Business rates | Central Bedfordshire Council

How business rates are calculated

We work out your business rates bill by multiplying the rateable value of your property by the rating multiplier and then adjusting it for any discounts, reductions or transitional arrangements, which apply to you.

Although we calculate and collect your business rates, we cannot change your rateable value or your multiplier. These are set nationally. We do decide, however, whether you are entitled to any rate relief.

Find out more on GOV.UK

What’s my property’s rateable value?

Your property’s rateable value is an assessment of the annual rent the property would achieve, if it were available to let on the open market at a fixed valuation date. It’s decided by the Valuation Office Agency (VOA), an agency of HM Revenue and Customs.

until 1 April 2023, your rateable value will be based on an estimate of its open market rental value on 1 April 2015
after 1 April 2023, your rateable value will be based on an estimate of its open market rental value on 1 April 2021

Find your property's rateable value on GOV.UK.

You can also:

compare your rateable value to other businesses
request changes
appeal your valuation

About business rates revaluations

All non-domestic property rateable values are reassessed at revaluations. The most recent revaluation took effect from 1 April 2023. Revaluations ensure that business rates bills are up-to-date and more accurately reflect current rental values and relative changes in rents. Frequent revaluations ensure the system continues to be responsive to changing economic conditions.

Read our frequently asked questions about revaluation.

At a revaluation, some ratepayers will see reductions or no change in their bill whereas some ratepayers will see increases. Transitional relief schemes are introduced at each revaluation to help those facing increases. Transitional relief is applied automatically to your bill. Find out more about transitional arrangements and other reliefs on GOV.UK.

Appeal your rateable value

You can challenge your rateable value free of charge. To check the information the VOA has used and let them know if something is incorrect, follow the step-by-step guide on GOV.UK.

Until your appeal is settled, you need to pay the full amount shown on your rate demand notice. Any overpayment resulting from a subsequent reduction will be refunded and interest may be added to the refund, but only if payments have been made strictly in accordance with the regulations for the payments of non-domestic rates.

Please note that any reduction in your gross charge resulting from a successful appeal may lead to an equal loss of transitional relief. The amount you are required to pay may not change until you no longer qualify for transitional relief.

Getting advice

Ratepayers do not have to be represented in discussions about their rateable value or their rates bill.

Appeals against rateable values can be made easily and free of charge. For more information, you can read about appeals on GOV.UK, or give us a call on 0300 300 8011.

However if you do wish to be represented, you can get help from professional organisations whose members are qualified and regulated by rules of professional conduct designed to protect you. These are:

The Royal Institution of Chartered Surveyors (RICS)

The Institute of Revenues, Rating and Valuation (IRRV)

Before you employ a rating advisor, you should check that they have the necessary knowledge and expertise, as well as appropriate indemnity insurance. If you are considering a challenge to your valuation, the VOA has provided some advice and information.

Download advice on using a professional agent (PDF 113.8KB) - explains how to avoid being caught out by agents who charge more than they save.

Rating agents

Ratepayers do not have to be represented in discussions about their rateable value, their rates bill or any other reductions or reliefs they may be entitled to. Appeals against rateable values can be made easily and free of charge.

Email: businessrates@centralbedfordshire.gov.uk
Telephone: 0300 300 8011

What’s my business rates multiplier?

The business rates multipliers for 2025/26 are:

standard rate multiplier – 55.5p per £1
small business rate multiplier – 49.9p per £1

The business rates multipliers are set by central government. They set the multipliers each year, and usually increase them in line with inflation. We use the reduced small business rate multiplier to calculate business rates for any businesses who qualify for small business rate relief.

Check our Small Business Rate Relief page to find out if you qualify for reduced rates.

The table below shows the business rates multipliers used for the last 5 years.

Business rates multipliers
Tax year	Standard rate multiplier	Small business rate multiplier
2025/26	55.5p	49.9p
2024/25	54.6p	49.9p
2023/24	51.2p	49.9p
2022/23	51.2p	49.9p
2021/22	51.2p	49.9p

Changes to business rates multipliers from 2026

From April 2026, the UK government will introduce five new business rates multipliers. These changes are part of wider reforms to create a fairer, more modern system that supports investment and protects the high street.

What’s changing

The current system uses two multipliers based on property rateable value only. From April 2026, the system will expand to five multipliers, which will reflect both business type and property value.

New multipliers

The five new multipliers will be as follows:

small business RHL multiplier – retail, hospitality and leisure (RHL) businesses with rateable value below £51,000
small business non-RHL multiplier – non-RHL businesses with rateable value below £51,000
standard RHL multiplier – RHL businesses with rateable value between £51,000 and £499,999
standard non-RHL multiplier – non-RHL businesses with rateable value between £51,000 and £499,999
large property multiplier – for all properties with rateable value of £500,000 and above

Why these changes matter

The new system is designed to support local businesses and ensure fairer contributions from larger operations:

support for the high street – the new RHL multipliers will replace the annual RHL relief, giving eligible businesses long-term certainty
fairer contributions – a higher multiplier for large properties ensures major distribution centres and online retailers contribute proportionately

Legislative safeguards

The Non-Domestic Rating (Multipliers and Private Schools) Bill will limit how much the new multipliers can differ from current rates:

the large property multiplier can’t exceed the standard multiplier by more than 10p
the RHL multipliers can’t be more than 20p lower than the small business multiplier

What happens next

the Autumn Budget 2025 will confirm the exact rates for each multiplier
the government will define eligibility for RHL properties through secondary legislation, expected to align with current RHL relief rules
these changes will take effect alongside the 2026 revaluation of non-domestic properties

How we’re preparing

We’re reviewing our property database to determine which multiplier applies to each business. We’ll contact some ratepayers to request more information where needed.

How you can prepare

You can take the following steps to get ready for the new system.

Our online account service allows you to:

check your Business Rates liability and reliefs
check your Business Rates balance and payments
sign up for e-billing
download copies of your bills

Stay informed about your business rates and be the first to know about changes to your property’s valuation by signing up for a VOA business rates valuation account. You can:

check the details the VOA holds
tell the VOA if something is wrong
see how your property’s valuation was worked out

Contact us

Email: businessrates@centralbedfordshire.gov.uk
Telephone: 0300 300 8011

Please quote your business rates account reference in all correspondence – your account reference is 7 or 8 digits long and starts with a 3, and you can find it on your business rates bill or any letter we’ve sent about your business rates.