Revaluation 2017 Frequently Asked Questions
1. What is a Revaluation?
A Revaluation is a regular, usually 5-yearly, reassessment of all non- domestic properties. It applies to all land and any buildings on those lands unless the class of property is expressly exempted by law. The most common exemptions are Agricultural Lands and Domestic properties; the latter group is instead liable to Council Tax.
A Revaluation took place this year and resulted in the production of a new Valuation Roll which contains revised values for all non domestic properties in the Assessor’s area. Following a Revaluation, new values will generally remain unchanged until the next Revaluation; unless the property is altered or other changes take place. Assessors are responsible for the valuation of the various properties. The collection of Rates and the administration of exemptions and relief is the responsibility of the Director of Finance within each Council.
Valuation Notices: on 15th March 2017, Valuation Rolls were made up and notices intimating the final 2017 Revaluation Roll entries were issued to all interested parties (the Proprietor, Tenant and Occupier) for each entry in the Revaluation Roll.
2. How can I find details of my Valuation and will I be able to see how that valuation was calculated?
Revaluation 2017 rateable values are available to view here on the Assessors’ Portal. Valuations for subjects in the bulk classes, such as shops, offices and workshops/factories/stores are also available to view with a phased roll out of valuations for additional subjects including Civic Buildings, Schools, Shooting Rights and Self-Catering Units taking place from early 2021.
- To find your value, you can search by the property address or by Post Code using the ‘To Search for a Rateable Value’ Tool which can be found on the SAA Home page
- If you know the postcode, just enter that in the search box
- If you do not know the postcode, just enter the street name into the search box
- If you still cannot find the property you are searching for, contact your local Assessor – contact details can be found using the link below
- If you wish to search using the Assessor’s Property Reference Number (UARN), there is an option available for this purpose in the advanced search facility
When you find your property you can use the “more on…” link to see information in greater detail and you will see displayed the current (2017) valuation, the Pre Revaluation 2017 valuation and the history of valuations within the current (2017 to 2023) revaluation period.
If a valuation is available, a link will be displayed beneath the expanded valuation information. Depending on the method of valuation, this will generally show the valuation broken down by building, floor and section.
For bulk class subjects, it will show the floor area, the rate/m² and the value for each section together with any adjustments to value. It will also display the value of any pertinents such as car parking. For subjects such as Civic Buildings and Schools, where the ‘Contractors Principle’ of valuation is applied, the valuation is more complex and refers to hypothetical constructions costs, along with various adjustments and a conversion to a rental equivalent. Further Information on the valuation of these subjects is available at https://www.saa.gov.uk/non-domestic-valuation/2017-practice-notes
See also the Valuation Glossary for further explanation of the terms used.
3. How was the new value calculated?
The amount of Rates paid is based on the Net Annual Value and Rateable Value of a property (in the vast majority of properties these two values are the same).
This is defined as being equivalent to the amount of rent that the property might reasonably be expected to achieve on the open market under a set of assumptions which broadly align the valuation with the terms of a “Full Repairing and Insuring lease” where the Tenant is responsible for the costs of repairing, insuring and managing the property.
Each revaluation follows a timetable set by regulations and the steps are as follows:
The “Tone Date” – this is the 1st April two years before the date of the Revaluation. In this instance it is 1st April 2015. This is the date that determines the level of value to be applied throughout the period of the Revaluation. Information has been gathered on rents, costs of construction and, for some types of property, accounts or turnover. The information was then analysed to establish the level of value for each class of property in each locality. It is not the actual rent of the property but the typical rent or average rent for the class of property in the locality. It is important to bear in mind that the level of value is determined locally although the approach to valuation will be broadly the same across Scotland and, in many instances, the UK.
Assessors have powers to require the proprietor, tenant or occupier of a property to make a return of information such as rent, cost of construction, throughput or turnover. If you have been asked to provide information and have not yet done so, you should make a return or, if you are unsure of what is required, contact your local Assessor using the contact details shown on the Return of Information form. Lack of information may result in an incorrect valuation and it may take some time for any appeal against a valuation to be resolved.
Information on the approach taken to valuing different property types can be found be referring to the relevant 2017 Practice Note. A link to the various Practice Notes currently available can be found by clicking the link below .
4. If I disagree with the value, can I appeal?
Valuation Notices were issued to all interested parties on or around the 15th March 2017 and the 2017 Valuation Roll became effective on the 1st April 2017. Information on appeal rights are included on the reverse of the Valuation Notice. Parties with an interest in the property had until 30th September 2017 to lodge an appeal.
The simplest way to lodge an appeal is by using the facility built into the SAA Portal which is visible in the detailed view for each entry displayed at the Portal. This facility ensures that the correct information is supplied with the appeal and will provide an immediate receipt to show that the appeal was safely received; the Assessor will subsequently issue a formal acknowledgement. Further details regarding making an appeal can be found here.
You can appeal on your own behalf or you can consider taking professional advice from a solicitor or chartered surveyor. If you would like advice on professionally recognised rating advisers, call the Royal Institution of Chartered Surveyors Contact Centre on +44 (0)24 7686 8555, or they can be contacted by email at: firstname.lastname@example.org. More information is also available on their website at www.rics.org and a facility to search for local surveying firms is available at the link below.
5. What will I actually pay?
The Rateable Value displayed at the SAA portal is not the amount that you will pay. At a basic level, the Rateable Value is multiplied by the “Rate in the Pound” which is set by the Scottish Parliament. If, for example, the Rate in the Pound is 46.6 pence, your basic Rates Bill will be 46.6% of the Rateable Value. This, however, is not the whole story as there are various reliefs and additions that may apply depending upon the circumstances or the eligibility of the ratepayer.
A link to a “Rates Calculator” is displayed with your value. This will, however, only provide an indication as it will not include any reliefs to which you may be entitled.
Information on the various reliefs available can be provided by your local Billing Authority.