How to challenge your capital value

Check first

1. Look up your home on the LPS valuation search. It shows the capital value and the details behind it.
2. Compare it with similar homes in your postcode on the same search. LPS values homes on size, type, location and garages or outbuildings, at 1 January 2005 prices.
3. Check the size and type are right. Houses are measured on the outside, apartments on the inside. You can also see your home's earlier valuation from 1 April 2003 to 31 March 2007 on the historic search.

Property prices since 2005 aren't a reason: the market rising or falling doesn't change domestic rates.

What a lower value is worth

Every £10,000 off your capital value saves between £95.25 and £122.14 a year, depending on your council. Above £400,000 the cap already applies, so a change there makes no difference.

Reasons LPS accepts for a review

• You believe the valuation is wrong, and more than 28 days have passed since the home was last valued.
• A lasting physical change, such as an extension, roof space conversion, new garage or outbuilding, or demolition of all or part of the property.
• The home is derelict and beyond reasonable repair, so no longer occupied.
• Negative factors affecting the value, such as a busy street, flood risk or other nuisance.
• A change of use, such as part of the home now used for a business.

Useful things to have ready are the reason in plain words, the values of comparable homes from the valuation search, and anything that shows the change or the problem, such as dates of building work or the nuisance you're describing.

If your home has been flooded, don't apply for a review. Look at the flooding exclusion in empty homes.

Asking LPS for a review

Apply online from your property's page on the valuation search, or by post or email on the Review of Property Valuation (CR3) form. Give your contact details, the reason, and the owner and occupier if they're not you.

1. You get an acknowledgement email within 15 minutes, and a confirmation with a reference number within 24 to 48 hours.
2. LPS Valuation contacts you and may arrange an inspection. A review takes around 90 days, sometimes more.
3. LPS sends a Certificate of Valuation. If the value changes, it reworks your bill and sends a new one.

A review can put your value up as well as down. Keep paying your rates while it happens. If the value falls, LPS refunds the overpayment or credits your account.

Appealing the decision

1. Commissioner of Valuation. When LPS values your home for the first time or after a review, you can appeal to the Commissioner within 28 days of the Certificate of Valuation, on the valuation appeal form. LPS can send you one on 0300 200 7801.
2. Northern Ireland Valuation Tribunal. If you disagree with the Commissioner, you have 28 days from that decision to appeal to the Tribunal. You can ask to be heard by written representation instead of attending. A late appeal can still be sent with the reasons it is late.
3. After the Tribunal. You get a written decision. If it goes against you, you have 14 days to ask the Tribunal to review it, but only for an error, new evidence or interested parties, or in the interests of justice.

You'll get at least 28 days' notice of a Tribunal hearing. LPS usually sends the valuer and a senior valuer. Tribunal decisions are published.