Guide
Check, Challenge, Appeal: how to dispute your business rates
If you think your rateable value is wrong, there is a formal process for disputing it. It is called Check, Challenge, Appeal - or CCA - and it is the only route available to commercial occupiers in England who want to correct their rates bill through the Valuation Office Agency (VOA).
The process has three distinct stages, each with its own requirements and timescales. Understanding how it works before you start matters, because mistakes at the early stages can limit your options later.
Check
The Check stage is where you formally notify the VOA of the facts relating to your property. You are not yet making an argument that the value is wrong - you are giving the VOA an opportunity to confirm or update the factual information they hold.
This stage is compulsory. You cannot move to a Challenge without completing a Check first.
During the Check, you will need to provide basic property information: floor areas, lease terms, the rent you are paying, any physical changes to the property, and so on. The VOA will review this and either confirm the existing rateable value or update it.
Checks on the 2026 rating list opened in April 2026. The VOA aims to respond within 12 months, though in practice this often takes longer.
One important point: the information you submit at the Check stage forms the factual basis for any subsequent challenge. Accuracy matters, and omissions can be difficult to correct later.
Challenge
If the Check does not resolve the issue - which is often the case - you can proceed to a Challenge. This is where you formally argue that the rateable value is incorrect and set out the evidence to support that.
The VOA then has 18 months to respond. They may accept your proposed value, make a counter-proposal, or uphold the original assessment. You will need to negotiate with them during this period, and some challenges are resolved at this stage through agreement.
If you cannot agree, the case can be referred to the Valuation Tribunal.
Your Challenge needs to include:
- The grounds on which you believe the rateable value is wrong
- Your proposed rateable value
- The evidence supporting your proposal - typically comparable rental transactions, adjusted to reflect the differences between your property and the comparables
Appeal
An Appeal to the Valuation Tribunal for England (VTE) is the final formal step. The tribunal operates independently of the VOA and will hear evidence from both sides before making a binding decision on the rateable value.
Tribunal hearings are relatively formal compared to the earlier stages. You will need to present comparable evidence effectively and respond to the VOA's case. For anything other than a very simple dispute, professional representation at this stage is essential.
Not all challenges reach the tribunal. Many are settled by agreement earlier in the process. But the right to appeal is there if negotiation fails.
How long does it take?
The full CCA process can take several years if a case goes all the way to tribunal. Checks and challenges that settle by agreement are typically resolved more quickly, but you should still expect the process to run for 12 to 36 months in most cases.
Savings are backdated to the effective date of your challenge (usually when the Check was submitted), so acting promptly matters - particularly on a new rating list where the effective date is April 2026.
Do you need professional help?
The CCA process is manageable in principle, but doing it well is not straightforward. Identifying the right comparable evidence, understanding how the VOA approaches your property type, and negotiating effectively with a VOA surveyor all require specialist knowledge.
The cost of getting it wrong is not just losing the challenge. A poorly prepared case can result in a settlement that is worse than what you might have achieved, or a concession on facts that weakens your position for future challenges.
Most rating surveyors work on a contingency basis - their fee is a percentage of the saving achieved, with no charge if the value is not reduced. The financial risk of getting professional help is therefore low relative to the potential upside.
Getting started
The first step is to check your current rateable value at the VOA's online service and consider whether it looks reasonable given the market at April 2024 and the physical characteristics of your property.
If you are unsure whether a challenge is worth pursuing, Rating Matters can connect you with a specialist surveyor who will assess your case and advise on the prospects, with no obligation to proceed.
Use our savings calculator to estimate the potential value of a successful challenge, or get in touch to discuss your property.
Rating Matters connects commercial occupiers with specialist rating surveyors across the UK. This article is for general information only and does not constitute professional rating advice.
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