Every business property in England was revalued from 1 April 2026. For hospitality the rises were steep: HM Treasury's own figures show the median rateable value rose by about a third for pubs and for hotels, far more than for most other property types.
Your rateable value (RV) is the VOA's estimate of the property's annual rental value, and for pubs and hotels it is usually based on the level of trade the VOA thinks a reasonably efficient operator could achieve, not your actual figures. That's why it's worth checking.
The three stages
England uses a three-stage process, known as Check, Challenge, Appeal.
- Check. You (or your agent) confirm the facts the VOA holds about your property, such as floor areas, bedrooms or facilities, and correct any that are wrong. You do this in your business rates valuation account on GOV.UK.
- Challenge. If the facts are right but you think the valuation is too high, you make a formal Challenge with evidence, such as your trading figures or comparable properties. You can only challenge after the Check is complete, and there is a time limit.
- Appeal. If you disagree with the VOA's decision on your Challenge, you can appeal to the Valuation Tribunal for England, an independent body. There is also a time limit for this.
What evidence helps
- Your actual trading figures for recent years, compared with what the valuation assumes
- Errors in the property details: wrong bedroom numbers, areas included that you don't trade from
- Valuations of similar venues nearby (you can look them up in the rating list search)
- Anything that limits trade: access, flooding, roadworks, licensing restrictions
How often challenges succeed
The VOA publishes statistics. On the previous (2023) list, most resolved Challenges in England ended in a lower rateable value. Early in the 2026 list, relatively few Challenges have been made, so many overvalued properties are not yet being challenged.
Can I do it myself?
Yes. It's free to Check and Challenge through your valuation account on GOV.UK. Many businesses use a qualified agent because the evidence, valuation method and deadlines take time and expertise. If you use one, choose a member of RICS, the IRRV or the Rating Surveyors' Association, and read our guide to how rates agents' fees work.
Questions
When did the 2026 revaluation take effect?
New rateable values took effect on 1 April 2026 and apply until the next revaluation, expected in April 2029.
Does a successful challenge get backdated?
Usually, if the valuation was wrong from the start of the list, the corrected value applies from 1 April 2026 and your council refunds the overpayment. The effective date depends on the case.
Do I keep paying my bill while I challenge?
Yes. You must keep paying the bill as issued. Any reduction is refunded or credited by your council.
Can my rateable value go up if I challenge?
It can, if the VOA finds the original valuation was too low. That's one reason to have a surveyor look at the evidence first.