And overall, the new list reveals massive inconsistency. Similar properties in close proximity often show widely different valuations, maybe not surprising given the weaknesses in the 2023 list, which relied on limited evidence from April 2021 when many premises were closed. These distorted baselines continue to skew outcomes and will warrant challenging. Appeals The VOA’s appeals system is significantly overstretched. Nine months before the 2026 list begins, 56% of 35,910 Checks lodged remain unresolved, with just 26% cleared. A further 100,000 Checks are expected for the 2023 list alone. With the 2026 list looming and preparations for 2029 already in view, delays will likely worsen, leaving businesses waiting long periods for redress. Transforming Business Rates Consultation The government’s interim proposals include moving to a progressive “slice” structure, enhancing small business relief, improving improvement relief, and reducing the Antecedent Valuation Date. However, it rejects more frequent revaluations and changes to Empty Property Relief. These incremental tweaks avoid the core issue: business rates remain prohibitively high, and small adjustments will not reduce the overall burden on commercial occupiers. New Reporting Rules Administrative demands will increase. From April 2026, a voluntary “Duty to Notify” and “Review and Update” system will require ratepayers to report changes in occupancy, leasing, and use within sixty days, plus annual confirmations. This becomes mandatory in April 2029. Those whose valuations depend on turnover must also submit annual trading data. The complexity raises concerns that ratepayers may become vulnerable to rogue agents promising simplified solutions.
integrating an independent valuation authority into a tax-collection department risks eroding impartiality and undermining confidence in the fairness of assessments—precisely when trust is most needed. Conclusion After seventeen months, rather than simplifying or easing business rates, the government has expanded and complicated the system. The new layers of multipliers, transitional schemes and reporting duties are complicated and difficult even for professionals to navigate. By 2029–30, business rates revenue is expected to approach £40 billion, a record high. Without meaningful relief or reform, high streets will continue to decline, investment will stall, and businesses across the country will face intensified financial pressure. This falls far short of the reform that was promised. Genuine action is urgently needed to support growth and revitalise local economies.
A new “Digital Business Rates” platform is planned by March 2028.
VOA Integration with HMRC he VOA will merge into HMRC from April 2026, with the government targeting cost savings of 5–10% by 2028–29. Critics warn that
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