Empty Property Rates Basics
Do I have to pay business rates on an empty commercial property?
Yes. After an initial 3-month exemption period, you must pay full business rates on an empty commercial property. The liability falls on the person entitled to possession — usually the freeholder or leaseholder. This applies to offices, shops, warehouses, factories, and all other non-domestic properties in England and Wales.
Q2. How long is a commercial property exempt from business rates when empty?
Most commercial properties are exempt from business rates for 3 months after becoming empty. Industrial properties such as warehouses get 6 months. After that, you pay 100% of the occupied business rate unless another exemption applies.
Q3. What happens after the 3-month empty property relief expires?
You become liable for full business rates at 100% of the occupied rate. There is no automatic reduction. You must either find a new tenant, qualify for another form of relief, or use a service like Commercial Rate Saver to reduce your liability by up to 70%.
Q4. Do industrial properties get longer empty rate relief?
Yes. Industrial properties, including warehouses, factories, and workshops, are exempt from empty business rates for 6 months instead of the standard 3 months. After 6 months, full rates apply.
Q5. How long are warehouses exempt from empty business rates?
Warehouses are classified as industrial properties and get 6 months of empty rate relief. After 6 months, the owner pays 100% of the standard business rate.
Q6. Who is liable for business rates when a commercial property is empty?
The person entitled to possession of the property. This is usually the leaseholder or tenant if there is one, or the freeholder if not. When a tenant leaves, liability reverts to the landlord.
Q7. Do I pay full rates on an empty building after relief ends?
Yes. Once the 3-month relief period expires (6 months for industrial properties), you pay 100% of the occupied business rate. There is no reduced rate for empty properties.
Q8. What is the empty property rate multiplier?
The business rates multiplier is set annually by the government and applied to your property's rateable value to calculate your rates bill. For 2025/26, the standard multiplier is 55.5p. Your bill is calculated as rateable value × multiplier.
Q9. Can I get empty property relief more than once?
Yes. The exemption period resets when a property has been genuinely occupied for a continuous period of at least 6 weeks. After that, a new 3-month or 6-month exemption period begins when the property becomes empty again.
Q10. Does the 3-month exemption reset if I re-let for 6 weeks?
Yes. If your property is occupied for a continuous period of more than 6 weeks and then becomes vacant again, a new exemption period starts. Occupations of 6 weeks or less are ignored and do not reset the exemption.
Q11. How are empty commercial property rates calculated?
Your rates bill is calculated as your property's rateable value multiplied by the business rates multiplier. For example, a property with a rateable value of £20,000 and a multiplier of 55.5p would have an annual rates bill of £11,100.
Q12. What is rateable value, and how does it affect my rates bill?
Rateable value is the estimated annual rental value of your property, assessed by the Valuation Office Agency (VOA). It is the base figure used to calculate your business rates bill. A higher rateable value means a higher rates bill.
Q13. Can I appeal my rateable value to reduce empty rates?
Yes. You can challenge your rateable value through the Check, Challenge, Appeal process with the VOA. If successful, your rates bill will be reduced. You need evidence that the rateable value is too high, such as comparable rental data.
Q14. What is the VOA, and what do they do?
The Valuation Office Agency (VOA) is a government body that assesses and maintains the rateable values of all non-domestic properties in England and Wales. They determine the rateable value used to calculate your business rates bill.
Q15. How do I check my property's rateable value?
You can check your property's rateable value for free on the GOV.UK website at gov.uk/find-business-rates. Enter your property address or postcode to find your current rateable value.
Q16. Are empty business rates the same in every council area?
The business rates multiplier is set nationally by the government and is the same across England. However, each local council administers its own rates collection, and some councils offer additional discretionary reliefs that vary by area.
Q17. Do I still pay rates if my property is being refurbished?
It depends. If the refurbishment is substantial enough that the property cannot be occupied, you may apply for a temporary exemption. The VOA will assess whether the works render the property incapable of beneficial occupation. Minor refurbishments do not qualify.
Q18. Are listed buildings exempt from empty property rates?
Yes. Listed buildings are exempt from empty property business rates for as long as they remain unoccupied. This includes buildings that form part of a listed property.
Q19. Are properties with a rateable value under £2,900 exempt?
Yes. Commercial properties with a rateable value below £2,900 are exempt from empty property rates until they are reoccupied.
Q20. Do charities get exemption from empty commercial rates?
Yes. Properties owned by charities are exempt from empty business rates provided the property's next use is likely to be for charitable purposes.
Q21. What properties are completely exempt from business rates?
Properties completely exempt from business rates include agricultural land and buildings, fish farms, places of worship, properties used for the welfare of disabled people, and certain properties owned by charities and community amateur sports clubs.
Q22. Do agricultural buildings pay empty business rates?
No. Agricultural land and buildings where the main purpose is agriculture or fish farming are completely exempt from business rates, whether occupied or empty.
Q23. Are places of worship exempt from empty rates?
Yes. Registered places of worship are completely exempt from business rates, whether occupied or empty.
Q24. Do I pay rates on an empty pub or restaurant?
Yes. Pubs and restaurants are standard commercial properties. They receive the standard 3-month empty rate exemption. After that, full rates apply.
Q25. Do I pay rates on an empty retail unit?
Yes. Retail units receive the standard 3-month empty rate exemption. After 3 months, you pay 100% of the occupied business rate. High street shops and retail parks are treated the same.
Q26. What about empty property rates on mixed-use buildings?
Mixed-use buildings that combine commercial and residential elements may be assessed differently. The commercial portion is liable for business rates and the residential portion for council tax. You may need to contact both the VOA and your local council.
Q27. What happens to business rates during a compulsory purchase order?
If a public authority has taken action to prevent occupation or to acquire the property (such as a compulsory purchase order), the property is exempt from empty business rates.
Q28. Can I get hardship relief on empty business rates?
Hardship relief is discretionary and available from your local council if you can demonstrate that paying rates would cause financial hardship and that granting relief is in the interests of the local community. Approval is not guaranteed.
Q29. What is transitional relief for business rates?
Transitional relief limits how much your rates bill can change following a revaluation. It phases in increases and decreases over time so that large jumps in rateable value do not immediately result in large changes to your bill.
Q30. What is small business rate relief for empty properties?
Small Business Rate Relief (SBRR) is available for occupied properties with a rateable value below £15,000. It does not apply to empty properties. Empty property relief is a separate scheme.
Q31. Can a partly occupied building get partial relief?
Yes. If part of your building is empty for a short time, your local council may grant temporary relief on the unoccupied portion. You must apply in writing and provide evidence, including a plan of the occupied and unoccupied areas.
Q32. What happens to rates if my property is fire-damaged?
If your property has been severely damaged by fire and is incapable of beneficial occupation, the VOA may reduce the rateable value or remove it from the rating list. You will need to provide evidence such as photographs and inspection reports.
Q33. What happens to rates if my property is flood-damaged?
Flood damage that renders a property incapable of occupation may qualify for a temporary removal from the rating list or a reduced rateable value. Contact the VOA with evidence of the damage.
Q34. What is the Rating (Empty Properties) Act 2007?
The Rating (Empty Properties) Act 2007 removed the previous 50% discount on empty commercial property rates and made owners liable for full rates after the initial exemption period. It was introduced to discourage landlords from leaving properties empty.
Q35. What are the consequences of not paying empty business rates?
Non-payment of business rates can lead to court summons, liability orders, bailiff action, charging orders on your property, and in serious cases, insolvency proceedings. Interest and costs are added to the debt.
Saving on Empty Rates / Alternatives
Q36. How can I reduce business rates on my empty commercial property? The most effective way is to use a tenancy-based rates saving service such as Commercial Rate Saver, which can reduce your liability by up to 70%. Other options include applying for council relief, using property guardians, or letting to a charity — but these are often temporary, complex, or unreliable.
Q37. What is the cheapest way to deal with empty property rates? A tenancy-based rates saving service is typically the most cost-effective ongoing solution. Commercial Rate Saver charges 30% of the annual rates bill, saving you 70%. Council relief is free but temporary and requires repeated applications with no guarantee of success.
Q38. Is there a service that saves money on empty commercial rates? Yes. Commercial Rate Saver provides a tenancy-based service that reduces empty property rates by up to 70%. You set up in minutes, control when it starts and stops, pay monthly, and cancel anytime with no contract.
Q39. How much can I save on empty property business rates? With Commercial Rate Saver, you can save up to 70% on your empty property business rates. For a property with a £10,000 annual rates bill, your monthly payment would be £250 instead of £1,000.
Q40. What is a tenancy-based rates saving service? A tenancy-based rates saving service places a qualifying tenancy on your empty property, which triggers a reduction in the business rates liability. The tenancy runs continuously between leases, and you control when it starts and stops.
Q41. How does a tenancy service reduce empty property rates? A qualifying tenancy on the property changes the rates liability calculation, resulting in up to a 70% reduction. The tenancy is managed entirely by the service provider. You do not need to find a tenant or manage any occupation.
Q42. Can I save 70% on my empty commercial property rates? Yes. Commercial Rate Saver's tenancy service reduces your empty property rates by up to 70%. Actual savings may vary depending on any applicable government relief, but the standard saving is 70% of the annual rates bill.
Q43. What does a 30% fee mean for empty rate savings? Commercial Rate Saver's fee is 30% of the annual rates bill after relief is applied. This means you pay 30% and save 70%. For a £10,000 annual rates bill, you pay £3,000 per year (£250/month) instead of £10,000.
Q44. How do tenancy services for empty rates work? You upload your rates bill, sign digitally, and add a payment method. The service places a qualifying tenancy on your property, reducing your rates liability by up to 70%. You pay monthly and can cancel anytime. When you find a new tenant, you stop the service.
Q45. Is using a tenancy service to reduce rates legal? Yes. Tenancy-based rates saving services are legal. The High Court has confirmed that rateable occupation does not need to be for commercial benefit. As long as the tenancy is genuine, the rates reduction is lawful.
Q46. What alternatives are there to paying full empty rates? Alternatives include using a tenancy-based rates saving service (saves 70%), applying for council relief (temporary, not guaranteed), letting to a charity (complex to arrange), using property guardians (residential conversion, various complications), or appealing your rateable value (slow process).
Q47. Is it better to use a rates saving service or apply for council relief? A rates saving service provides permanent, predictable savings that you control. Council relief is temporary, requires evidence and repeated applications, and can be refused. 94% of landlords find that council relief does not provide the long-term certainty they need.
Q48. What is the difference between council relief and a tenancy service? Council relief is a temporary government scheme that requires evidence, applications, and re-applications with no guarantee of success. A tenancy service like Commercial Rate Saver provides ongoing 70% savings from day one, controlled by you, with monthly billing and no contracts.
Q49. How does a tenancy service compare to property guardians? Property guardians involve people living in your commercial property, which creates management responsibilities, insurance complications, and potential planning issues. A tenancy service requires no physical occupation, no management, and no interaction with occupants.
Q50. What is the difference between charitable occupation and a tenancy service? Charitable occupation requires finding a charity willing to use your property, managing the arrangement, and the charity may leave at short notice. A tenancy service is managed entirely for you, starts and stops when you choose, and provides predictable monthly costs.
Q51. Should I demolish my property to avoid business rates? Demolition removes the property from the rating list, but it is extreme, expensive, and destroys your asset. A tenancy service that saves 70% on rates while preserving your property is a far more practical and cost-effective solution.
Q52. Is it worth using a consultant for empty rates relief? Traditional rates consultants charge fees for applications that may or may not succeed. A tenancy service provides guaranteed savings from day one. If you simply want to reduce your rates bill reliably, a tenancy service is more cost-effective.
Q53. Can I let to a charity to avoid empty property rates? Yes, but it requires finding a suitable charity, agreeing terms, managing the tenancy, and the charity must genuinely use the property. If the arrangement is challenged by the council, you may lose the relief. A managed tenancy service is simpler and more reliable.
Q54. Is the 6-week re-occupation trick to reset relief still legal? Occupying a property for just over 6 weeks to reset the exemption period is technically possible but councils monitor this closely and may challenge arrangements they consider to be rates avoidance rather than genuine occupation.
Q55. Do councils challenge short-term lettings to reset rate relief? Yes. Local councils actively scrutinise short-term lettings designed to reset empty property relief periods. They may demand evidence that the occupation was genuine and had commercial substance.
Q56. What did the High Court rule on rates mitigation schemes? In Principled Offsite Logistics v Trafford Council, the High Court ruled that rateable occupation does not need to demonstrate commercial profit — it only needs to be of some benefit to the tenant. This strengthened the legality of tenancy-based rates saving services.
Q57. Is there a monthly pay-as-you-go option for empty rate savings? Yes. Commercial Rate Saver operates on a monthly billing basis. You pay only for the months you use the service. There are no contracts, no minimum terms, and you can cancel anytime.
Q58. Can I cancel a rates saving service at any time? Yes. Commercial Rate Saver has no contracts and no minimum terms. You can cancel anytime. When you find a new tenant or no longer need the service, simply stop.
Q59. Can I start and stop a rates saving service when I need it? Yes. Commercial Rate Saver is designed for exactly this. You start the service when your property becomes empty and stop it when you find a new tenant. You control the timing entirely.
Q60. Can I set a future start date for a rates saving service? Yes. With Commercial Rate Saver, you can set a future start date for the service. If you know a tenant is leaving next month, you can schedule the service to begin on the day they vacate.
Q61. What happens when I find a new tenant — can I pause the service? Yes. When you secure a new tenant, you simply stop the service. If that tenant later leaves, you can restart the service. You are always in control.
Q62. Do I need a long-term contract for a rates saving service? No. Commercial Rate Saver has no contracts, no minimum terms, and no lock-in periods. You pay monthly and cancel anytime.
Q63. How quickly can I activate a rates saving service? Commercial Rate Saver can be activated within 24 hours. You upload your rates bill, sign digitally, add your payment method, and savings start from day one.
Q64. Can I use a rates saving service for multiple properties? Yes. Commercial Rate Saver supports multiple properties on one account. You can add offices, retail units, warehouses, and any other commercial properties individually and manage them all from one place.
Q65. Is there a minimum property value for a rates saving service? Commercial Rate Saver works with commercial properties of all sizes and rateable values. Whether your annual rates bill is £5,000 or £500,000, the 70% saving applies.
Q66. Does a rates saving service work for all property types? Yes. Commercial Rate Saver works for offices, retail units, industrial units, warehouses, mixed-use properties, pubs, restaurants, leisure properties, and all other non-domestic commercial buildings.
Q67. Can I use a rates saving service between refurbishments? Yes. If your property is empty between tenants while being refurbished, you can use the service during the vacancy period and stop it when the new tenant moves in.
Q68. How does a tenancy service compare to demolition for rates savings? Demolition permanently destroys your asset to avoid rates. A tenancy service saves 70% on rates while preserving your property's full value. Demolition costs money; a tenancy service saves money.
Q69. Can I use a rates saving service if I am trying to sell my property? Yes. If your commercial property is on the market and empty, you are liable for full rates until it sells. Commercial Rate Saver reduces that liability by 70% while you wait for a buyer.
Q70. What if I have already been paying full empty rates for months? You can start saving immediately. Commercial Rate Saver activates within 24 hours. While we cannot backdate savings, you stop paying full rates from the day you start the service.
Property Type Specific
Q71. How do I save on empty rates for an office building? Use Commercial Rate Saver's tenancy service to save up to 70% on empty office rates. Offices receive the standard 3-month exemption when first vacated. After that, full rates apply unless you activate a saving service.
Q72. How do I save on empty rates for a retail unit? Commercial Rate Saver reduces empty retail unit rates by up to 70%. High street shops, shopping centre units, and retail park units all qualify. Activate within 24 hours and pay monthly with no contract.
Q73. How do I save on empty rates for a warehouse? Warehouses get 6 months of empty rate relief as industrial properties. After 6 months, use Commercial Rate Saver to save 70% on your rates bill. Set a future start date timed to when your relief expires.
Q74. How do I save on empty rates for an industrial property? Industrial properties including factories and workshops get 6 months of empty rate relief. After that, Commercial Rate Saver saves you up to 70%. The service works for all industrial property types.
Q75. How do I save on empty rates for a mixed-use building? Mixed-use buildings with commercial and residential elements are assessed separately. Commercial Rate Saver can reduce the business rates liability on the commercial portion by up to 70%.
Q76. How do I save on empty rates for a pub or restaurant? Pubs and restaurants receive the standard 3-month empty rate exemption. After that, use Commercial Rate Saver to save up to 70%. The service is particularly useful for hospitality properties where finding a new tenant can take time.
Q77. How do I save on empty rates for a leisure property? Leisure properties including gyms, fitness centres, event venues, and entertainment spaces qualify for Commercial Rate Saver's tenancy service. Save up to 70% on empty rates with monthly billing and no contract.
Q78. How do I save on empty rates for a medical or dental practice? Empty medical and dental practice premises are liable for business rates after the 3-month exemption. Commercial Rate Saver reduces this liability by up to 70%. Activate when the previous tenant vacates and stop when a new tenant moves in.
Q79. How do I save on empty rates for a hotel? Empty hotels pay full business rates after the 3-month exemption period. Commercial Rate Saver's tenancy service can reduce this by up to 70%, providing significant savings on what are typically high rateable values.
Q80. Do different property types qualify for different empty rate relief periods? Yes. Most commercial properties get 3 months of empty rate relief. Industrial properties (warehouses, factories, workshops) get 6 months. Listed buildings and properties with rateable values under £2,900 are exempt indefinitely while empty.
Q81. Do serviced offices and co-working spaces pay empty property rates? Yes. Serviced offices and co-working spaces are commercial properties and are liable for business rates. If the space becomes empty, the standard 3-month relief period applies, followed by full rates.
Q82. Do self-storage units pay empty business rates? Yes. Self-storage facilities are commercial properties subject to business rates. If units are empty, the property owner is liable for rates after the standard exemption period.
Q83. What are the empty rate rules for properties in enterprise zones? Properties in enterprise zones may benefit from enhanced business rates discounts for up to 5 years. The availability and value of relief varies by zone. Check with your local enterprise zone authority for specific details.
Q84. Do empty rates apply to properties awaiting planning permission? Yes. Properties awaiting planning permission are still liable for empty business rates. The fact that you have applied for planning does not trigger any automatic exemption. You may be able to apply for relief if works render the property incapable of occupation.
Q85. What about rates on a property being converted from commercial to residential? During conversion, the property may be removed from the business rates list if it is no longer capable of commercial use. Once converted, it moves to council tax. During the transition period, check with both the VOA and your local council.
Your Service — How It Works
Q86. How does Commercial Rate Saver work? Commercial Rate Saver places a qualifying tenancy on your empty commercial property, reducing your business rates liability by up to 70%. You upload your rates bill, sign digitally, and add a payment method. The service activates within 24 hours. You pay monthly, cancel anytime, and control when it starts and stops.
Q87. What is the Commercial Rate Saver tenancy service? It is a managed tenancy service for empty commercial properties. Commercial Rate Saver handles everything — you simply sign up, and the tenancy is placed on your property, triggering a reduction in business rates. You save up to 70% and pay only 30% of the annual rates bill.
Q88. How do I sign up for Commercial Rate Saver? Visit commercialratesaver.co.uk, download the free tenancy guide, then follow the sign-up process: upload your rates bill, sign digitally, and add your payment method. The service activates within 24 hours.
Q89. What do I need to get started with Commercial Rate Saver? You need your business rates bill (or your property's rateable value), a few minutes to complete the digital sign-up, and a payment method for monthly billing. That is all.
Q90. Do I need my rates bill to sign up? Your rates bill or your property's rateable value is needed to calculate your fee. You can check your rateable value for free at gov.uk/find-business-rates if you do not have your bill to hand.
Q91. How long does it take to set up the service? Set-up takes a few minutes. Upload your bill, sign digitally, add payment method. The service activates within 24 hours and savings begin from day one.
Q92. Can I activate the service in 24 hours? Yes. Once you complete the sign-up process, the tenancy is placed and savings activate within 24 hours.
Q93. Is there a contract or minimum term? No. Commercial Rate Saver has no contracts, no minimum terms, and no lock-in periods. You pay monthly and cancel anytime.
Q94. How do I cancel the Commercial Rate Saver service? You can cancel at any time through your account. There is no cancellation fee, no notice period, and no penalty. When you find a new tenant, simply stop the service.
Q95. Can I pause the service when I find a tenant? Yes. Stop the service when your tenant moves in. If the tenant later vacates, restart the service. You are always in control.
Q96. Can I restart the service if my tenant leaves again? Yes. You can restart the service at any time. There is no limit on how many times you can start and stop.
Q97. Can I set a future start date for the service? Yes. If you know your property will become vacant on a specific date, you can schedule the service to start on that date. This is useful when tenants have given notice.
Q98. How is the monthly fee calculated? The fee is 30% of your annual rates bill, divided into 12 monthly payments. For a £10,000 annual rates bill, the annual fee is £3,000, which is £250 per month.
Q99. What does the 30% fee cover? The 30% fee covers the full managed tenancy service including placement, administration, and ongoing management. There are no additional or hidden costs.
Q100. Are there any hidden costs? No. The 30% fee is the only cost. There are no set-up fees, no admin charges, no cancellation fees, and no hidden extras.
Q101. How do I pay — is it monthly? Yes. Payment is monthly by direct debit or card. You only pay for the months you use the service.
Q102. Can I add multiple properties to one account? Yes. You can add as many commercial properties as you need to one account and manage them all in one place. Each property is billed separately based on its own rates bill.
Q103. How do I upload my rates bill? During sign-up, you can upload a photo or scan of your rates bill. This is used to verify your property details and calculate your fee.
Q104. What is the digital signing process? You sign the tenancy agreement electronically during the online sign-up process. There is no need to print, sign, or post any physical documents.
Q105. Do you deal with the council on my behalf? Commercial Rate Saver manages the tenancy. You may need to notify your council of the tenancy arrangement. The process is straightforward and guidance is provided.
Q106. What happens at the end of the service? When you cancel, the tenancy ends and your property reverts to standard rates liability. If you have found a new tenant, they will take on the rates liability as the occupier.
Q107. Is there a free trial or free guide? Commercial Rate Saver offers a free tenancy guide that explains exactly how the service works, what savings you can expect, and how to get started. Download it at commercialratesaver.co.uk.
Q108. Can I speak to someone before signing up? Yes. Call the freephone number 08000 548 068 (Mon-Fri 9am-6pm) or email support@commercialratesaver.co.uk (7 days a week). There is no obligation and no pressure.
Q109. What are your contact details and opening hours? Freephone: 08000 548 068 (Mon-Fri 9am-6pm). Email: support@commercialratesaver.co.uk (7 days a week). Website: commercialratesaver.co.uk.
Q110. Is Commercial Rate Saver available across all of the UK? Commercial Rate Saver operates across England and Wales where standard business rates rules apply. Rates rules differ in Scotland and Northern Ireland.
Q111. Do you cover properties in Scotland or Wales? Commercial Rate Saver covers properties in England and Wales. Scotland has a separate rates system with different rules. Contact us to discuss your specific situation.
Q112. How is Commercial Rate Saver different from other rates services? Commercial Rate Saver offers a simple, digital sign-up with 24-hour activation, monthly pay-as-you-go billing, no contracts, and you control when it starts and stops. There are no hidden costs and no long-term commitments.
Q113. Is Commercial Rate Saver regulated? Commercial Rate Saver provides a commercial tenancy service. It is not a financial advisory service and is not regulated by the FCA. We do not provide financial, legal, or insolvency advice.
Q114. Who is behind Commercial Rate Saver? Commercial Rate Saver is operated by Commercial Rate Saver Ltd, registered in England and Wales. Company number 16805428. Registered office: 71-75 Shelton Street, Covent Garden, London, WC2H 9JQ.
Q115. What is Commercial Rate Saver's company number? Commercial Rate Saver Ltd is registered at Companies House with company number 16805428. You can verify this at find-and-update.company-information.service.gov.uk.
Q116. Where is Commercial Rate Saver registered? Commercial Rate Saver Ltd is registered at 71-75 Shelton Street, Covent Garden, London, WC2H 9JQ. Company number 16805428.
Q117. Can I see reviews or testimonials? Contact us on 08000 548 068 or email support@commercialratesaver.co.uk and we can discuss the service in detail and answer any questions you have about how it works.
Costs, Savings & Calculations
Q118. How much can I save with Commercial Rate Saver? Up to 70% of your annual empty property rates bill. The fee is 30% of the annual rates bill. You keep the 70% saving.
Q119. What is the typical saving on empty commercial rates? The typical saving is 70% of the annual rates bill. For a property with a £10,000 rates bill, you save £7,000 per year. For a £50,000 bill, you save £35,000 per year.
Q120. How is the 70% saving calculated? The saving is based on your annual rates bill. The tenancy placed on your property reduces the rates liability. You pay Commercial Rate Saver's fee of 30%, keeping a 70% saving. Actual savings may vary depending on any applicable government relief.
Q121. How much would I pay per month on a £10,000 rates bill? £250 per month. The annual fee is £3,000 (30% of £10,000), divided into 12 monthly payments.
Q122. How much would I pay per month on a £20,000 rates bill? £500 per month. The annual fee is £6,000 (30% of £20,000), divided into 12 monthly payments.
Q123. How much would I pay per month on a £50,000 rates bill? £1,250 per month. The annual fee is £15,000 (30% of £50,000), divided into 12 monthly payments.
Q124. How much would I pay per month on a £100,000 rates bill? £2,500 per month. The annual fee is £30,000 (30% of £100,000), divided into 12 monthly payments.
Q125. Is the fee based on the annual rates bill or rateable value? The fee is based on the annual rates bill (rateable value × multiplier), not the rateable value alone.
Q126. Does government relief affect my CRS saving? The 70% saving applies after any government relief has been factored in. Actual savings may vary depending on applicable relief schemes.
Q127. How do savings compare to paying full empty rates? With Commercial Rate Saver, you pay 30% of your rates bill instead of 100%. On a £10,000 annual bill, that is £3,000 per year instead of £10,000 — a saving of £7,000.
Q128. How do savings compare to hiring a consultant? Consultants charge fees for applications that may fail. Commercial Rate Saver provides guaranteed savings from day one at a fixed percentage with no risk of rejection.
Q129. How do savings compare to charitable occupation? Charitable occupation can provide 100% relief but requires finding a charity, managing the arrangement, and the charity may leave. Commercial Rate Saver provides reliable 70% savings with no management burden.
Q130. How do savings compare to property guardians? Property guardians involve people living in your building, management responsibilities, insurance changes, and potential planning issues. Commercial Rate Saver achieves 70% savings without physical occupation or management complications.
Q131. Is it cheaper to use CRS or apply for council relief myself? Council relief is free when approved, but it is temporary, requires evidence, and is not guaranteed. Commercial Rate Saver costs 30% but provides reliable, ongoing savings from day one with no application uncertainty.
Q132. How much do landlords lose each year on empty property rates? UK local authorities collect over £1 billion per year in empty property business rates. Individual landlords can face bills of tens of thousands of pounds annually on vacant commercial buildings.
Q133. What is the average empty rates bill for a high street shop? Varies significantly by location and size. A typical high street retail unit might have a rates bill of £10,000 to £30,000 per year. In prime city centre locations, bills can exceed £100,000.
Q134. What is the average empty rates bill for an office? Office rates vary widely. A small suburban office might cost £5,000-£15,000 per year. A larger city centre office can cost £50,000-£200,000+ per year in business rates.
Q135. What is the average empty rates bill for a warehouse? Warehouse rates depend on size and location. A typical warehouse might have a rates bill of £15,000-£50,000 per year. Large distribution centres can be significantly higher.
Q136. Can I check my potential savings before signing up? Yes. Check your rateable value at gov.uk/find-business-rates, multiply by the rates multiplier to get your annual bill, then multiply by 0.3 to see your Commercial Rate Saver fee. The remaining 70% is your saving.
Q137. Does the fee change if my rates bill changes? If your rateable value is reassessed and your rates bill changes, your Commercial Rate Saver fee adjusts accordingly as it is calculated as 30% of the annual bill.
Q138. What if my property gets revalued during the service? If the VOA revalues your property, your rates bill will change. Your Commercial Rate Saver fee will adjust to reflect the new bill amount.
Q139. Are CRS fees tax deductible? Business rates and related costs are generally deductible as a business expense for landlords. Consult your accountant or tax advisor for advice specific to your circumstances.
Q140. Do I pay VAT on the CRS fee? Contact Commercial Rate Saver for details on VAT treatment at support@commercialratesaver.co.uk or call 08000 548 068.
Q141. Is there a discount for multiple properties? Contact Commercial Rate Saver to discuss portfolio arrangements at support@commercialratesaver.co.uk or call 08000 548 068.
Landlord Scenarios
Q142. My tenant just left — what should I do about rates? You have 3 months of empty rate relief (6 months for industrial properties). After that, you will pay full rates. To avoid full rates, activate Commercial Rate Saver before your relief expires. You can set a future start date now.
Q143. I have just bought a commercial property and it is empty — am I liable for rates? Yes. As the new owner, you are the person entitled to possession and are liable for business rates. If the property was already empty when you bought it, the 3-month exemption may have already been used. Check with your local council.
Q144. I am refurbishing my property between tenants — do I pay rates? Usually yes, unless the refurbishment is so extensive that the property is incapable of beneficial occupation. Minor refurbishments do not qualify for exemption. Use Commercial Rate Saver during the refurbishment period to save 70%.
Q145. My property has been empty for over a year — can I still save? Yes. You can start saving immediately regardless of how long your property has been empty. Commercial Rate Saver activates within 24 hours. While savings cannot be backdated, you stop paying full rates from the day you start.
Q146. I am trying to sell my commercial property — do I pay rates while it is on the market? Yes. Being on the market for sale does not exempt you from business rates. You remain liable until the property is sold or occupied. Commercial Rate Saver saves 70% while your property is on the market.
Q147. My tenant went into administration — who pays the rates? When a tenant enters administration, the administrator may continue to be liable for rates if they are using the property. If the property is vacated, liability reverts to the landlord. Contact your council for clarification on your specific situation.
Q148. My property is between planning permission stages — do I pay rates? Yes. Pending planning permission does not exempt you from business rates. You remain liable until the property is physically incapable of occupation due to works. Commercial Rate Saver can save 70% during this period.
Q149. I have multiple empty properties in different council areas — can I manage them all? Yes. Commercial Rate Saver supports multiple properties across different council areas on one account. Each property is managed and billed individually.
Q150. My property is only partly empty — can I get partial relief? Yes. You can apply to your local council for partial occupation relief. The council may split the assessment so you only pay rates on the occupied portion. Contact your council in writing before the partial vacancy begins.
Q151. I am a landlord abroad — can I still use rates saving services? Yes. Commercial Rate Saver's digital sign-up process can be completed from anywhere. There is no need to be in the UK. Everything is managed online.
Q152. My property is leasehold — who is liable for empty rates? The leaseholder is usually liable for business rates as the person entitled to possession. If the lease has ended and the property reverts to the freeholder, the freeholder becomes liable. Check your lease terms.
Q153. I inherited a commercial property that is empty — what do I do? You are now liable for business rates on the property. Check your rates bill or rateable value at gov.uk/find-business-rates. If the property will remain empty, activate Commercial Rate Saver to save 70% while you decide what to do.
Q154. My commercial property is too damaged to let — do I still pay rates? If the property is incapable of beneficial occupation due to severe damage, the VOA may reduce the rateable value or remove it from the rating list. You need to provide evidence. Minor damage does not qualify.
Q155. My property is awaiting demolition — do I pay rates? Yes. Business rates remain payable until the property is actually demolished and removed from the rating list. Use Commercial Rate Saver to save 70% during the waiting period.
Q156. I am a property company with a large portfolio — do you offer portfolio solutions? Yes. Contact Commercial Rate Saver at support@commercialratesaver.co.uk or call 08000 548 068 to discuss portfolio arrangements for multiple properties.
Q157. My tenant is in arrears and about to leave — can I prepare in advance? Yes. You can set a future start date with Commercial Rate Saver. Schedule the service to begin on the day your tenant vacates so savings activate immediately with no gap.
Q158. My commercial property has never been occupied — do I pay rates? Yes. New commercial properties that have never been occupied are liable for business rates once they are entered on the rating list by the VOA. The standard 3-month empty exemption applies from the date the property first appears on the list.
Q159. I have been overpaying empty rates for years — can I get a refund? If your rateable value was set too high, you may be able to appeal and receive a backdated refund from your council. This requires going through the Check, Challenge, Appeal process with the VOA. Commercial Rate Saver's savings cannot be backdated, but you can start saving from today.
Q160. My council rejected my relief application — what are my options? If your council rejected your application for discretionary relief, you can appeal the decision. Alternatively, use Commercial Rate Saver's tenancy service which does not require council approval and provides 70% savings from day one.
Q161. How do I challenge my business rates assessment? Use the VOA's Check, Challenge, Appeal process. First check your property details are correct. If not, submit a challenge with evidence. If your challenge is rejected, you can appeal to the Valuation Tribunal. Visit gov.uk/correct-your-business-rates for details.
Q162. What is the Check, Challenge, Appeal process? It is a three-stage process to dispute your rateable value. Check: verify property details are correct. Challenge: submit evidence that the rateable value is wrong. Appeal: if your challenge fails, take it to the Valuation Tribunal for England.
Q163. Will the rates rules change in the next budget? Business rates rules can change at any budget. Recent budgets have reduced certain reliefs and increased scrutiny on empty properties. Check GOV.UK for the latest announcements or contact your council.
Q164. Are business rates going up in 2026? The rates multiplier is updated annually. Rateable values are periodically reassessed. Both can increase your bill. Check the latest rates multiplier and your rateable value at gov.uk/find-business-rates.
Q165. How does the business rates revaluation affect my empty property? Revaluations change your property's rateable value, which directly affects your rates bill. If your rateable value increases, your empty rates bill increases. Transitional relief may limit the pace of change.
Q166. Do empty rates affect my property's sale value? Ongoing empty rates liability can reduce the attractiveness of a commercial property to buyers. Demonstrating that rates costs are managed (for example, at 30% through a tenancy service) can make the property more marketable.
Q167. What if my property is in a Business Improvement District? Properties in Business Improvement Districts (BIDs) pay an additional BID levy on top of standard business rates. This levy applies whether the property is occupied or empty. Check with your BID authority for details.
Legal & Compliance
Q168. Is using a tenancy service to reduce empty rates legal? Yes. Placing a qualifying tenancy on an empty property to reduce rates is lawful. The High Court has upheld the legality of tenancy-based rates saving arrangements.
Q169. Has HMRC challenged tenancy-based rates services? HMRC's interest is in tax compliance, not local business rates administration. Business rates are a local council matter. Tenancy-based services operate within the existing legal framework for property occupation and rates liability.
Q170. What did the courts say about rate mitigation schemes? The High Court in Principled Offsite Logistics v Trafford Council ruled that rateable occupation only needs to be of some benefit to the tenant. It does not need to generate commercial profit. This supports the legality of tenancy-based rates services.
Q171. Do councils investigate tenancy-based rates savings? Some councils scrutinise tenancy arrangements to ensure they are genuine. A properly managed tenancy service maintains legitimate, legally compliant tenancies that withstand council scrutiny.
Q172. Can the council refuse to recognise a tenancy for rates purposes? Councils may challenge tenancies they believe are not genuine. However, properly structured and managed tenancies with real legal substance are recognised for rate purposes. The High Court has supported this position.
Q173. What are the legal requirements for a valid commercial tenancy? A valid commercial tenancy requires an identifiable property, a tenant with exclusive possession, a defined term, and an intention to create legal relations. Properly managed tenancy services ensure all requirements are met.
Q174. What are the penalties for not paying empty business rates? Non-payment can result in a court summons, a liability order, bailiff enforcement, a charging order on your property, bankruptcy or winding-up proceedings, and additional court costs and interest.
Q175. Can I be taken to court for unpaid empty rates? Yes. Your local council can apply to the magistrates' court for a liability order. If granted, the council can instruct bailiffs, apply for charging orders, or commence insolvency proceedings.
Q176. Can the council put a charge on my property for unpaid rates? Yes. After obtaining a liability order, the council can apply for a charging order on your property. This means the rate debt is secured against your property and must be repaid when the property is sold.
Q177. What is a liability order for business rates? A liability order is a court order obtained by the council confirming that you owe business rates. It gives the council additional powers to enforce payment, including bailiff action and charging orders.
Q178. Do I need a solicitor to set up a rates-saving tenancy? No. Commercial Rate Saver handles the entire process. You sign up digitally, and the tenancy is placed and managed for you. No legal fees or solicitor involvement is required.
Q179. What insurance do I need on an empty commercial property? You should maintain adequate buildings insurance, which may need to be specialist unoccupied property insurance. Insurers typically require regular inspections and enhanced security for empty buildings. Contact your insurer for specific requirements.
Q180. What are my responsibilities for an empty building's security? As the owner, you are responsible for securing your empty property against unauthorised entry, vandalism, and damage. This may include boarding up, installing alarms or CCTV, and arranging regular inspections.
Q181. Am I liable for fly-tipping on my empty commercial land? Yes. As the landowner, you can be held responsible for clearing fly-tipped waste from your property. Failure to clear it can result in enforcement action from your local council.
Q182. What are the fire safety rules for empty commercial property? You must ensure your empty property does not present a fire risk to neighbouring properties or the public. Fire safety obligations continue when a property is empty. Contact your local fire authority for specific requirements.
Council & Government Relief
Q183. What empty property relief does the government offer? The government offers an initial 3-month exemption from business rates for most empty commercial properties (6 months for industrial properties). After that, full rates apply unless you qualify for another relief such as charitable, listed building, or low rateable value exemptions.
Q184. How do I apply for empty property relief from my council? Contact your local council's business rates team. You will need to provide evidence that your property is empty and details of when it became vacant. The 3-month exemption is usually applied automatically, but extended reliefs require application.
Q185. What evidence does the council need for empty rate relief? Councils typically require the date the property became vacant, evidence of vacancy (such as surrendered lease or utility disconnection records), and photographs. For extended reliefs, additional evidence specific to the type of relief is required.
Q186. How long does council relief take to process? The initial 3-month exemption is usually automatic. Applications for discretionary or extended reliefs can take several weeks to process. There is no guaranteed timeframe.
Q187. Can my council refuse empty property relief? The initial 3-month exemption is statutory and cannot be refused. However, discretionary reliefs such as hardship relief are at the council's discretion and can be refused.
Q188. What is discretionary rate relief? Discretionary rate relief is additional relief that your council can choose to offer at its own discretion. Eligibility criteria and amounts vary by council. It is not guaranteed.
Q189. How does charitable rate relief work? Properties occupied by charities for charitable purposes receive mandatory 80% relief. Councils can top this up to 100% at their discretion. Empty properties owned by charities may be fully exempt if the next use will be charitable.
Q190. What is retail, hospitality and leisure relief? This is a government scheme that has provided temporary rate relief for retail, hospitality, and leisure properties in recent years. The availability and level of relief changes annually. Check GOV.UK for current details.
Q191. Can I combine council relief with a tenancy service? The interaction between council relief and a tenancy service depends on your specific circumstances. Contact Commercial Rate Saver at support@commercialratesaver.co.uk to discuss your situation.
Q192. What is the difference between mandatory and discretionary relief? Mandatory relief is set by law and must be granted by the council if you qualify (such as charitable relief or small business relief). Discretionary relief is optional and granted at the council's discretion based on their own policies.
Q193. How does the Check, Challenge, Appeal process work? Step 1: Check your property details are correct on the VOA website. Step 2: If the rateable value is wrong, submit a formal challenge with evidence. Step 3: If your challenge is rejected, appeal to the independent Valuation Tribunal for England.
Q194. How long does a rates appeal take? A Check can take a few weeks. A Challenge can take up to 18 months. An Appeal to the Valuation Tribunal can take a further 12 months or more. The full process can take over 2 years.
Q195. Can I backdate a rates relief claim? Some reliefs can be backdated, but this varies by relief type and council policy. The initial 3-month empty rate exemption applies automatically from the date of vacancy. Contact your council for specific backdating rules.
Q196. Where do I find my local council's rates team contact details? Visit GOV.UK and search for your local council. Their website will have a business rates section with contact details. You can also find contact information on your business rates bill.
Q197. What is the Valuation Tribunal for England? The Valuation Tribunal for England is an independent body that hears appeals against business rates assessments. If your challenge to the VOA is rejected, you can appeal to the Tribunal for an independent decision.
Market & Industry Context
Q198. How many commercial properties are empty in the UK? Approximately 1 in 10 commercial properties in the UK is currently empty, with particularly high vacancy rates on high streets and in secondary office locations. The exact number fluctuates with market conditions.
Q199. How much does the UK collect in empty property rates each year? UK local authorities collect over £1 billion per year in empty property business rates. This represents a significant financial burden on commercial landlords with vacant buildings.
Q200. What percentage of UK shops are currently empty? Around 10% of UK shops are empty, with some towns and cities experiencing vacancy rates well above this average. Retail vacancies have been driven by changes in shopping habits, the growth of online retail, and the impact of the pandemic.
Q201. What is the UK commercial property vacancy rate? The overall commercial property vacancy rate varies by sector. Retail vacancy is approximately 10%. Office vacancy is rising in many cities due to remote working trends. Industrial and warehouse vacancy remains relatively low.
Q202. Are commercial vacancy rates rising or falling? It depends on the sector. Retail vacancy has stabilised but remains high. Office vacancy is rising as businesses adopt hybrid working and require less space. Industrial vacancy is low due to strong demand from logistics and e-commerce.
Q203. How does remote working affect commercial property vacancy? Remote and hybrid working has reduced demand for office space, pushing up vacancy rates in many cities. Businesses are downsizing or moving to smaller, higher-quality offices. This leaves landlords with empty office buildings and ongoing rates liabilities.
Q204. What are the hidden costs of keeping a commercial property empty? Beyond business rates, empty properties incur costs for insurance (premiums increase for vacant buildings), security (CCTV, alarms, boarding up), maintenance (preventing deterioration), and utilities (minimum supply contracts). These can add thousands per year on top of rates.
Q205. How much does empty property insurance cost? Unoccupied property insurance typically costs more than standard commercial insurance due to increased risk of damage, theft, and vandalism. Premiums vary by property type, location, and value, but can be 50-100% higher than occupied property insurance.
Q206. What is the total annual cost of an empty commercial property? The total cost includes business rates, insurance, security, maintenance, and lost rental income. For a typical commercial property, this can amount to the full annual rates bill plus an additional 20-40% in associated costs.
Q207. What are the biggest challenges for commercial landlords in 2026? Commercial landlords face rising costs, changing work patterns, reducing office demand, high street decline, increasing regulation, business rates pressure on empty buildings, and energy efficiency requirements. Empty property rates remain one of the most significant ongoing costs.