New build homes: when rates start
A new home can't be billed until LPS has valued it, but rates are due from the date it could be lived in. If nobody tells LPS, the first bill can arrive months later and be backdated.
When rates start
Rates are due from the date the LPS Valuation team decides the new home can be lived in, even if it stays empty. For a buyer, the rates assessment runs from when you own the home.
The law also lets LPS serve a completion notice that fixes a completion day. If the building isn't finished by then, it's treated as finished on that day, and the owner can appeal the notice.
Avoiding a backdated bill
When you buy a newly built home, tell LPS straight away using the online form to create a rate account. You'll need contact details for the previous owner, or for a solicitor or estate agent in the sale. If the home isn't on the valuation list yet, LPS spots this from the form and arranges a valuation.
A delay in having a new home valued can lead to a backdated bill, which is harder to repay.
Getting a new home valued
Check whether the home is already on the valuation search. If not, apply online for a new property valuation, or by post or email on the CR3 form.
- An acknowledgement email comes within 15 minutes, and a confirmation with a reference number within 24 to 48 hours.
- LPS may inspect. A valuation takes around 90 days.
- You get a Certificate of Valuation. Expect your rate bill around two weeks later.
New homes are valued by comparing them with similar homes valued at 1 January 2005, so the values of comparable homes nearby give a rough idea while you wait. If you disagree with the value, you have 28 days from the certificate to appeal. See challenging your capital value.
Your first bill
For the first year you pay only for the days from when your liability started to 31 March, worked out by the day.
Work out a part-year billIf you might qualify for Housing Benefit and Rate Relief, apply straight away, even before the home is valued.
Developers and self-builders
A newly built home that has never been occupied is excluded from rates automatically while its first developer owns it, for 12 months from when it first appeared on the valuation list. That includes people who build their own home. After 12 months, or if the home is sold or let sooner, rates are due and the developer must tell LPS.
Buyers from a developer, and people who buy an unfinished house, don't get this exclusion. If you receive it by mistake, tell LPS to avoid a backdated bill.
Questions
When do I start paying rates on a new build?
Rates are due from the date LPS decides the home can be lived in, even if it is empty. For a buyer, the assessment runs from when you own the home. Tell LPS as soon as you buy.
Why have I not had a rates bill for my new house?
LPS must value a new home before it can send a bill, and valuation can take around 90 days. Rates still build up from the start date, so tell LPS and expect a bill covering the earlier period.
Do I get the 12-month exclusion if I buy a new build?
No. It is only for the developer who is the first owner, including self-builders. If you buy from a developer you are not entitled to it.
How long after valuation does the bill come?
Around two weeks after you receive the Certificate of Valuation.
Sources
Read on 2 November 2026. This guide explains the rules in plain words. It isn't legal or financial advice, and the decision on your bill is LPS's.