps the problem should be looked at another way.