Non domestic rates - racking and mezzanine questions
Discussion
With ref to buisness rates, we have a unit and pay rates. SBRR does not apply. There is another unit of the same number on the same estate, and we have never been sure if we are paying the right amount, i.e. the bill for this unit or the other one. Historically there has been confusion as to which unit number ours is.
The last tenant had a fixed mezzanine, heavy duty - he took that when he left. It was rated to include his mezzanine.
We have put up pallet racking and a new mezzanine, which uses the racking to support the mezzanine. It has a similar footprint as the previous set up.
I have looked, buit my questions are:
Is the pallet racking rateable?
Is the mezzanine rateable, and also is the actual racking and shelving rateable that supports it? It could be said that it is relocatable.
and on a slight tangent:
In the valuation scheme, it mentions "Fenced and surfaced land" whcih attracts a rateable charge per sq m - but what does fenced mean? I.e. does the land have to be fully enclosed, or is a dividing fence between units with an open front enough to attract the charge?
And one last one, again in the valuation scheme, "loading bay" attracts a £20 per sq m rather that the full sq m charge - but what is the definition of a loading bay, can it be an area marked out with yellow tape on the floor?
Thank you in advance for any help, it would be much appreciated.
Harlan
The last tenant had a fixed mezzanine, heavy duty - he took that when he left. It was rated to include his mezzanine.
We have put up pallet racking and a new mezzanine, which uses the racking to support the mezzanine. It has a similar footprint as the previous set up.
I have looked, buit my questions are:
Is the pallet racking rateable?
Is the mezzanine rateable, and also is the actual racking and shelving rateable that supports it? It could be said that it is relocatable.
and on a slight tangent:
In the valuation scheme, it mentions "Fenced and surfaced land" whcih attracts a rateable charge per sq m - but what does fenced mean? I.e. does the land have to be fully enclosed, or is a dividing fence between units with an open front enough to attract the charge?
And one last one, again in the valuation scheme, "loading bay" attracts a £20 per sq m rather that the full sq m charge - but what is the definition of a loading bay, can it be an area marked out with yellow tape on the floor?
Thank you in advance for any help, it would be much appreciated.
Harlan
Chris will be along at some point, and my memory is a bit fuzzy on some of this...
Mezzanine - supported by racking not rateable. supported by building rateable.
Were I a Rating Surveyor still I would be arguing that land which is not completely enclosed would not be secure and should not be valued as such.
A loading bay I would class as a covered area backing up to loading doors. It would not be inside a warehouse...
Mezzanine - supported by racking not rateable. supported by building rateable.
Were I a Rating Surveyor still I would be arguing that land which is not completely enclosed would not be secure and should not be valued as such.
A loading bay I would class as a covered area backing up to loading doors. It would not be inside a warehouse...
Racking and mezzanines are complex but there was a recent case which I am struggling to recall the name of concluded that lightweight racing was not rateable and nor was the mezzanine on it.
Yards will depend on how the rents have been analysed. In most cases the concrete apron outside the front of the unit is not valued, but there are some places where they are.
A loading bay is not an internal area, its effectively an enclosed canopy that lorries reverse up to, to be loaded.
PM me the address and postcode and I'll have a quick look on google etc.
Yards will depend on how the rents have been analysed. In most cases the concrete apron outside the front of the unit is not valued, but there are some places where they are.
A loading bay is not an internal area, its effectively an enclosed canopy that lorries reverse up to, to be loaded.
PM me the address and postcode and I'll have a quick look on google etc.
For mezzanines its usually that if the mezzanine is supported by racking its not rated, but if its self supported (i.e. by metal columns bolted to the floor) then it is. If it is rated, the mezzanine is valued at 50% of the warehouse rate, with the area below ('Area Under Supported Floor') valued at 70% of the warehouse rate.
The area of land that is captured varies sometimes between different local authorities, but again it is expected that an industrial unit will have a certain amount of land with it and anything over and above the norm gets captured (i.e. valued). I never understand why they have a differentiation between fenced and unfenced as most land has some sort of fencing! Again there will be different rates for each authority.
The area of land that is captured varies sometimes between different local authorities, but again it is expected that an industrial unit will have a certain amount of land with it and anything over and above the norm gets captured (i.e. valued). I never understand why they have a differentiation between fenced and unfenced as most land has some sort of fencing! Again there will be different rates for each authority.
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