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NON DOMESTIC RATES IMPOSED ON OUR HUMBLE VAN!

by GREG KINGE
(FOLKESTONE KENT (SHEPWAY))

Currently trading in a private car park selling hot & cold snacks (etc) for a few years now.. Suddenly & without warning we receive a non domestic rates demand from the local council & we question its legality.

So as to 'twist the knife' it’s been introduced retrospectively.. That’s correct, back dated & without even the opportunity to claim previous years small business relief!.. Of course we think its 101% unfair & are currently appealing..

Has anyone else out there encountered this dilemma & if so can you direct us to a source of inexpensive or free legal advice.. At every turn we are being thwarted by both the council & VOA who insist that we have to hand over whatever sum of money they decide to dream up.. Can you believe that our VW caddy van has a rateable value of £3500 per annum

The VOA have decided that our rateable value is deemed to be on a par with the local B&Q trailer permanently sited in a local business park..

The size & turnover of our set up is a fraction of the B&Q kiosk.. This is not a level playing field!.. This matter is squeezing us to the point where we will finally have to cease trading..

Comments for NON DOMESTIC RATES IMPOSED ON OUR HUMBLE VAN!

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Jan 27, 2025
Rating
starstarstarstarstar 		Business Rates for Mobile Catering Units
by: David-

In the UK, business rates are a form of tax charged on the property where a business operates. For mobile catering units, whether you need to pay business rates depends on several factors:

Site-Based Rates:

Business rates are typically applied to the site where you trade, not necessarily the trailer itself. This means if you’re trading from a fixed pitch, like a car park or private land, the local council may assess the site’s rateable value and charge you business rates.

Rateable Value Under £6,000:

If the rateable value of your pitch is below £6,000, you can qualify for Small Business Rate Relief (SBRR). This means you may not have to pay any business rates. Always check the rateable value of your trading location with the Valuation Office Agency (VOA).

What If You’re on Private Land?
Even if you rent a space on private land (like a car park or retail site), the council may still consider the site rateable. However, it’s important to ensure that they’re not charging both you and the landowner for the same space—this is something you can challenge if necessary.

Steps to Take

Check Your Rateable Value:
Contact the Valuation Office Agency (VOA) or check their website to find the rateable value of your pitch. If it seems too high or unfair, you can request a review or appeal.

Apply for Small Business Rate Relief (SBRR):
If your rateable value is below £15,000, you could be entitled to relief. For properties with a rateable value below £12,000, you may not need to pay any rates at all.

Backdated Relief Claims:

If you’re being asked to pay rates for previous years, you can request backdated Small Business Rate Relief, which might offset or eliminate the charges.

Dispute Incorrect Charges:

If you’ve been charged rates for a movable unit, or if the council seems to be double-charging for a site, you can appeal. In some cases, councils have incorrectly applied business rates to mobile catering units without valid grounds.

Key Considerations

What the Council Provides:
Business rates are meant to fund local services. If you’re on a site with no services provided (e.g., no electricity, water, or waste collection), this is worth pointing out during any appeal.

Temporary or Seasonal Trading:

If you only trade part-time or seasonally, make sure the council knows this. It might reduce your liability.

Professional Help:
If you’re struggling with appeals or disputes, you can get advice from a business rates specialist or contact your local Citizens Advice Bureau for guidance.

Encouraging Words

It’s understandable to feel frustrated when unexpected costs like business rates arise, especially when you’re working hard to build your business. Stay calm, gather the facts, and don’t hesitate to ask for help or appeal any unfair charges. Many other mobile caterers have faced similar issues and found solutions through persistence and clarity. You’ve got this!
Jul 23, 2024
Rating
starstarstarstarstar 		rateable value of £6000 or under
by: Anonymous

If your rateable value is £6000 or under. you wont have to pay
Aug 24, 2021
Rating
starstarstarstarstar 		Business Rates
by: Anonymous

All businesses are liable for business rates, while I have sympathy for business owners it is up to the business owner to declare their business to the council when they begin trading.
Of course if the council arent informed it will result in a backdated bill.
That being said sbrr should be backdated to start of trading as well.
Sep 29, 2020
Rating
starstarstarstarstar 		Just received notification I'm liable!
by: Anonymous

I'm a tiny seafood trailer located on a privately owned quay and never had to pay before. I only operate six months a year and they provide no service for be whatsoever. I've just sent my objection in to the council.
Jul 04, 2020
Rating
starstarstarstarstar 		Business rates
by: Anonymous

Hi I’m having the same issue. Council are trying to charge me 5k for my van. All is well is ice cream. The council in question is Blackpool. I’ve never been charges business rates before but just received an invoice out of the blue as I inquired about the small business grant (the COVID one). They said I’m not eligible and that was that. But now I have got an invoice.

Please keep us updated on how you get through this and the appeals procedure as well. We wouldn’t be able to afford paying an extra 5k on top of our licence fee.
Jun 01, 2020
Rating
starstarstarstarstar 		Request SBRR
by: Anonymous

Contact the council and ask them for a form to claim backdated small business rates relief.

If they charge rates, it means you are also entitled to the reliefs if applicable, but you have to claim them, they are not automatically given.
Jun 25, 2018
Rating
starstarstarstarstar 		bussiness rate
by: mbile van

I have also receive letter as well they want me to pay about £700 a year but i didnt know mobile trailer has to pay business rate !! land doesnt belong to us we pay rent for a yearly licence!! is there anyone knows about what to do?
May 24, 2018
Rating
starstarstarstarstar 		Ratable Value
by: Andy

Hi,

What is the rateable value for your site and are you a sole trader and do you have any other business addresses. You should be able to claim small business rate relief in which case you will not have to pay any business rates. Let me know. Andy
May 23, 2018
Rating
starstarstarstarstar 		shocking..
by: Denise

I have today received a letter from a bailiffs office saying I owe Exeter City council £12,450..I have traded on a Wickes site for 5 years and have never had any correspondence from the Council in the whole time I have been on the site..
Wickes themselves pay massive business rates so how can the council receive 2 lots of business rates from the same premises?
This is going to finish me..I cannot take enough money to make it a viable business..Have been trading for 25 years and I feel I have no option but give up...sad times...
May 16, 2018
Rating
starstarstarstarstar 		Catering Trailer Business Rates
by: Lunch Box

I am probably the other caterer the council are referring to. Although they say that your business rates are on par with mine I am objecting to the amount I am paying. I am now at a point where my business will have to close. Gillingham council are now asking for £6381.00 per year. That is their rates charge for two car park spaces. As usual there is no realistic route of appeal and when I talk to the council all their staff just hide behind the valuation office. My business will almost certainly close as I cant afford to pay the rates while I go through the never ending appeal process which as we all now is a farce and I have no chance of willing.
Jan 22, 2013
Rating
starstarstarstarstar 		business rates
by: MR Burger

I am now paying bus . rates for mob. unit ..

Apparently it's the site that is rateable from where you trade, not the unit you are trading from..

Easy money for the council .

May 31, 2010
Rating
starstarstarstarstar 		i to have just been ordered to pay
by: Anonymous

i have just been orderer to pay business rates on my portacabin which i sell hot and cold food both eat in and out i have no running water , toilet, or electricity other that a generator and they wANT ME TO PAY OVER £100 i did not think that you had to pay business rates on a movable building

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