How business rates valuations are calculated
Valuation for newly built properties, alterations to an existing property, specialist schemes, and appealing your valuation.
Your annual business rate bill is calculated and collected by Land & Property Services (LPS).
Non-domestic property in Northern Ireland is assessed on the basis of its rental value, known as the Net Annual Value (NAV). The NAV of your business property will determine how much you will have to pay in rates. You should note that your rateable value (NAV) is not your rate bill.
This guide explains valuation of a new property, valuing alterations to existing properties, specialist schemes that apply to some non-domestic properties, and how to appeal your valuation if you think it may be incorrect.
To fully understand your business rates, see business rates: the basics.
Further information
If you have a query regarding your business rates, .
Business rates: valuation of a new property
What you should do to get a valuation of your newly built business property.
When a new property is built, Land & Property Services (LPS) must value the property before it can issue a rate bill. Rates are due from the date that LPS decides the new property can be lived in, even if the property remains empty. A delay in having a new property valued may lead to a backdated bill, which will be more difficult to pay.
Before you start
If you are unsure whether your property has already been valued, you should search online to check whether your property valuation is listed:
.
If your property has not yet been valued, then you can apply online for a new property valuation.
How to apply
Apply online
To complete your application, you will need:
- your contact details
- the property details
.
After sending your application
You will receive an acknowledgement email within 15 minutes, and a confirmation email within 24 - 48 hours. This will contain your application reference number and next steps.
If you are applying for a valuation-related relief or allowance, you may receive a link to a questionnaire in your confirmation email. This questionnaire must be completed and returned within two weeks of submitting your application for a valuation review, or your application may not be considered.
By post or email
You can . The return address and email information can be found on the form.
A valuation review can take up to 90 days to complete. A Valuer from LPS Valuation will contact you in due course to discuss your application and arrange an inspection of the property if this is needed. When a decision is made on the valuation of the property, a Certificate of Valuation will be issued to you. You can expect to get your rate bill around two weeks after receiving your Certificate of Valuation.
Further information
If you have a query regarding your business rates, .
Business rates valuation: specialist schemes
Valuation schemes for specialist non-domestic properties.
There are particular rules and schemes that apply to some non-domestic properties.
Valuation schemes for specialist properties
Land & Property Services (LPS) has published a list of .
Farmhouses
Farmhouses are valued in the same way as other domestic properties. Further information on including farmhouses.
Valuation of quarries
The scheme for the valuation of quarries has been updated as part of Revaluation 2015. The Rating of Quarries (Plant & Machinery) Order (NI) 2007 provides for the granting of rate exemptions for specified items of plant and machinery to promote environmental good practice and align with Northern Ireland policy on aggregates levy.
The legislation now provides for the following to be excluded in valuations for rating purposes:
- recycling equipment fitted to any plant and machinery used in quarries where that recycling equipment is used or intended to be used for environmental works
- bunds which prevent environmental pollution and the ingress of water
- covers for oil and chemical storage facilities which prevent environmental pollution and the ingress of water
- covers for screen houses, covers, and bays which prevent the spread of dust
- pits which are used for the settlement of suspended solids in water discharges to protect surrounding water courses
- bays used in connection with construction and demolition waste materials
Further information
If you have a query regarding your business rates, .
Business rates: appealing your valuation
The steps you can take to appeal the valuation of your business property.
When Land & Property Services (LPS) values your property, you will receive a Certificate of Valuation showing the capital valuation. If you think the valuation is incorrect, you can appeal this decision to the Commissioner of Valuation.
Appeal your rating valuation
To appeal your valuation, you must complete the and return it to the Commissioner of Valuation. You have 28 days to appeal this decision.
Further appeals
If you remain dissatisfied with the Commissioner's decision, you can appeal your rating valuation to the - domestic or mixed properties where the Net Annual Value (NAV) is less than 拢12,500 - or the for all other non-domestic properties.
You must pay your business rates while you are waiting for a decision. If your appeal is successful, LPS will refund any amount overpaid, along with interest, if applicable.
Seeking independent advice and the NAV
During any discussion with LPS about your business property's NAV, you do not need to have independent representation.
However, if you or your company wish to be represented or seek independent advice, members of the and the are qualified and regulated by rules of professional conduct.
Before employing a rating adviser, you should check that they have:
- the necessary knowledge and expertise
- appropriate indemnity insurance
Be careful about paying consultants up front either for their services or for them to lodge appeals on your behalf. If you are unsure, you should seek further guidance from the RICS or IRRV before entering into any contract.
Further information
If you have a query regarding your business rates, .