Council Tax Valuation moved my band up - Chances for appeal?

[Kyosanto]

Hi, I bought my current house in December 2021.

The house is a 1996 build but an extension was built in 2001, so way before my time and the previous owners' as well.

I just got a letter stating that because the extension had not been featured in the original banding my band would be going up (C to D). I am told I can appeal.

Needless to say I am not very happy about this, as my mortgage payments are already going up by 60% very soon (thanks Liz!) I feel kinda cheated that soonafter moving in they are raising the price.

Have looked up the banding of other houses in my street and it's a real mixed bag. For houses of similar values (according to Zoopla) it's a 50/50 mix of C and D. There are even houses with more value that are still flagged as C.

Does an appeal have any chances of success?

• How do you calculate the 1991 value of a house that didn't exist in 1991, with a further extension...?
• If that extension has existed for 20 years shouldn't there be a statute of limitations? Can I argue the banding was established by its long duration?
• DId the owners in 2001 neglect their duty when building the extension? 
• Is mortgage and energy bills increase a valid reason to ask for a stay?

Appreciate the time to leave your opinion.

[Andyorch]

https://www.gov.uk/guidance/council-tax-band-changes#:~:text=The Valuation Office Agency (VOA,telling you about the change.

https://www.gov.uk/challenge-council-tax-band

https://www.moneysavingexpert.com/reclaim/council-tax-bands-change/

 

[Kyosanto]

Thanks for these, the tool to calculate '91 value is pretty good. I think I can appeal on the grounds that many neighbouring properties of a similar size are in the lower bracket.

I'd have thought that the fact that the property has existed for 22 years under a specific band would be a strong argument, but it was shocking to read how haphazardly the banding was originally done, and that it's never been properly organised ever since. Shocking from a self proclaimed world-leading economy...

Either way I'll be discretely checking out neighbouring properties and building up a list for my appeal. I'll do this discretely and make sure my numbers line up, as if I screw up every single neighbour's bills might go up instead of mine going down 

If anyone has experience going through the process and would like to give some hints, I'd very happy take a few!

[Ethel Street]

As a matter of interest did all this come about because you asked the Valuation Office to review the Band?

 

if not what prompted them to review it?

[Kyosanto]

No, I received a letter out of the blue saying my house would be re-evaluated, then 2 weeks later, this.

 

Edit: and the reason they stated was because of the extension works that were done on the house. Funny that they would notice now. Maybe the council is scraping the bottom of the drawers for extra cash...

Edited July 10, 2023 by Kyosanto

[Nicky Boy]

Vaguely remembered a friend going through this, so did a search...

https://cbcsolicitors.co.uk/property-alterations/

 

[Ethel Street]

That's interesting @Nicky Boy, I didn't know that.

The information on the link concerns Scotland but the equivalent legislation for England is in the Council Tax (Alteration of Lists and Appeals) (England) Regulations 2009 and I imagine the same procedure is followed. 

As far as I can see @Kyosanto there is no obligation on the owner to notify the VOA when making building alterations so the owner in 2001 has not failed in any duty to notify.. And I'm certain that the VOA will not consider rises in mortgage and energy bills valid grounds of appeal. Still, include it your appeal and see what they say.

[Homer67]

It can only count if it's finished and seperated from the rest of the house by a door...

[Kyosanto]

Hi all. Is there a way I can easily check historical banding for my property or do I need to write to the council/Valuation office?

I somewhat suspect that the C banding was attributed post expansion and that it would have been a B before.

[Andyorch]

Cant you check with a long established neigbour ? Council tax bands are based on property values as at 1st April 1991.

https://valuationtribunal.gov.uk/council-tax-appeals/council-tax-banding-appeal/preparing-evidence/