Understanding Business Rates and Valuation for Masonic Halls
Explore the assessment process of Masonic Halls for business rates, including factors affecting value and a valuation example. Learn how to appeal online through the Valuation Office Agency. Detailed information on rateable values and how different areas within the building are assessed.
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YOUR BUSINESS RATES YOUR BUSINESS RATES Michael Williams October 2019
2017 RATING REVALUATION 2017 RATING REVALUATION National Rating Revaluations take place every 5 years. The previous Revaluation was in 2010. The 2015 Revaluation was postponed by the Government. 2017 is the latest Revaluation. Your current Rateable Value is effective from 1.4.2017.
HOW ARE MASONIC HALLS ASSESSED HOW ARE MASONIC HALLS ASSESSED Basically the same as any other licensed club. The principal valuable areas of the building are the bar, lounge or clubroom (Function Room or Lodge Room) For these the Valuation Officer will apply a rental value per sq metre. This value is referred to as the Base Rate . Typical Base Rates for Masonic Halls in the North West range between 20 to 33 per sq metre. The remaining less valuable areas are assessed as a percentage of Base Rate e.g. Offices, committee rooms, kitchens @ 66% of Base Rate Beer cellar, stores @ 50% of Base Rate. 3
HOW ARE MASONIC HALLS ASSESSED HOW ARE MASONIC HALLS ASSESSED If your bar, lounge, function room & lodge room are located on the first floor then these will be assessed at 75% of the Base Rate. If the building contains a lift then the 100% will apply to these areas. First Floor offices, committee rooms etc are assessed at 50% of Base Rate. Basement accommodation eg beer cellar & stores are assessed at 25% of Base Rate. BASIS OF MEASUREMENT IS NIA (Net Internal Area) - corridors, structural columns etc are deducted. 4
FACTORS AFFECTING VALUE FACTORS AFFECTING VALUE LOCATION In Town or Out of Town ATTRACTIVE FACILITIES Modern or older building GOOD PARKING On-site or off-site 5
VALUATION EXAMPLE VALUATION EXAMPLE MASONIC HALL A 2 Storey building with no lift. Base Rate 25 /sq m. Ground Floor:- Bar, lounge, function room 100 sq m @ 25 2500.00 Offices, kitchen 80 sq m @ 66% 16.50 1320.00 First Floor:- Lodge rooms 80 sq m @ 75% 18.75 1500.00 Committee rooms 20 sq m @ 50% 12.50 250.00 Basement:- Beer cellar & stores 50 sq m @25% 6.25 312.50 5882.50 Rateable Value 5850.00 6
NEW APPEALS PROCEDURE NEW APPEALS PROCEDURE ALL THIS NEEDS TO BE DONE ON LINE The client (Hall Company) needs to register with the Valuation Office Agency (VOA) You then need to claim your property. This enables you to view the detailed valuation. You can then carry out a check to confirm that the property details are correct or inform the Valuation Officer if any details have changed or are inaccurate. Following this you can then make a challenge (an appeal) If you are appointing an agent (rating adviser) you need to provide the details of the agent together with the agent s code. The agent must be registered and have an agent code. 7
BEWARE BEWARE A check should not be lodged until the floor areas and property facts have been fully examined. The check plus any subsequent challenge is best left to your rating adviser. Transitional Relief. 8
MASONIC HALLS - NORTH WEST RATEABLE VALUES 1.4.2010 RATEABLE VALUES 1.4.2017 RV HALL AREA BASE RATE RV BASE RATE SQ M /SQ M /SQ M % Change Bryn 8,800 623.5 19.00 9,300 20.25 6.5% increase Eccles 15,750 998.39 21.35 15,000 20.25 5% decrease Horwich 8,000 389.20 27.50 7,200 24.75 10% decrease Leigh 12,500 708.20 22.50 11,250 20.25 10% decrease Leyland 64,500 2,349.20 33.25 67,000 33.25 no change Liverpool 39,250 2804.70 22.00 39,250 22.00 no change Ormskirk 8,000 270.98 30.00 8,000 30.00 no change Pemberton 11,500 464.90 30.00 10,250 27.00 10% decrease St Helens 10,000 793.00 19.00 10,000 19.00 no change Swinton 25,250 1079.50 27.50 22,750 24.75 10% decrease Westhoughton 26,000 1,167.20 27.50 23,500 24.75 10% decrease Widnes 13,000 642.90 27.50 13,000 27.50 no change Warrington 26,000 998.20 33.00 26,000 33.00 43.5% increase Reduced on Appeal to 18,000 23.00 18,000 23.00 No Change
SMALL BUSINESS RATE RELIEF SMALL BUSINESS RATE RELIEF Available if your Rateable Value is less than 15,000. Providing your business only uses one property. If the 2017 Revaluation means that you no longer get relief, your bill won t increase by more than 50 per month from 1.4.18 to 31.3.19. If your Rateable Value is 12,000 or less then you won t pay business rates. For properties with Rateable Values of 12,001 to 15,000 the rate of relief will go down gradually from 100% to 0%. 10
SMALL BUSINESS RATE RELIEF SMALL BUSINESS RATE RELIEF You are a small business but don t qualify for small business rate relief. If your Rateable Value is below 51,000 your bill will be calculated using the small business multiplier. Small business multiplier for 1.4.19 to 31.3.20 is 49.1p. Standard multiplier is 50.4p. EXAMPLE Rateable Value 20,000 x 50.4p = 10,080 Rateable Value 20,000 x 49.1p = 9,820 SAVING FOR 1.4.19 to 31.3.20 = 260 11
RETAIL DISCOUNT RETAIL DISCOUNT If your business is a shop, caf , restaurant, bar or pub with a Rateable Value of less than 51,000 you may qualify for the Retail Discount. The main tests are:- 1. It must be open to the general public. 2. It must allow free entry. 3. It must allow drinking without the requirement for food to be served. 4. The Retail Discount is a 1/3rd reduction in Business Rates. 5. Available for the 2019-2020 & 2020-2021 tax years. 12
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