The official VOA process · England & Wales

Check, Challenge, Appeal, handled for you

You cannot simply appeal your business rates. First you correct the facts, then you challenge the valuation, then you appeal, each stage with strict deadlines. We run all three for you, so nothing slips.

Check

Confirm and correct the facts the Valuation Office holds about your property.

Usually weeks, up to 12 months

Challenge

Make the formal case that your rateable value is too high, backed by evidence.

Submit within 4 months of Check

Appeal

If needed, an independent Valuation Tribunal decides the outcome.

Independent tribunal, strict deadline

What it is

Check and Challenge, explained plainly

It is now the only way to correct your rateable value in England and Wales.

You used to be able to appeal your rateable value directly. That was replaced by Check, Challenge, Appeal: three stages you go through in order, each with its own rules, evidence and deadlines. England moved to it in 2017 and Wales in 2023. It was designed to settle more cases early, and most are, but it is slower and far more evidence-led than the old route.

That is the catch. Miss a deadline or build a weak case, and you can lose the chance to reduce your bill for years. We handle every stage for you, and if a formal appeal is the right move, that is where our business rates appeal service takes over.

Stage by stage

What each stage actually involves

Three stages, in order. You cannot start one until the last is complete.

Stage One

Check, get the facts right

Everything is built on the facts the Valuation Office holds about your property, things like floor areas, features and how the space is used. If those are wrong, every figure on your bill is wrong too. At the Check stage we confirm and correct that information through your business rates valuation account and deal with the Valuation Office directly.

The Check has to be finished before you can argue the value itself. The Valuation Office can take up to twelve months to respond, though in practice most Checks are settled a good deal quicker.

Fixes the property facts VOA response: weeks, up to 12 months

Stage Two

Challenge, make the case

Once the facts are agreed, the Challenge is where the real case is made. This is your formal argument that the rateable value is too high, backed by rental evidence, comparable properties and, where it helps, case law. It is the stage that wins or loses the reduction.

You have four months from the Check decision to submit it, so timing matters. The Valuation Office then reviews the case, shares the evidence it relied on, and there is usually room to negotiate. Most cases worth pursuing are settled here, without ever needing a tribunal.

Deadline: 4 months after Check VOA decision: up to 18 months Most cases settle at this stage

Stage Three

Appeal, the final decision

If the Challenge does not get you a fair result, the last stage is a formal appeal to the independent Valuation Tribunal. Only the evidence already exchanged can be used, which is exactly why the earlier stages have to be built properly from the start.

In England, you have four months from the Challenge decision to lodge the appeal, and the Valuation Tribunal for England charges a fee of £150 for smaller businesses or £300 for others, refunded if your appeal succeeds. Wales has its own body, the Valuation Tribunal for Wales, which runs to its own rules. Appeals are relatively rare, but the right to one is an important safeguard. We will tell you honestly whether your case is worth taking this far, and represent you if it is.

England: appeal within 4 months of the Challenge VTE fee £150 to £300, refunded if you win Wales: separate tribunal, own rules

What our clients say

The details that catch people out

The four-month windows are strict. Miss the deadline to Challenge after a Check, and you usually cannot challenge your rateable value again until the next revaluation.
You keep paying while you wait. Your current bill still has to be paid throughout. If you win, any overpayment can be refunded once the reduction is agreed.
Values can go up, not only down. A review can find your value should be higher, so the case is worth weighing before you start. We look at the full picture first.

How we help

We run the whole process, you stay focused on business

Check, Challenge, Appeal rewards good evidence and punishes missed dates. With 30 years spent on business rates and nothing else, it is exactly the kind of process we handle every day.

You get one small, dedicated team and a named contact who knows your case, with pricing agreed clearly before we begin. No hard sales, no free pens.

We register and deal with the Valuation Office and Tribunal for you
We get the facts right at Check, then build the Challenge on solid evidence
We handle the negotiation and push for the best settlement
We advise honestly on whether an appeal is worth it, and represent you if so
We track every deadline so a strict window is never missed

Not sure which stage you are at?

Tell us about your property and we will check whether a case is worth making.

Good to know

Check, Challenge, Appeal questions, answered

What is the difference between a Check and a Challenge?

The Check fixes the facts the Valuation Office holds about your property, such as floor areas and features. The Challenge is the formal argument that the rateable value itself is too high, backed by evidence. You cannot make a Challenge until the Check is complete.

Do I have to keep paying my rates while I challenge them?

Yes. You must keep paying your current business rates bill throughout the process. If your case succeeds, any overpayment can be refunded, but the refund only comes once the reduction is agreed.

How long does Check, Challenge, Appeal take?

It varies. A Check is often settled within weeks, though the Valuation Office can take up to 12 months. A Challenge commonly runs 12 to 18 months. Most cases worth pursuing are settled at Challenge, without ever reaching a tribunal.

What happens if I miss the deadline?

The windows are strict. You have four months from the Check decision to submit a Challenge. Miss it and you usually cannot challenge your rateable value again until the next revaluation. We track every date for you so nothing is lost.

Can I appeal if the Valuation Office is slow to respond?

Yes. If the Valuation Office has not decided your Challenge within 18 months, you can take the case to the Valuation Tribunal, and that appeal is free.

Can my rateable value go up?

It can. A review can find the value should be higher as well as lower, so the case needs weighing before you start. We look at the full picture first and tell you honestly whether it is worth pursuing.

Start with a free rates check

Find out whether your rateable value is worth challenging. No obligation, no pressure.