About
Commercial Rates
Commercial rates are a hugely substantial and increasingly complex tax on the owners and occupiers of commercial property and requires active management. The core objective of our specialist rating department is to ensure that our client’s rates liability is kept to an absolute minimum.
We have extensive experience in dealing with all types of properties – Pharma & Med Tech buildings, commercial offices, retail, industrial, nursing homes, cafes, restaurants, licensed & leisure, hotels, quarries & hospitals. Revaluations present an opportunity to potentially save on your rates.
Our nationwide offices in Galway, Dublin and Limerick can advise on your commercial rates and appeals Nationwide.
We advise clients on all aspects of the rateable valuations assessed on their premises and liability for payment of rates to local authorities. We analyse rateable valuation assessments and advise on the merit or otherwise of lodging appeals against same.
Where valuations are found to be excessive, we deal with appeals to both the Commissioner of Valuation and to the Valuation Tribunal if necessary. We also advise on entitlement to vacancy relief of rates under the provisions of the Local Government Acts.
Revaluation 2023
Affected areas: Clare County Council, Donegal County Council, Dún Laoghaire-Rathdown County Council, Galway City Council, Galway County Council, Kerry County Council and Mayo County Council.
Overview
Valuation Date: 1st February 2022
Proposed Valuation Certificates Issue Phase 1: 23rd September 2022
Phase 1 Expiry Date for representations contesting the valuations: 1st November 2022
Proposed Valuation Certificates Issue Phase 2: January 2023 (Proposed)
Phase 1 Expiry Date for representations contesting the valuations: 40 days from Issue
Final Valuation List Publication Date: 15th September 2023
Effective Rates Date: 1st January 2024
Update – 1st Phase September 2022 Issue
A revaluation for rates purposes of all commercial and industrial properties in Galway, Clare, Donegal, Kerry, Mayo & Dun Laoghaire -Rathdown has been underway for some time. The Valuation Office issued the majority of the Proposed Valuation Certificates to ratepayers in Galway and the other affected areas on Friday, the 23rd September.
There was a period of 40 days which expired on November 1st, during which Representations can be made to the Valuation Office if the proposed valuations are considered to be excessive and to submit any representations contesting the valuations.
We successfully completed this first phase of the Proposed Revaluations for an extensive list of clients by assessing the certificates, surveying the properties concerned and making formal representations to the Valuation Office arguing for a reduction in the Proposed Revaluation where appropriate.
Update – 2nd Phase January 2023 (Proposed) Issue
The second phase with the remaining Proposed Valuation Certificates are due to be issued in January 2023 after which there will then be a period of 40 days during which Representations can be made to the Valuation Office if the proposed valuations are considered to be excessive and to submit any representations contesting the valuations.
If you have not yet received the Proposed Valuation Certificate on foot of the Revaluation, it has most probably not been issued as yet. You can check on the published list here. You can also verify this by phoning the dedicated Valuation Office Enquiry line on (01) 584 6753. You will need to quote the relevant Property Number which you will see on your rates demand notice.
Completion Phase
The Final Valuation Certificates will be issued (following consideration of Representations) on the 15th September 2023. The new valuations will become effective for rates purposes from the 1st January 2024 and will likely remain effective for at least ten years.
The Revaluation is intended to bring more equity, fairness and transparency into the local authority rating system by creating a much closer and uniform relationship between modern rental values and commercial rates payable.
The Revaluation exercise is a redistribution of the overall rates burden so there will be increases as well as reduction incurred by individual occupiers.
Representation & Appeal
The period of 40 days during which Representations can be made to the Valuation Office if the proposed valuations are considered to be excessive and to submit any representations contesting the valuations is extremely tight.
Our services include inspecting and surveying the property, carrying out market analysis for estimating the estimated market value, assessing the certificates and making formal representation where necessary.
Due to the tight timeframe it is important to engage with us in advance of receiving the Proposed Valuation Certificates to ensure we have the capacity and time to act for you.
Please contact us if you would like to engage our services. We would be happy to act on your behalf subject to demand.
For an Engagement Proposal please complete this Engagement Form or contact Ryan Hanly Project Co-ordinator or Ronan Rooney Project Manager
​ We are working in association with Hennigan & Associates Rating Specialist to offer a full advisory service on all aspects of the Galway Revaluation.
Please contact us if you want to engage us we would be happy to act on your behalf.