Should I rent or buy business property? (video)
In this guide:
- Renting commercial property
- Should I rent or buy business property? (video)
- Advantages of renting commercial property
- Find commercial property to rent
- Commercial property rental agreements
- Renting commercial property: practicalities
- Costs when renting commercial property
- Alterations to rental properties
Should I rent or buy business property? (video)
Short video will help you decide whether renting or buying premises is best for your business needs.
This short video (5 minutes, 48 seconds) will help you identify whether you should rent or buy business property.
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Advantages of renting commercial property
The business benefits of renting property can range from better cashflow to having more flexibility if you need to relocate your business in the future.
Buying business property is a big commitment and it's important to consider carefully whether renting property may be a better option for your business.
Flexibility of renting business property
Renting business premises can provide more flexibility for your business as it grows. You are not locked into property ownership and you can usually agree with your landlord on the length of the rental lease that you require, or have a break clause included in the lease. This will let you end the rental lease (usually on a specific date) if, for instance, you want to relocate. See business tenant's rights to end a tenancy.
Renting a business property can also give you space for negotiation with the landlord. You or your agent can negotiate any aspect of the rental lease, either at the start or if you want to renew it after the rental lease ends.
Financial benefits of renting business property
From a financial perspective, renting property can make good business sense. Upfront costs for leasing premises are often relatively low, though you may pay a premium to purchase the lease. Sometimes you may also have to provide a refundable deposit. But generally renting ties up less capital than buying business property, freeing up cash that could be used elsewhere in the business. See renting business property: practicalities.
If you rent your business property you are not exposed to interest rate rises, although your rent may rise periodically as a result of rent reviews. Always check to see how rent is reviewed before you sign the rental lease. See business leases: paying rent and rent reviews.
There is also less potential for unexpected economic fluctuations such as a decrease in property value - unless you wish to sell the remaining term on your rental lease to someone else. Also, you will not have to pay Capital Gains Tax unless you decide to sell your rental lease for a premium.
Maintenance responsibility in rented business property
You may have less responsibility for the building if you rent rather than buy a business property, although this will depend on the terms of your rental lease. As a tenant you may have responsibility for repairs and maintenance inside the building but external maintenance is more likely to be the responsibility of the landlord, particularly in multi-occupancy premises. Be mindful that you may have to pay a service charge as part of your rental agreement. See commercial property: landlord and tenant responsibilities.
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Find commercial property to rent
Your options to find suitable business premises to rent including how to use a commercial agent to search for you.
There are a number of ways to search for appropriate business property to rent.
How to find a business property to rent
To begin your search for business property to rent you could consider:
- using our commercial property finder tool
- visiting a local estate agent in person
- searching estate agent websites
- touring your local area to see agents' letting boards outside the business property for let
- property listings in local newspapers
- your local council - through their Economic Development Unit
- trade associations - if an existing member is retiring or selling up their business
Commercial agents
Another good way to find a suitable business property to rent is by appointing a commercial agent or commercial surveyor to search on your behalf. You can find a commercial surveyor near you.
Commercial agents and surveyors have expertise in the business property market in the area and can keep you up to date with any new commercial property that comes onto the market for rent. They will also send you detailed specifications of a suitable property, which can be very useful, particularly if you are limited by time.
You must pay a commission to a commercial agent for acting as an intermediary between you and the landlord or seller. You will need to fully brief the agent, manage the relationship well and maintain regular contact to ensure that they find you the most suitable property.
When employing an agent to act on your behalf, you should also draw up a contract, even if the relationship is informal. This will help to set out expectations and clarify your legal obligations to them from the start. See sell through a commercial agent.
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Commercial property rental agreements
An overview of the types of property rental agreements available to businesses looking to rent premises.
You can rent business property by leasing it. If you require premises for a short term, for example, to complete an unusually large order, then consider a licence rather than a lease.
Leasing business premises
Leases typically have agreements of between three and 25 years and can offer long-term stability for your business.
You will probably be able to negotiate the length of your rental lease with your landlord and should certainly check before signing the contract. You should also seek legal advice - see choose a solicitor for your business.
Other than the rent itself, key areas of the contract that you should study include:
- lease length
- break clauses
- service charges
- dilapidations (an amount payable to the landlord at the end of the lease)
- responsibility for maintenance and repairs to the building and external areas
Lease length
Rent is usually paid quarterly in advance. However, you may be able to pay monthly. This can form part of negotiations with your landlord. If your business is new, you may want to consider a short lease of three years or less. You may also want to ask for a break clause.
Service charges in rental properties
Check how much service charges are and which services they specifically cover, such as cleaning and heating. Establish what facilities you may be sharing with other tenants. Service charges are an additional cost to the rent and can be more expensive than if you organise them yourself.
You have the right to ask the landlord for a summary of how the service charge is calculated and for any paperwork supporting the summary eg receipts. Your landlord must provide this information as it is a criminal offence not to. See service charges in commercial property.
You have the right to remain in occupation of the premises and renew the lease once it expires unless you and your landlord have agreed otherwise. However, there are specific cases when the landlord can refuse to grant a renewal. See business leases: renewing and ending.
Licensing business premises
A licence could be of benefit to a small business looking for a short-term property rental solution, of up to one year. Licences generally offer more flexibility and can usually be terminated at short notice on both sides. However, you would not have an automatic right to renew a licence and it is always advisable to seek professional advice, eg from a chartered surveyor or solicitor before pursuing it.
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Renting commercial property: practicalities
The costs, considerations and obligations of renting business property.
There are a number of practical issues to consider when you rent a business property.
Rental property contracts
Contracts when renting business premises can be complex, so consider professional help from a solicitor or chartered surveyor. While this can be expensive, mistakes can be much more costly to remedy.
You can find a surveyor in your area or find details of local solicitors.
Planning permission for rental properties
Before renting business premises, make sure you have planning permission to make any changes you need to the property. See alterations to rental properties. You should also investigate whether the building has asbestos.
Find out if there are any restrictions on delivery or loading times that may affect your business. There may be other restrictions or covenants in the lease or imposed by the local council - for example, rubbish disposal, parking, noise, lighting, and litter. Find your local council in Northern Ireland.
Land registration
The Department of Finance provides guidance on how to register land in Northern Ireland, and the associated fees.
Insurance for rental properties
The business lease will state whether you or the landlord need to arrange insurance for the property. If the landlord arranges this, you will pay the premiums as part of the service charges. Therefore, you may need to take out additional insurance to cover risks, such as loss or damage to contents, which are not covered in the building policy. See insurance: business property and assets.
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Costs when renting commercial property
Financial commitments when renting business premises, including rent, bills and taxes.
Your financial commitments when renting business property can include:
- a premium to purchase the lease
- rental costs
- service charges
- utility bills
- maintenance and repair bills
- a deposit - typically equivalent to three or six months' rent
- stamp duty, which is payable on all commercial leases
- business rates - estimate your rate bill
Normally, the landlord will request references to confirm you are able to pay your rent and meet your rates liability. You may find it helpful to have a guarantor for your rent and other liabilities under the lease.
Energy costs for rental properties
All landlords of commercial buildings must provide prospective tenants with an Energy Performance Certificate (EPC). An EPC indicates how energy efficient a building and its services are and can act as a gauge of likely energy costs. See Energy Performance Certificates for business properties.
Air conditioning and heating systems can have a significant effect on your overall energy bills. You can make substantial savings by keeping these well-maintained and having them inspected often by a qualified engineer. See use heating and hot water systems efficiently.
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Alterations to rental properties
Issues to consider before you alter your rented business premises, such as planning permission, asbestos, and liability.
There are a number of issues to consider before you alter the business premises that you are renting.
Planning permission
Planning permission is not always required if you wish to make alterations to the property, for example, if you want to make changes to the inside of the building or minor alterations to the outside. Also, a specific application is not needed if you want to put up low walls or fences, although you should always check whether building regulations are required by contacting the building control section at your local council.
However, planning permission is generally required if you want to extend, convert or change the external nature of the premises. It is always a good idea to check with your local planning authority whether the development will require planning permission at the proposal stage. The majority of significant building work also has to conform to building regulations. Planning permission.
Landlord's permission
Before you start any alteration work, you should check the details of the rental lease. You may need to get permission from the landlord. Unless the lease expressly prohibits improvements, the landlord may not unreasonably withhold consent to tenants' improvements. Also, you should clarify whether you will be required to reinstate the property to its original condition before the agreement expires.
Energy Performance Certificate
If you change the number of units that the property is divided into (for example dividing one shop unit into two or merging two into one), which include fixed services for heating, hot water, air conditioning, or mechanical ventilation, an Energy Performance Certificate will be required when the work is completed. It is the responsibility of the person carrying out the building work to provide the certificate.
Asbestos
Before any alterations are made you should consider whether asbestos might be present within the property.
Rateable value
You should also check whether the works you are planning will alter your rateable value. The rateable value of business premises is based on their open market rental value. Changing your premises may affect this. See property changes and business rates.
Repairs to rental properties
You also need to be aware of the liability for repairs. If you rent workspace in multi-occupancy premises, liability for external repairs and maintaining common areas is likely to fall with the landlord. Check the terms of the lease to find out who is responsible.
You should also check the rental agreement to see whether there is any repair work pending. You may decide to commission a survey and ensure that any such work is finished before the rental agreement is signed in order to avoid paying the bill.
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Deciding on the right premises for your business (video)
In this guide:
- Choosing business property
- Business property specification
- Choose the right location for your business premises
- Legal considerations when choosing business property
- Deciding on the right premises for your business (video)
- Search for commercial property
- Six tips for choosing the right business property
- Choosing the right premises to suit our business needs - Totalmobile (video)
Business property specification
Preparing a specification that sets out what you want when starting a search for commercial premises.
Drawing up a list of what you need from your business premises is a good way to start your property search. This list is known as a property specification or property spec.
Property specification
Your property spec might list details on how the following requirements should be met when looking for suitable business premises.
Property size and layout
Do you want an open-plan style office space or individual rooms for more privacy? Do you need additional space for equipment, storage, meetings or socialising?
Property appearance
Both internally and externally. For example, do you need a visually attractive property both from the outside as well as the inside especially if clients and/or customers are going to be visiting your business property?
Property structure
Do you require any special structural property requirements such as high ceilings, upper-floor loading or reinforced foundations?
Premises facilities
You should consider the comfort of employees and visitors - including lighting, toilets, reception areas and kitchen facilities.
Property utilities
This can include things such as power and drainage, and any special requirements - for example, three-phase electricity. Take note of the power and heating/cooling requirements that you may need eg power points for computers and heating and air conditioning for staff and customer comfort. An older building may need to be rewired, a new heating or air conditioning system installed or additional toilet and kitchen facilities built. It is also a good idea to identify the broadband capabilities that you will require.
Planning permission
You should take into consideration that you may need to seek planning permission to use the property for your type of business.
Access and parking
Take into consideration access to the property, is it important for it to be near main roads and/or public transport? Is the property accessible for deliveries or customers, including disabled customers? In addition, do you have a requirement for car parking?
Option to extend or make alterations
Consider how flexible the property is so that you are able to make alterations or expand the property if required.
Long-term business plans
Look at your business plan and weigh up how the business property you choose fits into these plans and business direction.
Property location
You also need to think about where you want your property to be located - for detailed location factors you should consider, see choose the right location for your business premises.
Property costs
Your choice of commercial property will also depend on your budget. Whether you rent or buy business premises, costs can include:
- initial purchase costs, including legal costs such as solicitor's fees and professional fees for surveyors
- initial alterations, fitting out and decoration
- any alterations required to meet building, health and safety and fire regulations
- ongoing rent, service and utility charges, including water, electricity and gas
- business rates
- continuing maintenance and repairs
- building and contents insurance
Compare the costs of buying business property with the costs when renting commercial property.
Energy performance of the property
Sellers and landlords are obliged to provide prospective buyers or tenants with an Energy Performance Certificate (EPC). An EPC indicates how energy efficient a building and its services are and can act as a good indicator of likely energy costs. For more information, see Energy Performance Certificates for business properties.
If your property requirements are too specific, you may find that your choice of premises is very limited or you cannot afford them. Think about which requirements are essential and which are desirable, and prioritise them accordingly to make your property decision.
Working from home
After drawing up your list of property requirements, you may decide that working from home could suit you better. However, there are important legal and practical issues you need to take into account - see use your home as a workplace for further guidance.
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Choose the right location for your business premises
Identify the advantages and disadvantages when deciding on a suitable location for your commercial property.
A good location for your business is vital, but choosing the right one can be something of a balancing act. Ideally, the location should be convenient for your customers, employees, and suppliers - without being too expensive for your business. You should weigh up the advantages and disadvantages of various locations when deciding on a suitable place for your business property.
Location factors for business property
In order to judge the best location for your business you should consider key location factors and how important each of these are for you and your business priorities. You should consider:
Footfall
Depending on the nature of your business, the amount of passing trade can have a huge impact on the success of your venture especially if your business operates in the retail sector.
Competitors in the area
Although some businesses, like estate agents, can benefit from being located in a cluster of similar businesses, for many others having too many close competitors can have a severe impact on sales and profitability. It is always worthwhile surveying the local area to see if there are potential competitors in the vicinity and considering how this could impact your trade.
Transport links and parking
Good public transport links and local parking facilities make it easier for employees and customers who don't live within walking distance to access your business.
Delivery restrictions
These can cause problems for your suppliers, so you'll need to make sure that your premises are easily accessible if you expect to have regular deliveries.
Planning restrictions
Make sure you check whether you're allowed to use the premises for the commercial purpose you have in mind.
Business rates
These can add greatly to the ongoing costs of locating in a particular area, which may make the premises less desirable from your point of view - see estimate your rate bill to get an idea of what you may have to pay.
Local amenities
Employees generally prefer working in areas with good local facilities, and you may need to make regular trips to the bank or a postal depot.
Type of area
The image of your business may well be affected by the nature of your location and whether crime or anti-social behaviour is .
Making a decision
Whatever option you go for, there are likely to be advantages and disadvantages to the business location that you choose. An office in a rural setting might be relaxing, but could be awkward for staff or suppliers making deliveries to access. Being right in the middle of the city could be very convenient, but might also be expensive in terms of property cost and business rates payable. It may also be costly and inconvenient for car parking within city or town centres.
Location has a major impact on business costs. If you need property in a prime location the extra costs may be justified.
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Legal considerations when choosing business property
Key legal obligations and restrictions to consider when choosing commercial premises.
If you own or occupy a business property, you need to understand the legal obligations and restrictions that may affect you. For example:
- The property must have planning permission that allows it to be used for your type of business.
- You must comply with building, fire, and health and safety regulations. See fire safety and risk assessment.
- Stamp duty is payable on commercial leases and you are likely to be liable for business rates, though in rented premises these may be paid by the landlord.
- You are responsible for the health and safety of employees and visitors. See workplace welfare facilities and healthy working environment.
- You also need to provide a suitable working environment.
- If you provide goods or services to the public, you must take reasonable steps to make your premises accessible. See disabled access and facilities in business premises.
- You need to comply with the terms of any lease or licence agreement. See commercial property: landlord and tenant responsibilities.
- For some businesses, you may require a licence to operate or to sell certain products.
- There may be restrictions on certain periods of time throughout the day or week when deliveries are allowed. There may also be limits on noise and pollution levels that you must meet. You may also have to consider how you or your customers dispose of waste.
- Whatever premises you choose, you need to ensure that you are properly insured. See insurance: business property and assets.
If you are in any doubt about your legal obligations, you should seek professional legal advice from your business adviser or solicitor. Choose a solicitor for your business.
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Deciding on the right premises for your business (video)
Short video outlines key factors to consider when deciding on suitable business premises.
Short video (2 minutes 30 seconds) outlines important factors to consider when making decisions about your business premises such as cost, location, facilities and infrastructure.
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Search for commercial property
Specifying what you want when searching for business premises and where you can search for suitable commercial property.
It's worth starting your property search by drawing up a business property specification or 'spec', clearly setting out your business property requirements. This will help distinguish between what is essential and what is desirable in a property for your business. It will also identify the order of priorities when it comes to factors influencing the type and location of the commercial property you desire.
You can then circulate your property specification to estate agents and surveyors that handle commercial properties in your area. They can then let you know if any properties are currently available that match or come close to meeting your requirements.
Searching for commercial property
You can search for business property in Northern Ireland using our commercial property finder.
You may also decide to search for suitable business premises yourself. Commercial property is listed online by estate agents on their own websites or on third-party property listing websites such as PropertyPal, Rightmove, Zoopla, or PrimeLocation, as well as many others.
Check any potential properties against your specification and eliminate any premises that don't at least meet all your essential requirements. Then you can draw up a shortlist of potential business properties to visit.
Professional advice
At this stage, you may want to seek the advice of a surveyor or solicitor. For example, a surveyor can assess the condition of a property and give you an idea of their value. See buying commercial property: using a surveyor.
When you're ready to make an offer or agree the terms of a lease, your solicitor can help negotiate the property deal and complete the legal work. See buying commercial property: using a solicitor.
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Six tips for choosing the right business property
Six tips to help you find a suitable commercial property to buy or rent for your business.
Top tips to help you find suitable commercial premises
1. Draw up a list of what you need from your business premises
How important is property size, layout, location, facilities, structural requirements, and parking to your business needs? Also, think about your long-term business plans and how these might affect your choice of business premises. For example, you might want to expand or alter the property in the future. Order your list by prioritising your desired requirements from the top down. This will help you visualise what the most important factors are for you and your business when deciding on a suitable commercial property. See business property specification.
2. Location, location, location
Choosing the right location for your business premises can be a bit of a balancing act. You may want to choose a location that is convenient for your customers, employees, and suppliers, but isn't too expensive. Some factors you might want to consider when deciding on location include, footfall, where competitors are located, delivery restrictions, parking restrictions, and business rates.
3. Determine whether to buy or rent a business property
You will need to determine whether either buying or renting a commercial property is best for your business needs. You should compare the advantages of renting commercial property with the advantages and disadvantages of buying business property This short video will also help you to weigh up the pros and cons when deciding whether to rent or buy business premises (video).
4. Business rates
Before agreeing to buy or rent a commercial property you will want to get an idea of what you are likely to pay in business rates - estimate your rate bill. You may be eligible for assistance with business rates. See help available for business rates.
5. Legal considerations for commercial property
There are a number of legal considerations when choosing business property including planning permission, health, safety and fire regulations, insurances, accessibility and licences. You will probably need to pay stamp duty if you purchase the property or if you rent a commercial property you will need to comply with the terms of the lease. Ensure you get advice from a solicitor when buying or leasing business premises.
6. Search for commercial property
You can search for commercial property through local commercial property agents, visiting potential areas to see commercial properties for sale or rent, or searching our commercial property finder. Check potential premises against your requirements to create a shortlist of the business properties you might want to view.
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Choosing business property
Choosing the right premises to suit our business needs - Totalmobile (video)
Video case study explaining how Totalmobile found the right premises to suit the needs of their growing business.
Malcolm Thompson, Chief Operating Officer of software provider Totalmobile, explains how they chose new premises to suit the needs of their growing business.
As Totalmobile expanded and their requirements changed, the business decided to move from its premises in the Antrim Technology Park to new rented premises in Belfast. The business had to consider various factors in order to make the right choice.
Here Malcolm and Chief Executive Colin Reid discuss how the business identified the right premises and overcame the challenges of the move.
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Rates on rental properties: responsibility and landlord allowance
Rates on rental properties: responsibility and landlord allowance
Guidance on who is responsible for paying business rates for rental properties and details of the 10% landlord allowance.
Landlords, owners, and tenants are often not fully aware of who is responsible for rate payments on rental properties.
Rates for rental properties are governed by Article 20 of The Rates (Northern Ireland) Order 1977 (amended 2006) and must be considered different from owner-occupied properties.
Liability for rates on a rental property is determined by the Capital Value for Domestic Properties or Net Annual Value for Non-Domestic Properties.
Since 1 April 2015, the amount of allowance given to landlords has been standardised at 10% for both Article 20 and Article 21 types of rate accounts. This level of allowance applies across the board to all landlords.
Domestic rental properties
The table below gives details of who is responsible for paying rates on domestic rental properties, for example, houses and flats.
Capital Value of the property
Rental Properties
House in Multiple Occupation
(property which is let to three or more tenants from two or more families - for example student house)£150,000 or less Landlord Pays
Landlord Pays Greater than £150,000 Tenant Pays
(unless the landlord has signed up to a formal agreement under Article 21 with the department to pay rates) To sign up under Article 21, an application form must be submitted.Landlord Pays
Download the LPS application form and guidance notes for the 10% Landlord Allowance (PDF, 567K).Non-domestic rental properties
The table below gives details of who is responsible for paying rates on non-domestic rental properties, for example, shops and offices.
Net Annual Value
(shown on rate bill)
(Find the Net Annual Value (NAV) of your property)
Frequency of rent payment Who Pays? £0 - £750
Any Frequency Owner (landlord) £751-£1590 Monthly or weekly (less than quarterly) Owner (landlord) £751-£1590 Quarterly or longer Occupier
(tenant)£1591 and above N/A Occupier
(tenant)
Landlord Allowance: how to applyTo apply for an Article 21 Landlord Allowance, please complete the application form below and send to:
Land & Property Services
Central Landlords Team
Lanyon Plaza
7 Lanyon Place
Town Parks
Belfast
BT1 3LPDownload the LPS application form and guidance notes for the 10% Landlord Allowance (PDF, 567K).
How to add another property to an existing rate bill
If you wish to add another rental property to your portfolio, you must detail your request in writing and send it to LPS at the address above or by email to: landlords@lpsni.gov.uk
Change of property ownership
If the ownership of one of your properties changes you must inform LPS immediately otherwise you will continue to receive a rate bill for this property. You must send written confirmation of the change of ownership to LPS including a copy of the solicitor's letter showing:
- completion date of the sale
- name and contact details of the new owner or name of the solicitor/estate agent who acted on behalf of the new owner
You must send LPS this written confirmation to the following address:
Land & Property Services
Central Landlords Team
Lanyon Plaza
7 Lanyon Place
Town Parks
Belfast
BT1 3LPor by email to landlords@lpsni.gov.uk
If you are in doubt or you require further information you can contact LPS Central Landlords Team:
- Email landlords@lpsni.gov.uk
- Tel 0300 200 7801 (charged at local rate)
- Tel +44 28 9049 5794 if calling from outside the UK
- Text relay 18001 0300 200 7801
Payment of rates
Landlord Article 20 and 21 accounts will normally qualify for 10% discount if payment in full is received by Land & Property Services (LPS) on or before the last banking day in September. If paying by any method, other than Direct Debit single payment, you should allow at least 5 working days for your payment to reach us.
If you are unclear about how to make payment see further guidance on paying business rates.
Landlords whose tenants receive help with rates
Landlords may have tenants who receive full or partial assistance with their rates from the Northern Ireland Housing Executive (NIHE). LPS advises that, where the landlord is liable for the payment of rates, they ask NIHE to make any payments directly to themselves rather than the tenant or LPS. This will help to ensure that bill payment deadlines set by LPS are met.
Rating of empty homes
The same level of rates is due on all domestic properties whether occupied or empty. There are some rating exclusions on empty homes that may apply.
All empty domestic properties are charged rates regardless of whether or not they are in the rental sector. There are alternative payment provisions available to landlords depending on the type of rate account that applies to their property. If you require further information you can contact LPS Central Landlords Team:
- Email landlords@lpsni.gov.uk
- Tel 0300 200 7801 (charged at local rate)
- Tel +44 28 9049 5794 if calling from outside the UK
- Text relay 18001 0300 200 7801
Non-domestic vacant rating
Different rules apply to non-domestic properties which are empty. Read guidance on Non-Domestic Vacant Rating.
Queries on your business rates
If you have a query regarding your business rates you should contact Land & Property Services.
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Fire safety and building work
Fire safety responsibility
All businesses and commercial premises must have a designated person responsible for fire safety arrangements.
Typically the employer, owner, or occupier of the business premises is responsible for fire safety. In legal terms, they are known as the 'appropriate person'.
Fire safety: role of the appropriate person
All workplaces, commercial premises, and other buildings the public have access to must have a fire risk assessment carried out. The appropriate person must carry out or arrange for a fire risk assessment of the commercial property. They must also implement and maintain appropriate and adequate fire safety measures to minimise the risk to life from fire. See duties of the appropriate person for fire safety.
If you haven't done so already, you should establish who the appropriate person for fire safety is within your business or business property.
Fire safety in domestic rental properties
In the case of blocks of flats and houses in multiple occupation, the fire safety legislation applies to common or shared parts. In these cases the responsibility for fire safety usually rests with the landlord, freeholder or managing agent. See domestic rental property: landlord and tenant responsibilities.
Fire safety in shared premises
In shared premises, there are likely to be a number of people, including the owner and the employers within the building, with responsibilities under the fire safety legislation. Where this is the case, they are expected to:
- co-operate with each other
- co-ordinate with fire safety measures
- share information with each other to ensure the safety of those in or around the premises
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Duties of the appropriate person for fire safety
How the appropriate person must have a fire risk assessment in place and minimise risk using a fire management plan.
The appropriate person is someone who has the duty of carrying out or arranging a fire risk assessment of their business premises. They must also implement and maintain appropriate and adequate fire safety measures to minimise the risk to life from fire. See fire safety responsibility.
If you are the appropriate person for fire safety you must make sure that:
- fire risks are removed, reduced, or managed to an acceptable level to protect lives
- everyone who may be in, or around, your business property can escape if a fire breaks out
Fire risk assessment and actions to take
As part of the fire risk assessment you need to think about all the people who might be on your commercial property at a given time, including employees, visitors or members of the public. You need to pay particular attention to those who may need special help, such as elderly or disabled people or children.
You must:
- carry out a fire risk assessment and identify possible dangers and risks that could lead to a fire or endanger life if a fire were to break out
- think about who might be particularly at risk - for example, disabled employees, or people who work with hazardous chemicals
- remove or reduce the risk from fire, as far as reasonably possible
- put in place fire precautions to deal with any risks that remain
- make sure there is protection if you use or store flammable or explosive materials
- have a fire management plan in place to deal with emergency situations including evacuation procedures, and appoint a suitable number of competent persons to help implement it
- record your fire risk assessment findings and any actions you have taken to remove or reduce fire risk if you employ five or more people
- review your fire risk assessment on a regular basis or after significant workplace changes
Main requirements under the fire safety legislation.
Who should carry out the fire risk assessment?
Those with the responsibility for the business premises are likely to be best placed to maintain fire safety precautions and understand and address the risk to lives and property that a fire could present.
The duty to carry out and implement a fire risk assessment lies with the appropriate person for fire safety. Achieving fire safety is often a matter of common sense, and in many cases there may be no need for specialist or formal knowledge or training, providing the appropriate person makes enough time available to go through all the necessary steps to carry out an effective fire risk assessment.
In carrying out a fire risk assessment, however, the appropriate person may choose to appoint one or more people with sufficient training, experience, or knowledge, known as a competent person, to assist them with fire safety measures. The level of necessary competence is not prescribed in the Fire and Rescue Services (Northern Ireland) Order 2006 or Fire Safety Regulations (Northern Ireland) 2010, which recognises that the extent of competency will vary according to the nature and complexity of the business property involved.
Fire safety law enforcement
The main enforcers of fire safety law are the Northern Ireland Fire & Rescue Service (NIFRS), who must be satisfied with your fire safety measures. If they are not satisfied, they will offer you advice on what you need to do to improve fire safety on your business premises.
The NIFRS will visit business premises to ensure compliance with fire safety legislation. If the NIFRS finds major fire safety failings, they can serve an enforcement notice requiring you to make improvements to ensure your premises complies with the fire safety law. NIFRS will take a supportive and balanced approach by helping you to understand and meet regulatory requirements. NIFRS enforcement policy.
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Fire risk assessment
Carrying out a fire risk assessment and putting in place appropriate measures to ensure the risks are minimised.
You must manage any fire risk on your commercial property by carrying out and maintaining an up-to-date fire risk assessment.
Fire risk assessment: step-by-step process
The recommended way to carry out a fire risk assessment is to follow a step-by-step process as outlined below.
Step 1: Identify potential fire hazards
Look out for and identify potential fire hazards on your business premises. Fire hazards can include:
- anything that has the potential to start a fire, such as naked flames, heaters or commercial processes or equipment such as cookers or hot-air dryers
- anything that can burn in a fire, including piles of waste, display materials, textiles, or other flammable products
- oxygen sources such as air conditioning, medical products, or commercial oxygen supplies which might intensify a fire
Step 2: Identify people at risk from fire
Take a look at your staff, customers, suppliers, and anyone else who comes onto your business property and assess their fire risk. People at risk from fire include:
- people who work close to or with fire hazards
- people who work alone, or in isolated areas such as storerooms
- children or parents with babies
- elderly people
- disabled people
Step 3: Evaluate, remove, or reduce the fire risk
To comply with fire safety legislation, you will need to:
- where possible, get rid of the fire hazards you identified - eg remove build-ups of waste - and reduce any hazards you can't remove entirely
- replace highly flammable materials with less flammable ones
- keep anything that can start a fire away from flammable materials
- have a safe-smoking policy for employees or customers who want to smoke in a designated area near your premises (smoking in enclosed spaces is banned) - see workplace smoking policy.
Once you have reduced the fire risk as far as is practical, you should assess any remaining risks that can't be removed and manage these with appropriate fire safety measures.
Step 4: Record, plan, and train for fire
You should:
- record significant findings from your fire risk assessment and the action or actions you have taken - this is a legal requirement if you have more than five employees
- prepare an emergency plan in the event of a fire breaking out on your property
- inform and instruct the appropriate persons, and co-operate and co-ordinate with others to ensure fire safety
- provide fire safety training to all your staff
Step 5: Review the fire assessment
You should keep the fire risk assessment under regular review and revise it where necessary, especially if any significant changes have been made to your business premises. See fire safety: record, review and revise.
Fire risk assessment templates and guidance
You can download and adapt the Northern Ireland Fire & Rescue Service's fire safety templates to help you carry out a fire risk assessment on your business property.
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Fire safety equipment and evacuation plans
You must be able to detect a fire quickly and have means of escape and equipment to fight the fire as appropriate.
A fire on your business property must be detected quickly and a fire warning given so that people can escape safely.
Fire detection and warning system
You must have an appropriate fire-detection and warning system in place. Ensure it is in full working order by having it serviced regularly. Whatever fire system you have, it must be able to warn all people in the building in all circumstances. There are different types of fire alarm systems available.
You should consider which type of fire detector is suitable for your commercial property as part of your fire risk assessment. One type of detector could be suitable for one part of your business premises and another for the rest. Before installing a fire-detection system, you may wish to discuss your proposals with your local fire authority or a fire safety expert.
Fire evacuation: means of escape
The arrangements to evacuate your business premises form an important part of your fire emergency plan. You should:
- Make sure the fire escape route is as short as possible.
- Consider how many people are going to be using the fire escape route.
- Consider the impact if one of the means of fire escape has been blocked.
- Ensure there is a clear passageway to all fire escape routes - passageways should be one metre wide. Passageways that are more than 30 metres long, or 45 metres in offices and factories, should be subdivided into equal parts by fire doors.
- Ensure fire escape routes are kept free of any obstructions, eg they are not used for storing stock.
- Make arrangements for the evacuation of elderly or disabled people eg you may need to install evacuation chairs especially if the fire escape route includes stairs. You must also consider other less able-bodied people who may have access to the building, taking into account both physical and mental impairment.
- Inform and train all employees on how to escape the building. You should run regular fire drills so staff is familiar with what exactly to do if a fire breaks out. See fire drills and training.
- Install an emergency lighting system to help guide people out of the building in the event of the usual lighting system failing.
- Identify all fire escape routes with appropriate signage.
- Ensure the place to which you are evacuating, known as the muster point, is safe and accessible to all.
Fire-fighting equipment
Your fire risk assessment may highlight that you should provide portable multi-purpose fire extinguishers so that people on your business premises can tackle a fire in its early stages. These fire extinguishers should be installed, tested, and maintained in accordance with manufacturers' instructions. They will require someone who is appropriately trained or has the knowledge or experience, known as a 'competent person', to instruct staff how to use them. Get an idea of the types of fire extinguishers you may need for your business.
In smaller business properties, you may only need one or two portable fire extinguishers. However, larger, more complex premises may require a number of portable extinguishers situated in suitable locations. It may be necessary to show the location of fire extinguishers with suitable signs.
Depending on your type of business, the size and complexity of your premises, and the outcome of your fire risk assessment, you may need other fire safety equipment.
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Fire drills and training
How fire safety training should effectively inform employees and give them an understanding of what to do if a fire breaks out.
You should carry out a fire drill at least once a year. It is good practice not to announce fire drills in advance so you get a realistic idea of how effective your fire evacuation plans are.
Everyone must take part in the fire drill. You should record the result of each fire drill in your fire safety log book (DOC, 90K).
You must nominate and train a sufficient number of staff to assist in fire drills and emergency evacuation procedures. This includes training on how to operate any fire-fighting equipment such as fire extinguishers.
Fire safety induction training
As the appropriate person, you must provide all employees with fire instruction and training so that they know what to do in the event of a fire.
Every employee, including those on temporary or short-term contracts, and others likely to be on the business premises must know:
- how to raise the alarm if they discover a fire
- how to contact the fire brigade
- how to use the fire-fighting equipment and in what circumstances
- how to evacuate the building
- where to assemble and who to report to
See more on fire safety guidance for businesses.
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Fire safety and building work
Taking into account building regulations requirements for fire safety when building, extending or materially altering your business premises.
If your commercial property is subject to significant alterations you will need to ensure any alterations comply with the building regulations. This includes when your business premises are being built, extended, materially altered or subject to a relevant change of use.
Building regulations and fire safety
The building regulations affect how fire safety is designed into the building, as well as other aspects of building design, such as structural stability, access, ventilation, energy efficiency, etc.
To comply with the building regulations, you must provide:
- appropriate early warning of fire and appropriate means of escape
- measures to resist the spread of fire within the building and from one building to another
- reasonable access and facilities for the fire and rescue service
The final decision rests with the relevant building control body at your local council. Contact your local council's building control office.
You should pass information on what fire safety measures have been provided as part of the building work, eg fire doors, smoke detection, sprinklers, to the appropriate person for fire safety to help inform their fire risk assessment. See duties of the appropriate person for fire safety.
Contractors are required to pass the details of fire safety measures implemented as part of building construction work to help the appropriate person for fire safety with their risk assessment under building regulations. Where this does not happen, the appropriate person should actively seek it.
Access a technical booklet on fire safety to help you meet the requirements of building regulations.
Changes to commercial property and fire safety
If you make any alterations to your business property, you will be responsible for managing the risk you create. You will still have to comply with the planning process and building regulations. You will need to:
- revisit your fire risk assessment
- assess how the changes will affect the fire risk in your premises
- decide whether your risk management measures are adequate and adopt further measures if necessary
Alterations notices for high-risk buildings
In some high-risk buildings the Northern Ireland Fire & Rescue Service may issue an 'alterations notice'. This means that if the appropriate person intends to make changes to the property which would significantly increase the risk, they must inform the fire authority. High risk buildings include those that need complex fire safety arrangements or have a higher than normal risk to life.
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Fire safety: record, review and revise
Keeping and maintaining records of fire safety procedures and testing fire safety equipment.
If you employ more than five people, you must keep a written record of the significant findings of your fire risk assessment. You should keep the following:
- a record of the fire hazards you have identified, the people at risk, and any action you have taken to address these fire hazards
- an emergency plan designed for your premises, including the action you need to take if there is a fire on your commercial property or nearby
- records of fire-fighting arrangements in place to control the fire risk
Even if you have fewer than five employees, it is good practice to make a written record of your fire risk assessment.
Maintenance records for fire training
These include details of fire training and instruction provided, including details of fire drills carried out, stating the date, evacuation time, and any problems encountered. You should give staff and visitors to your business premises instructions on what to do in the event of a fire.
Maintenance and testing of fire equipment
All equipment, eg fire doors or fire-fighting equipment, must be regularly checked and maintained. This includes checking that:
- the control panel shows that all electrical fire detection and alarm systems are working - if not, that all faults are recorded and dealt with immediately
- all emergency lighting is working - if not, all faults are recorded and dealt with immediately
- all escape routes and fire exits are clear of obstacles and the floor is in good repair
- all fire escapes can be opened without any delays
- all automatic fire doors close correctly when activated
- all fire exit signs are in the correct position
Review your fire risk assessment
You must make sure that your fire risk assessment is reviewed regularly, is up to date, and takes into account any changes to your commercial property or business that may affect fire safety. You should, for example, look again at your fire risk assessment if:
- there was a fire which was caught in time
- you are storing more flammable materials
- you start a new night shift
- you have more people using your business premises
- you make a significant change to your business property, eg adding an extension or subdividing offices
Revise your fire risk assessment
If your review shows that there have been significant changes that might affect the fire risk in your building, you may need to do another fire risk assessment. If you are in any doubt at all, it is best to conduct the fire risk assessment, even if it turns out that your risk management measures are adequate and there is no need for any further action.
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Water charges for businesses
Water charges for businesses
Different types of water charges for Northern Ireland businesses, choosing a water company, and regulation of the water industry.
Northern Ireland Water (NI Water) is responsible for supplying water and sewerage services to businesses and charging for those services. These charges are determined by either metered or unmeasured means.
Metered water charges for businesses
If you have business premises with a water meter you will pay measured charges based on the size of your supply pipe, and a variable charge based on the amount of water used.
Unmeasured water charges for businesses
If you do not have a water meter, you will pay unmeasured charges. This will be added to a variable charge based on the rateable value of the property.
Domestic allowance for eligible metered water customers
If you pay business rates, you may be entitled to a domestic allowance of 100m3 every six months. The domestic allowance is subtracted from the amount recorded on the water meter. It is worked out for the exact number of days covered by the bill. Any unused portion of the allowance cannot be carried forward into a new bill period. Customers wishing to apply for the domestic allowance should contact NI Water. Proof of your rateable status may be required to confirm eligibility.
Read further details on understanding your bill and NI Water's charges.
Assessed charges for water
Where it has not been possible to install a water meter, you can request an alternative assessed charge for water and sewerage. The assessed charge includes two elements: a standing charge and a variable charge based on the loading units attributed to the water-using appliances on your property. You can apply for a domestic allowance against assessed charges if you pay rates.
By reducing the amount of water your business uses you can lower your water and sewerage costs. See reduce your water, sewerage, and effluent costs. Water saving tips for businesses.
Large user tariff
You may be eligible for a large user tariff. This can mean paying a lower rate to reflect the lower costs of serving large users. NI Water can tell you if your business qualifies for large-user tariffs.
Who regulates the water industry?
The Utility Regulator is the regulator for the water and sewerage industry in Northern Ireland. The Utility Regulator sets limits on increases in water and sewerage companies' charges. They monitor investment, levels of service, and companies' compliance with relevant legislation and conditions of appointment.
Water from non-mains sources
If you use water from a non-mains source such as a well, borehole, or reservoir you may need to apply to abstract or impound water from the Northern Ireland Environment Agency.
If you use of water from a non-mains source, either as the main or additional supply source, you must tell NI Water. This means your sewerage charges can be worked out correctly.
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Sewerage charges for businesses
The charges that businesses must pay for sewerage services.
Businesses must pay charges for foul sewerage and drainage. Sewerage charges have two elements:
- a standing charge
- a variable charge
Measured charges for sewerage
For customers billed on measured charges, the variable charges are based on the amount of water used with an allowance for water which does not return to the sewer. Standing charges are added based on the size of their water supply pipe. The standard non-return to sewer allowance is 5%. Businesses that can show a higher non-return to sewer can apply for a different allowance.
Domestic allowance for measured sewerage customer
If you pay business rates, you may be able to apply for a domestic allowance of 95m³ every six months. This allowance is subtracted from the volume recorded on the meter. It is worked out for the exact number of days covered by the bill. Customers wishing to apply for the domestic allowance should contact NI Water. Proof of your rateable status may be required to confirm eligibility.
Read further details on understanding your bill and NI Water's charges.
Unmeasured charges for sewerage
For unmeasured customers, the variable element is based on the rateable value of the property with a standard rate standing charge.
Assessed charges for sewerage
Where it has not been possible to install a water meter, you can request an alternative assessed charge for water and sewerage. The assessed charge includes two elements: a standing charge and a variable charge based on the loading units attributed to the water-using appliances on your property. You can apply for a domestic allowance against assessed charges if you pay rates.
By reducing the amount of water your business uses you can lower your water and sewerage costs. See reduce your water, sewerage, and effluent costs. Water saving tips for businesses.
If you want to discharge anything other than clean water into surface water drains or watercourses you should check whether you need permission from the Northern Ireland Environment Agency. See preventing water pollution.
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Trade effluent charges
Discharge of contaminated waste water other than normal sewerage into the sewer requires consent and is chargeable.
Trade effluent is any liquid waste that is produced by any trade or industry process at trade premises. It does not include wastewater that is considered to be domestic sewage. Domestic sewage is charged separately. Trade effluent includes waste water contaminated with:
What constitutes trade effluent?
Trade effluent includes waste water contaminated with:
- fats, oils, and greases
- chemicals
- detergents
- heavy metal rinses
- solids
- food waste
Northern Ireland Water (NI Water) will charge according to the amount and strength of effluent before it is discharged into the sewers. Trade effluent charges.
You must have the consent of NI Water before you discharging trade effluent into public sewers.
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Understand your water and wastewater bills
How water and wastewater charges are calculated and how you are charged for water use and wastewater disposal.
Your business may receive a number of bills relating to water and wastewater charges.
Water bills
Factors that affect your water bill charges include:
- size/diameter of the incoming water supply pipe
- year - unit costs are reviewed annually
- the demand placed on the service either through usage or wastage
Metered charges
For customers with a meter, the bill will show the charge based on the volume of water used. A standing charge will be added based on the size of your water supply pipe. When you receive a bill, check the meter serial number to make sure you are being billed for your meter. Measured charges.
Unmeasured charges
Bills may be based on 'estimated', 'actual', or 'read' meter readings. NI Water charge for all water supplied and recorded through the meter, whether used or lost through leakage. Leakage, allowances and costs.
Sewerage charges may appear on your trade effluent bill rather than your mains water bill.
For customers without a meter, the bill will show the charge based on the rateable value of the property and a fixed fee standing charge. Unmeasured charges.
Sewerage bills
Sewerage (domestic wastewater) charges appear on either your water bill or your trade effluent bill and can be based on:
- incoming water less non-return to sewer allowance
- incoming water less measured trade effluent volume, less non-return to sewer allowance
- the rateable value of your premises
If your bill is higher than normal because of a leak, you may be eligible to apply for an adjustment of the sewerage charges on your bill if the leaked water did not return to the sewer.
Trade effluent bills
Trade effluent volume may be metered or based on the calculation of water use, less non-return to sewer allowances. These allowances include losses, eg from non-recovered steam, evaporative losses from cooling towers, and water used as a product ingredient.
To calculate the amount discharged as domestic sewerage, you may be asked to provide data.
Trade effluent charges are based on the Mogden Formula that relates cost to the volume and strength of the trade effluent discharged. The formula takes into account the facilities at the sewage treatment works that treat your trade effluent.
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Reduce water, sewerage and trade effluent costs
Limiting the amount of water you use will help to reduce water and sewerage bills for your business.
You can limit the environmental impact of your business by reducing the amount of water you use. Since Northern Ireland Water will charge both to supply water and to take it away, cutting the amount you use also helps to reduce your costs.
How to reduce water consumption
To limit your water consumption, make sure that you:
- check the supply pipe is the appropriate size for your needs
- check meter readings and monitor bills regularly
- check pipes for leaks, especially in cold weather
- purchase water-efficient equipment
The type of measures you could consider to reduce your water use will depend on the type of activities that your business carries out.
Office-based businesses can fit washroom devices such as push taps, spray taps, cistern displacement blocks, sensor flushing controls, etc. See save water at commercial premises .
Industrial businesses may be able to reuse process water or grey water from washing and cleaning equipment, or investigate non-mains water sources, eg rainwater. Save water at industrial premises.
Sewage and trade effluent
The costs to businesses of having their sewage and trade effluent treated can be significantly higher than the cost of the incoming water.
You can reduce wastewater costs in a number of ways:
- reduce the overall amount of wastewater you generate
- reduce the strength of any trade effluent you produce
- reuse wastewater wherever possible
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Sewerage charges for businesses
Water charges for businesses
Different types of water charges for Northern Ireland businesses, choosing a water company, and regulation of the water industry.
Northern Ireland Water (NI Water) is responsible for supplying water and sewerage services to businesses and charging for those services. These charges are determined by either metered or unmeasured means.
Metered water charges for businesses
If you have business premises with a water meter you will pay measured charges based on the size of your supply pipe, and a variable charge based on the amount of water used.
Unmeasured water charges for businesses
If you do not have a water meter, you will pay unmeasured charges. This will be added to a variable charge based on the rateable value of the property.
Domestic allowance for eligible metered water customers
If you pay business rates, you may be entitled to a domestic allowance of 100m3 every six months. The domestic allowance is subtracted from the amount recorded on the water meter. It is worked out for the exact number of days covered by the bill. Any unused portion of the allowance cannot be carried forward into a new bill period. Customers wishing to apply for the domestic allowance should contact NI Water. Proof of your rateable status may be required to confirm eligibility.
Read further details on understanding your bill and NI Water's charges.
Assessed charges for water
Where it has not been possible to install a water meter, you can request an alternative assessed charge for water and sewerage. The assessed charge includes two elements: a standing charge and a variable charge based on the loading units attributed to the water-using appliances on your property. You can apply for a domestic allowance against assessed charges if you pay rates.
By reducing the amount of water your business uses you can lower your water and sewerage costs. See reduce your water, sewerage, and effluent costs. Water saving tips for businesses.
Large user tariff
You may be eligible for a large user tariff. This can mean paying a lower rate to reflect the lower costs of serving large users. NI Water can tell you if your business qualifies for large-user tariffs.
Who regulates the water industry?
The Utility Regulator is the regulator for the water and sewerage industry in Northern Ireland. The Utility Regulator sets limits on increases in water and sewerage companies' charges. They monitor investment, levels of service, and companies' compliance with relevant legislation and conditions of appointment.
Water from non-mains sources
If you use water from a non-mains source such as a well, borehole, or reservoir you may need to apply to abstract or impound water from the Northern Ireland Environment Agency.
If you use of water from a non-mains source, either as the main or additional supply source, you must tell NI Water. This means your sewerage charges can be worked out correctly.
Also on this siteContent category
Source URL
/content/water-charges-businesses
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Sewerage charges for businesses
The charges that businesses must pay for sewerage services.
Businesses must pay charges for foul sewerage and drainage. Sewerage charges have two elements:
- a standing charge
- a variable charge
Measured charges for sewerage
For customers billed on measured charges, the variable charges are based on the amount of water used with an allowance for water which does not return to the sewer. Standing charges are added based on the size of their water supply pipe. The standard non-return to sewer allowance is 5%. Businesses that can show a higher non-return to sewer can apply for a different allowance.
Domestic allowance for measured sewerage customer
If you pay business rates, you may be able to apply for a domestic allowance of 95m³ every six months. This allowance is subtracted from the volume recorded on the meter. It is worked out for the exact number of days covered by the bill. Customers wishing to apply for the domestic allowance should contact NI Water. Proof of your rateable status may be required to confirm eligibility.
Read further details on understanding your bill and NI Water's charges.
Unmeasured charges for sewerage
For unmeasured customers, the variable element is based on the rateable value of the property with a standard rate standing charge.
Assessed charges for sewerage
Where it has not been possible to install a water meter, you can request an alternative assessed charge for water and sewerage. The assessed charge includes two elements: a standing charge and a variable charge based on the loading units attributed to the water-using appliances on your property. You can apply for a domestic allowance against assessed charges if you pay rates.
By reducing the amount of water your business uses you can lower your water and sewerage costs. See reduce your water, sewerage, and effluent costs. Water saving tips for businesses.
If you want to discharge anything other than clean water into surface water drains or watercourses you should check whether you need permission from the Northern Ireland Environment Agency. See preventing water pollution.
Also on this siteContent category
Source URL
/content/sewerage-charges-businesses
Links
Trade effluent charges
Discharge of contaminated waste water other than normal sewerage into the sewer requires consent and is chargeable.
Trade effluent is any liquid waste that is produced by any trade or industry process at trade premises. It does not include wastewater that is considered to be domestic sewage. Domestic sewage is charged separately. Trade effluent includes waste water contaminated with:
What constitutes trade effluent?
Trade effluent includes waste water contaminated with:
- fats, oils, and greases
- chemicals
- detergents
- heavy metal rinses
- solids
- food waste
Northern Ireland Water (NI Water) will charge according to the amount and strength of effluent before it is discharged into the sewers. Trade effluent charges.
You must have the consent of NI Water before you discharging trade effluent into public sewers.
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/content/trade-effluent-charges
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Understand your water and wastewater bills
How water and wastewater charges are calculated and how you are charged for water use and wastewater disposal.
Your business may receive a number of bills relating to water and wastewater charges.
Water bills
Factors that affect your water bill charges include:
- size/diameter of the incoming water supply pipe
- year - unit costs are reviewed annually
- the demand placed on the service either through usage or wastage
Metered charges
For customers with a meter, the bill will show the charge based on the volume of water used. A standing charge will be added based on the size of your water supply pipe. When you receive a bill, check the meter serial number to make sure you are being billed for your meter. Measured charges.
Unmeasured charges
Bills may be based on 'estimated', 'actual', or 'read' meter readings. NI Water charge for all water supplied and recorded through the meter, whether used or lost through leakage. Leakage, allowances and costs.
Sewerage charges may appear on your trade effluent bill rather than your mains water bill.
For customers without a meter, the bill will show the charge based on the rateable value of the property and a fixed fee standing charge. Unmeasured charges.
Sewerage bills
Sewerage (domestic wastewater) charges appear on either your water bill or your trade effluent bill and can be based on:
- incoming water less non-return to sewer allowance
- incoming water less measured trade effluent volume, less non-return to sewer allowance
- the rateable value of your premises
If your bill is higher than normal because of a leak, you may be eligible to apply for an adjustment of the sewerage charges on your bill if the leaked water did not return to the sewer.
Trade effluent bills
Trade effluent volume may be metered or based on the calculation of water use, less non-return to sewer allowances. These allowances include losses, eg from non-recovered steam, evaporative losses from cooling towers, and water used as a product ingredient.
To calculate the amount discharged as domestic sewerage, you may be asked to provide data.
Trade effluent charges are based on the Mogden Formula that relates cost to the volume and strength of the trade effluent discharged. The formula takes into account the facilities at the sewage treatment works that treat your trade effluent.
Also on this siteContent category
Source URL
/content/understand-your-water-and-wastewater-bills
Links
Reduce water, sewerage and trade effluent costs
Limiting the amount of water you use will help to reduce water and sewerage bills for your business.
You can limit the environmental impact of your business by reducing the amount of water you use. Since Northern Ireland Water will charge both to supply water and to take it away, cutting the amount you use also helps to reduce your costs.
How to reduce water consumption
To limit your water consumption, make sure that you:
- check the supply pipe is the appropriate size for your needs
- check meter readings and monitor bills regularly
- check pipes for leaks, especially in cold weather
- purchase water-efficient equipment
The type of measures you could consider to reduce your water use will depend on the type of activities that your business carries out.
Office-based businesses can fit washroom devices such as push taps, spray taps, cistern displacement blocks, sensor flushing controls, etc. See save water at commercial premises .
Industrial businesses may be able to reuse process water or grey water from washing and cleaning equipment, or investigate non-mains water sources, eg rainwater. Save water at industrial premises.
Sewage and trade effluent
The costs to businesses of having their sewage and trade effluent treated can be significantly higher than the cost of the incoming water.
You can reduce wastewater costs in a number of ways:
- reduce the overall amount of wastewater you generate
- reduce the strength of any trade effluent you produce
- reuse wastewater wherever possible
ActionsAlso on this siteContent category
Source URL
/content/reduce-water-sewerage-and-trade-effluent-costs
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Understand your water and wastewater bills
Water charges for businesses
Different types of water charges for Northern Ireland businesses, choosing a water company, and regulation of the water industry.
Northern Ireland Water (NI Water) is responsible for supplying water and sewerage services to businesses and charging for those services. These charges are determined by either metered or unmeasured means.
Metered water charges for businesses
If you have business premises with a water meter you will pay measured charges based on the size of your supply pipe, and a variable charge based on the amount of water used.
Unmeasured water charges for businesses
If you do not have a water meter, you will pay unmeasured charges. This will be added to a variable charge based on the rateable value of the property.
Domestic allowance for eligible metered water customers
If you pay business rates, you may be entitled to a domestic allowance of 100m3 every six months. The domestic allowance is subtracted from the amount recorded on the water meter. It is worked out for the exact number of days covered by the bill. Any unused portion of the allowance cannot be carried forward into a new bill period. Customers wishing to apply for the domestic allowance should contact NI Water. Proof of your rateable status may be required to confirm eligibility.
Read further details on understanding your bill and NI Water's charges.
Assessed charges for water
Where it has not been possible to install a water meter, you can request an alternative assessed charge for water and sewerage. The assessed charge includes two elements: a standing charge and a variable charge based on the loading units attributed to the water-using appliances on your property. You can apply for a domestic allowance against assessed charges if you pay rates.
By reducing the amount of water your business uses you can lower your water and sewerage costs. See reduce your water, sewerage, and effluent costs. Water saving tips for businesses.
Large user tariff
You may be eligible for a large user tariff. This can mean paying a lower rate to reflect the lower costs of serving large users. NI Water can tell you if your business qualifies for large-user tariffs.
Who regulates the water industry?
The Utility Regulator is the regulator for the water and sewerage industry in Northern Ireland. The Utility Regulator sets limits on increases in water and sewerage companies' charges. They monitor investment, levels of service, and companies' compliance with relevant legislation and conditions of appointment.
Water from non-mains sources
If you use water from a non-mains source such as a well, borehole, or reservoir you may need to apply to abstract or impound water from the Northern Ireland Environment Agency.
If you use of water from a non-mains source, either as the main or additional supply source, you must tell NI Water. This means your sewerage charges can be worked out correctly.
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Sewerage charges for businesses
The charges that businesses must pay for sewerage services.
Businesses must pay charges for foul sewerage and drainage. Sewerage charges have two elements:
- a standing charge
- a variable charge
Measured charges for sewerage
For customers billed on measured charges, the variable charges are based on the amount of water used with an allowance for water which does not return to the sewer. Standing charges are added based on the size of their water supply pipe. The standard non-return to sewer allowance is 5%. Businesses that can show a higher non-return to sewer can apply for a different allowance.
Domestic allowance for measured sewerage customer
If you pay business rates, you may be able to apply for a domestic allowance of 95m³ every six months. This allowance is subtracted from the volume recorded on the meter. It is worked out for the exact number of days covered by the bill. Customers wishing to apply for the domestic allowance should contact NI Water. Proof of your rateable status may be required to confirm eligibility.
Read further details on understanding your bill and NI Water's charges.
Unmeasured charges for sewerage
For unmeasured customers, the variable element is based on the rateable value of the property with a standard rate standing charge.
Assessed charges for sewerage
Where it has not been possible to install a water meter, you can request an alternative assessed charge for water and sewerage. The assessed charge includes two elements: a standing charge and a variable charge based on the loading units attributed to the water-using appliances on your property. You can apply for a domestic allowance against assessed charges if you pay rates.
By reducing the amount of water your business uses you can lower your water and sewerage costs. See reduce your water, sewerage, and effluent costs. Water saving tips for businesses.
If you want to discharge anything other than clean water into surface water drains or watercourses you should check whether you need permission from the Northern Ireland Environment Agency. See preventing water pollution.
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Trade effluent charges
Discharge of contaminated waste water other than normal sewerage into the sewer requires consent and is chargeable.
Trade effluent is any liquid waste that is produced by any trade or industry process at trade premises. It does not include wastewater that is considered to be domestic sewage. Domestic sewage is charged separately. Trade effluent includes waste water contaminated with:
What constitutes trade effluent?
Trade effluent includes waste water contaminated with:
- fats, oils, and greases
- chemicals
- detergents
- heavy metal rinses
- solids
- food waste
Northern Ireland Water (NI Water) will charge according to the amount and strength of effluent before it is discharged into the sewers. Trade effluent charges.
You must have the consent of NI Water before you discharging trade effluent into public sewers.
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Understand your water and wastewater bills
How water and wastewater charges are calculated and how you are charged for water use and wastewater disposal.
Your business may receive a number of bills relating to water and wastewater charges.
Water bills
Factors that affect your water bill charges include:
- size/diameter of the incoming water supply pipe
- year - unit costs are reviewed annually
- the demand placed on the service either through usage or wastage
Metered charges
For customers with a meter, the bill will show the charge based on the volume of water used. A standing charge will be added based on the size of your water supply pipe. When you receive a bill, check the meter serial number to make sure you are being billed for your meter. Measured charges.
Unmeasured charges
Bills may be based on 'estimated', 'actual', or 'read' meter readings. NI Water charge for all water supplied and recorded through the meter, whether used or lost through leakage. Leakage, allowances and costs.
Sewerage charges may appear on your trade effluent bill rather than your mains water bill.
For customers without a meter, the bill will show the charge based on the rateable value of the property and a fixed fee standing charge. Unmeasured charges.
Sewerage bills
Sewerage (domestic wastewater) charges appear on either your water bill or your trade effluent bill and can be based on:
- incoming water less non-return to sewer allowance
- incoming water less measured trade effluent volume, less non-return to sewer allowance
- the rateable value of your premises
If your bill is higher than normal because of a leak, you may be eligible to apply for an adjustment of the sewerage charges on your bill if the leaked water did not return to the sewer.
Trade effluent bills
Trade effluent volume may be metered or based on the calculation of water use, less non-return to sewer allowances. These allowances include losses, eg from non-recovered steam, evaporative losses from cooling towers, and water used as a product ingredient.
To calculate the amount discharged as domestic sewerage, you may be asked to provide data.
Trade effluent charges are based on the Mogden Formula that relates cost to the volume and strength of the trade effluent discharged. The formula takes into account the facilities at the sewage treatment works that treat your trade effluent.
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Reduce water, sewerage and trade effluent costs
Limiting the amount of water you use will help to reduce water and sewerage bills for your business.
You can limit the environmental impact of your business by reducing the amount of water you use. Since Northern Ireland Water will charge both to supply water and to take it away, cutting the amount you use also helps to reduce your costs.
How to reduce water consumption
To limit your water consumption, make sure that you:
- check the supply pipe is the appropriate size for your needs
- check meter readings and monitor bills regularly
- check pipes for leaks, especially in cold weather
- purchase water-efficient equipment
The type of measures you could consider to reduce your water use will depend on the type of activities that your business carries out.
Office-based businesses can fit washroom devices such as push taps, spray taps, cistern displacement blocks, sensor flushing controls, etc. See save water at commercial premises .
Industrial businesses may be able to reuse process water or grey water from washing and cleaning equipment, or investigate non-mains water sources, eg rainwater. Save water at industrial premises.
Sewage and trade effluent
The costs to businesses of having their sewage and trade effluent treated can be significantly higher than the cost of the incoming water.
You can reduce wastewater costs in a number of ways:
- reduce the overall amount of wastewater you generate
- reduce the strength of any trade effluent you produce
- reuse wastewater wherever possible
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Back in Business rate support
In this guide:
- Help available for business rates
- Back in Business rate support
- Small Business Rate Relief
- Small Business Rate Relief for small Post Offices
- Charitable Exemption for rates
- Sports and Recreation Rate Relief
- Residential Homes Rate Relief
- Industrial Derating
- Non-Domestic Vacant Rating
- Hardship Rate Relief
Back in Business rate support
The Back in Business scheme offers businesses a 50% rates discount for up to two years if they occupy a vacant retail unit.
The Back in Business scheme has expired and Land & Property Services (LPS) can no longer accept new applications.
The Back in Business rate support scheme was created to incentivise business ratepayers to consider empty retail premises when looking for a business property. The scheme provided a 50% rate reduction for up to two years once a retail premises, which has been empty for 12 months or more, becomes occupied.
The scheme was introduced in April 2022 and expired on 31 March 2023.
Existing applications
If you have any queries regarding the scheme, you can contact LPS using one of the following methods:
- Email applicationbased.raterelief@finance-ni.gov.uk
- Tel 0300 200 7801 (charged at local rate)
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Small Business Rate Relief
The Small Business Rate Relief (SBRR) provides different levels of rate relief for Northern Ireland business properties depending on their net annual value.
The Small Business Rate Relief (SBRR) scheme is a Northern Ireland government initiative, whose aim is to support the growth and sustainability of small businesses in Northern Ireland, by providing some small business owners with rate relief.
The SBRR provides different levels of rate relief depending on the Net Annual Value (NAV) of the business property. Qualifying businesses will receive the rate relief automatically on their annual bill during the life of the support scheme. There is no need to apply for SBRR.
The SBRR scheme came into effect in April 2010 initially for a term of five years but has since been extended annually on review. The SBRR has been extended for another year covering the 2023-24 rating year.
Who is eligible and how much rate relief can I expect?
Eligibility for the SBRR is based on the Net Annual Value (NAV) of your business property.
There are three levels of SBRR:
- business properties with a NAV of £2,000 or less will receive a reduction of 50% rate relief
- business properties with a NAV of more than £2,000 but not more than £5,000 will receive 25% rate relief
- business properties with a NAV of more than £5,000 but not more than £15,000 will receive a 20% rate relief
Exclusions for SBRR
The following exclusions apply in relation to the SBRR scheme:
- unoccupied properties
- partially unoccupied properties
- Automatic Telling Machines (ATMs)
- property used for the display of advertisements
- car parks
- sewage works
- telecommunications masts
- government buildings
- contiguous properties
- multiple properties (more than three)
- sports and recreational relief
- freight and transport relief
- industrial derating
For further information on SBRR download the Land & Property Services (LPS) factsheet on Small Business Rate Relief (PDF, 152K).
Do I need to apply for SBRR?
There is no application procedure for the SBRR. Instead, relief will be applied automatically to your business rates bill by LPS if you qualify. This will ensure that if you are eligible you will receive the benefit of the rate relief immediately.
You can contact LPS through the following methods:
- Email applicationbased.raterelief@finance-ni.gov.uk
- Tel 0300 200 7801 (charged at local rate)
- Tel +44 28 9049 5794 if calling from outside the UK
- Text relay 18001 0300 200 7801
Important changes to SBRR
Multiple properties
Since 1 April 2012, the SBRR scheme has been modified so that those ratepayers that occupy multiple (more than three) premises of any size, or are part of a chain are not eligible for this rate relief. An example of this would be a chain of bookmakers.
There may be occasions, due to data quality issues, when LPS may not have the relevant information to apply the relief automatically, or they may have awarded it when it is not due. If you think that you should have been awarded the relief, or you believe you have been awarded it in error, you should contact LPS. You can contact your LPS local office by the following methods:
- Find an email address for your local LPS regional office
- Tel 0300 200 7801 (charged at local rate)
- Tel +44 28 9049 5794 if calling from outside the UK
- Text relay 18001 0300 200 7801
Ending of 'double relief'
To help fund the extension of SBRR to as many business ratepayers as possible the NI Executive is ending 'double relief'. Double relief refers to business ratepayers who are receiving rate relief twice. Specifically SBRR and one of the following:
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Small Business Rate Relief for small Post Offices
The Small Business Rate Relief for small Post Offices is a Northern Ireland government initiative that includes enhanced rate relief for small Post Offices.
The Small Business Rate Relief for small Post Offices is a Northern Ireland government initiative that includes enhanced rate relief for small Post Offices. The aim of the rate relief scheme is to help maintain services in disadvantaged areas, particularly smaller, independent Post Offices.
Who qualifies?
Eligibility for the Small Business Rate Relief is based on the Net Annual Value (NAV) of your Post Office.
There are three levels of Small Business Rate Relief for Post Offices:
- Post Offices with a NAV of £9,000 or less will be awarded 100% relief
- Post Offices with a NAV of more than £9,000 but not more than £12,000 will receive 50% relief
- Post Offices with a NAV of more than £12,000 but not more than £15,000 will receive 20% relief
The Small Business Rate Relief for small Post Offices came into effect on 1 April 2010, initially for a term of five years, but has since been extended annually on review.
Do I need to apply?
There is no application procedure for the Small Business Rate Relief for small Post Offices. Instead, relief will be applied automatically to your business rates bill by Land & Property Services (LPS) if your Post Office qualifies. This will ensure that if you are eligible you will receive the benefit of the rate relief immediately.
Download the LPS factsheet on Small Business Rate Relief for Small Post Offices (PDF, 145K).
There may be occasions, due to data quality issues, when LPS may not have the relevant information to apply the rate relief automatically, or they may have awarded it when it is not due. If you think that you should have been awarded the rate relief, or you believe you have been awarded it in error, you should contact LPS. You can contact LPS by using the following methods:
- Email applicationbased.raterelief@finance-ni.gov.uk
- Tel 0300 200 7801 (charged at local rate)
- Tel +44 28 9049 5794 if calling from outside the UK
- Text relay 18001 0300 200 7801
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Charitable Exemption for rates
Exemption from business rates if your business has a charitable purpose or public benefit.
Charitable Exemption can apply where a property is occupied by a charity and where the actual use of the premises is dedicated to the charitable objectives of that charity.
Being a charity does not necessarily mean you are entitled to exemption from rates. Both parts of the paragraph above require to be fulfilled before an exemption can apply, this means that LPS will require proof of (a) who is in occupation and (b) what activities are taking place within the premises.
This is a complicated subject and charities should ensure they have sought professional advice in relation to the implications of renting premises. It should not be assumed that exemption will apply simply because the premises are occupied by a charity.
Eligibility criteria for Charitable Exemption
Charitable purposes include formally constituted trusts for:
- the advancement of religion
- the advancement of education
- the relief of poverty
- other purposes beneficial to the community
If you wish to seek Charitable Exemption for a property you must show that it is either a charity, or alternatively that it is not established for profit, and that the use of the premises directly facilitates the charitable objectives.
See below examples where exemption can apply.
A church
A simple example is a church, which is held by trustees whose main objects are the advancement of religion, and the church building is used in connection with these objects.
A property used for recreational purposes
The use of premises for recreation or other leisure time occupation may also be considered to be charitable if the facilities are provided in the interests of social welfare and are for the public benefit. A village hall or recreation centre often falls into this category.
Charity shop
A charity shop would not have to pay rates if they sell only donated goods. However, if they also sell goods bought wholesale the rateable valuation of the property will be apportioned on the basis of the respective turnover of donated and wholesale goods.
Examples where exemption will not apply
Storage
Where the entire property is only used to store items that may be used in connection with the charitable objectives. Storage is not a charitable objective in itself, and therefore exemption cannot apply.
Vacant property
Where a charity has an agreement to make use of premises but has not yet taken up occupation. The period during which a property is being fitted out or is being held pending occupation is not in actual use for the charitable objectives. This timeframe may require rates to be paid until actual occupation and the eligibility criteria are proven to apply.
Property in shared use with other commercial activities
Where part of a property is occupied by a charity carrying out its charitable objectives and part is used by a person or company running a commercial business those parts identified as being a commercial business will be liable to pay rates. Therefore, either party should advise LPS if such circumstances occur in order to ensure appropriate rating liability is being applied to the correct occupiers.
Property partly occupied by a charity
Where a charity has taken up occupation of a large property but only uses part of the premises, the vacant parts are not being used for the charitable objectives, so those areas cannot fulfil the eligibility criteria. The vacant parts may be apportioned and will attract commercial business rates payable by the occupier - usually the charity.
How to apply
The application process is in two stages. The first stage is you need to make the application and the second stage is you must fill in a questionnaire.
Stage 1: Apply online for a non-domestic valuation review
When applying online select the following option: I wish to apply for a rate exemption or relief; The property or occupier is exempt from rates.
Or you can also apply by post or email (PDF, 230K).
Stage 2 : Complete questionnaire
You will receive a confirmation email that contains a link to a questionnaire. This questionnaire must be completed and returned within two weeks of the date on which you submitted your application for a valuation review.
If you submitted your application via post and did not provide an email address then you will receive the questionnaire by post.
To complete the questionnaire you will need:
- Your valuation review reference number (this can be found on your confirmation email)
- Details of the property and organisation/charity including NI Charity Commission Registration Number (if applicable) and HMRC Registration Number (if applicable)
- Percentage of goods sold that are donated and percentage that are purchased for resale
- You may also need to provide supporting documents including:
- A copy of your constitution/ memorandum and articles of association/trust deed
- A copy of HMRC letter confirming recognition as a charity
- A copy of the latest accounts or recently signed treasurer’s report
- A copy of the current lease or tenancy agreement
Charitable Exemption for business rates is a complicated subject and it may be advisable to seek independent professional advice. Choose a solicitor for your business.
Queries on your business rates
If you have a query regarding your business rates you should contact Land & Property Services.
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Sports and Recreation Rate Relief
If your club, society, or organisation involves the provision of sports or recreation services you may be able to apply for rates relief at a reduction of the normal rate by 80%.
If your club, society, or organisation involves the provision of sports or recreation services you may be able to apply for Sports and Recreation Rate Relief.
Eligibility criteria for Sports and Recreation Rate Relief
This relief is available for premises that meet all of the following criteria:
- occupied for the purpose of a prescribed recreation
- occupied by a not-for-profit club or society
- the club or society does not employ any person to engage in any recreation for reward
Sports and Recreation Rate Relief is provided at a reduction of the normal rate by 80% due on qualifying facilities. In other words, that part of the property which is used solely for recreation. Areas not used solely for the prescribed recreation are excluded from the relief.
Prescribed recreation
To qualify a club, society, or other organisation, which must be not-for-profit, must occupy a property at least part of which is used solely for the purpose of a prescribed recreation. Download the Land & Property Services (LPS) list of prescribed recreations (PDF, 44K).
How do I apply for Sports and Recreation Rate Relief?
You must apply to Land & Property Services (LPS) for Sports and Recreation Rate Relief.
By applying online
You will start by finding the property’s valuation. You can search for your property by postcode, via the map, or by using the advanced search option. Once you find your property you can use this service to apply for a valuation review.
To submit your application you also need to include:
- Your contact details
- The reason for your application
- The owner and occupier details (if different from applicant)
Find a property valuation and apply for a non-domestic valuation review.
By post or email
Download the Enhanced Sport & Recreation Rate Relief Application form (PDF, 910K) and submit it to your LPS valuation office. The return address and email information can be found on the form.
Community Amateur Sports Club (CASC)
Since 26 October 2016, for community amateur sports clubs (CASCs) which do not have a full licence to sell alcohol, the maximum relief available on qualifying Sport & Recreation areas within the club premises is enhanced from 80% to 100%. Eligible clubs can apply for the enhanced relief using the following application form.
By applying online
You will start by finding the property’s valuation. You can search for your property by postcode, via the map or by using the advanced search option. Once you find your property you can use this service to apply for a valuation review.
To submit your application you also need to include:
- Your contact details
- The reason for your application
- The owner and occupier details (if different from applicant)
Find a property valuation and apply for a non-domestic valuation review.
After submitting your application
You will receive an acknowledgement email within 15 minutes of submission and a confirmation email within 24 - 48 hours which will contain your application reference number and next steps.
By post or email
Download the Enhanced Sport & Recreation Relief guidance notes and application form (PDF, 885K) and submit it to your LPS valuation office. The return address and email information can be found on the form.
A valuation review can take around 90 days to complete. A member of LPS Valuation will contact you in due course to discuss your application and arrange an inspection of the property if this is needed.
A valuer will visit the premises and consider the use of the premises and whether entitlement to Sport and Recreation Rate Relief should apply. Following this review, the District Valuer in LPS will issue a Certificate of Valuation showing the outcome of the review.
Appeal your rating valuation
You can appeal this decision within 28 days or if you wish to, you can employ a rating agent, at your own cost, to act on your behalf and handle any queries about your rateable value.
Queries on your business rates
If you have a query regarding your business rates you should contact Land & Property Services.
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Residential Homes Rate Relief
Residential Homes Rate Relief is an application-based rate relief that provides 100% relief to properties that meet the criteria.
Residential Homes Rate Relief is an application-based rate relief that provides 100% relief to properties that meet the eligibility criteria. It is your responsibility to notify Land & Property Services (LPS) of any change in circumstances that may affect your application.
How to qualify for Residential Homes Rate Relief
To qualify for this rate relief all or part of your property must be used wholly or mainly for one or more of the following purposes:
- the provision of residential accommodation for the care of persons who have an illness or the after-care of persons who have an illness
- the provision of facilities for training or keeping suitably occupied persons who have an illness or persons who have an illness
- the provision of such accommodation of facilities as are mentioned in the previous two points for disabled persons not falling within that sub-paragraph
- the provision of personal social services for disabled persons
- the provision of facilities under section 15 of the Disabled Persons (Employment) Act (Northern Ireland) 1945
How to apply for Residential Homes Rate Relief
If your property is classed as a nursing or residential home, and you wish to apply for Residential Homes Rate Relief, under Article 31B of the Rates (Northern Ireland) Order 1977, you should complete and return the following application form to LPS.
Download the LPS application form for residential home status (PDF, 522K).
Returning completed application forms
Completed application forms should be returned to LPS at the following address:
Land & Property Services
Application Based Rate Relief
Lanyon Plaza
7 Lanyon Place
Town Parks
Belfast
BT1 3LPAnnual review of Residential Home Rate Relief
A successful award will be reviewed at the beginning of each rating year. LPS will issue a review questionnaire at the beginning of each rating year. To ensure your award is continued you must complete and return the review questionnaire. Failure to do so will result in the Residential Home Rate Relief being cancelled. If you misplace or do not receive your review questionnaire you can contact the LPS Application Based Rate Relief team using the contact details below.
Further information on Residential Homes Rate Relief
You can contact LPS if you require further information on Residential Homes Rate Relief by using one of the following methods:
- Email applicationbased.raterelief@finance-ni.gov.uk
- Tel 0300 200 7801 (charged at local rate)
- Tel +44 28 9049 5794 if calling from outside the UK
- Text relay 18001 0300 200 7801
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Industrial Derating
Manufacturing businesses occupying qualifying industrial properties can qualify to pay 30% of the normal occupied rates.
Premises occupied and used for manufacturing purposes may qualify for industrial derating. If you would like your property to be considered as industrial for rating purposes, you should make an application to the District Valuer within Land & Property Services (LPS).
Properties not eligible
In order to benefit from Industrial Derating premises must be primarily used and occupied as a factory. The definition of a “factory” is found in Section 175 of the Factories Act [Northern Ireland] 1965. Therefore premises falling into the below categories are NOT eligible:
- private dwellings
- retail shops/units
- distributive wholesale businesses
- storage
- public supply undertakings
Industrial Derating relief provides a 70% reduction of the normal rate for the property parts deemed to be used in the industrial process. Areas not used in the industrial process will not benefit from the relief. Consideration of all areas together will be subject to statutory apportionment, and used to determine primary use and occupation of the premises for application of this relief.
How do I apply for Industrial Derating?
You must apply to Land & Property Services (LPS) for Industrial Derating.
By applying online
You will start by finding the property’s valuation. You can search for your property by postcode, via the map or by using the advanced search option. Once you find your property you can use this service to apply for a valuation review.
To submit your application you also need to include:
- Your contact details
- The reason for your application
- The owner and occupier details (if different from applicant)
Find a property valuation and apply for a non-domestic valuation review.
After submitting your application
You will receive an acknowledgement email within 15 minutes of submission and a confirmation email within 24 - 48 hours which will contain your application reference number and next steps.
By post or email
Download the LPS CR3 application form (PDF, 230K). Return address and email information can be found on the form.
A valuation review can take around 90 days to complete. A member of LPS Valuation will contact you in due course to discuss your application and arrange an inspection of the property if this is needed.
A valuer will visit the premises and consider the use of the premises and whether an entitlement to Industrial Derating should apply. Following this review, the District Valuer in LPS will issue a Certificate of Valuation showing the outcome of the review.
Appeal your rating valuation
You can appeal this decision within 28 days or if you wish to, you can employ a rating agent, at your own cost, to act on your behalf and handle any queries about your rateable value.
What if my property is vacant?
Vacant premises are liable for non-domestic vacant rates. There is an initial three-month period where non-domestic vacant rates will not be charged for those not entitled to a full exclusion.
In certain circumstances, vacant industrial properties may be excluded from non-domestic vacant rating. Entitlement is assessed on a case-by-case basis.
Queries on your business rates
If you have a query regarding your business rates you should contact Land & Property Services.
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Non-Domestic Vacant Rating
The rating of vacant non-domestic property has been in place to encourage properties to be brought back into use.
Since 1 April 2004, the rating of vacant non-domestic property has been in place to encourage properties to be brought back into use. There are no vacant rates payable for a property with a Net Annual Value (NAV) of less than £2,000. For properties with a NAV of £2,000 or more rates are not payable for three months from either the date a non-domestic property becomes empty or, in the case of a property that has never been occupied, the date Land & Property Services (LPS) has determined the property to be completed.
After the three-month free period, rates will be billed at 50% of the normal occupied amount. Please note the property must then be occupied for at least six weeks before a further three-month free period can be applied.
What is meant by vacant?
Generally, a property will be considered vacant for rating purposes where it is unoccupied, unfurnished, and not used for storage purposes.
Who will have to pay non-domestic vacant rates?
The person entitled to possession of the property - this is usually the owner but may be the leaseholder. This person is also responsible for informing LPS of any changes that may affect eligibility to an exclusion from rates.
How are non-domestic properties valued?
A non-domestic property is assessed on the basis of its rental value -- known as the Net Annual Value (NAV). Some non-domestic properties require a specialist assessment to reflect particular characteristics for example; schools, licensed premises, and factories. Each property is valued in line with other comparable properties in the area. LPS will classify and distinguish (describe) a property according to its characteristics. This description will be set in line with the principle that property should be valued in its current state and as if it were put to its best use.
You must inform LPS if there are any physical alterations to the property or changes in the use of the property that may affect the valuation.
Find the NAV of your business property.
How do I inform LPS that my property is vacant?
The person who is responsible for the payment of rates on the property must notify LPS immediately of any changes that may affect their liability.
If your property is unoccupied, unfurnished, and not used for storage purposes you are required to complete the following declaration to confirm the property is vacant. LPS will not make any changes to your account without a signed declaration and you will not be able to avail of the three-month vacant free period (if applicable) and the 50% reduction in rates for the period of vacancy.
Please note this declaration is to be completed by all non-domestic properties.
Non-domestic vacant rating declaration form (PDF, 390K).
Is there a threshold to which non-domestic vacant rating applies?
Any empty property with a rateable NAV below £2,000 will not be charged rates. This exclusion is automatically applied following LPS receiving notification that the property is vacant.
Are rates payable on vacant land?
It depends. For vacant property rates to be charged there must be a vacant building. Anyone owning or leasing disused car parks and yards may be charged occupied rates.
I don't think my property would be able to command a rent in its current physical state. What should I do?
Persons entitled to possession of derelict buildings who believe that their property is not capable of commanding a rent in its existing state should contact the LPS helpline on Tel 0300 200 7801 (calls charged at local rate). You can apply to your local district valuer for a review of your property assessment. Please note that you must continue to pay your rates bill while there is an ongoing application for a re-valuation of your property - you will be refunded any overpayment.
Make an online submission to have your property valued.
Am I eligible for Non-Domestic Rating if my property is being revalued?
If your property is unoccupied, unfurnished, and not used for storage purposes you can complete a declaration stating your property is vacant. Please note, that you must continue to pay your rates bill whilst there is an active application with your local valuation office. Any overpayments made will be refunded.
For more help and advice regarding NDVR, you can contact LPS on Tel 0300 200 7801 or email rating@lpsni.gov.uk.
What is the difference between Non-Domestic Vacant Rating and a Non-Domestic Vacant Rating Exclusion?
All non-domestic properties that are unoccupied, unfurnished, and not used for storage with an NAV over £2,000 can avail of a three-month vacant period plus 50% reduction every month thereafter. For non-domestic vacant properties with an NAV under £2,000, they will receive a 100% reduction towards vacant rates.
Applying for Non-Domestic Vacant Rating exclusion
There are a number of exclusions to Non-Domestic Vacant Rating. To qualify the property must:
- have a NAV of £2,000 or over
- be unoccupied
- be unfurnished
- not used for storage; and
- meet one of the exclusion criteria below
The exclusions are:
- Qualifying Industrial Hereditament
- The property cannot be legally occupied by you or anyone else
- The empty property cannot be occupied by you or anyone else due to the actions of a public body with a view to purchasing it
- Local Enterprise Agency (LEA)
- Property is a listed building or is subject of a Building Preservation Notice
- Property is a Historic Monument
- Property is the responsibility of the Personal Representatives of a Deceased Person
- Trustee Under Deeds of Arrangement
- Liquidator
- Company in Administration
- Foyle, Carlingford and Irish Lights Commission
- Bankruptcy Order
- Insolvency or Winding-up Order
Further help and advice on Non-Domestic Vacant Rating
NDVR is a complicated area and you may wish to contact your local LPS regional office for further help and advice:
- Find an email address for your local LPS regional office
- Tel 0300 200 7801 (charged at local rate)
- Tel +44 28 9049 5794 if calling from outside the UK
- Text relay 18001 0300 200 7801
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Hardship Rate Relief
Hardship Rate Relief assists businesses that are having difficulty paying business rates due to a temporary crisis, financial or otherwise.
Emergency support for businesses affected by flooding
There is emergency rate relief available for non-domestic rates on properties that have been flooded as well as support to help businesses temporarily relocate.
For more information, see emergency rate relief for businesses affected by recent flooding.
What is Hardship Rate Relief?
Hardship Rate Relief for a non-domestic property is intended to assist a business recover from a temporary crisis, financial or otherwise, as a result of exceptional circumstances, and therefore some form of recovery plan will generally be required before an application can be considered.
What is meant by a 'crisis' and 'exceptional circumstances'?
As the Hardship Rate Relief scheme covers unforeseen events, it is not possible for LPS to offer precise definitions. However, a 'crisis' would have to result in a serious loss of trade or have a major effect on the services that can be provided.
'Exceptional circumstances' will usually be circumstances that came from outside the business or organisation, are beyond the normal risks faced by businesses, and cannot be foreseen or avoided. The effect of strikes within a business or organisation increased running costs and increased competition would not be considered as 'exceptional circumstances' as they are normal business risks.
As a general rule, circumstances that would be covered by a commercial insurance policy or by compensation from public funding would not be considered as 'exceptional circumstances'. However, each case will be considered on its own merits.
What type of property does Hardship Rate Relief apply to?
Most non-domestic properties, including those owned or used by voluntary organisations, will be eligible for Hardship Rate Relief if they meet certain conditions. However, properties such as car parks, advertising hoardings, telecommunications masts and towers, and cash machines (ATMs) will not be eligible.
How do I apply for Hardship Rate Relief?
You can download the Hardship Rate Relief application and guidance notes (PDF, 182K) if you believe that your business is eligible to apply for Hardship Rate Relief. If you are unable to complete the form for any reason, contact LPS for more guidance.
Will I still need to continue to pay my rates?
You should continue to pay your rates while LPS considers your application. This will help you to avoid paying a large amount in one go if your application is unsuccessful. If your application is successful LPS will refund any rates you have paid for the period the Hardship Rate Relief is granted for.
What support can I expect if my application is successful?
Hardship Rate Relief is assessed based on the rating year in which the application is made. Any award on that application will not extend beyond that rating year. If you believe the hardship still exists in the next rating year, you must make a new application.
The amount awarded is up to a maximum of 100% of rates owed for the period of hardship against the rating year the application is received. However, the maximum amount may be reduced if you have received any De Minimis state aid over the past three years.
De Minimis state aid is granted to a business by a public body, publicly funded body, or a body under public sector control. Hardship Relief is intended to be temporary and it should apply only for the length of time that it takes a business or organisation to recover from exceptional circumstances.
What happens if I disagree with the decision?
You can ask LPS to review your case within one month of receiving the decision letter. You must explain why you think the decision is wrong. A different LPS officer to the one who made the original decision will review your case.
Further information on Hardship Rate Relief
You can contact the LPS Application Based Rate Relief Team for further advice and information on the Hardship Relief scheme. You can contact the LPS Application Based Rate Relief Team by using the following methods:
- Tel 0300 200 7801 (charged at local rate)
- Tel +44 28 9049 5794 if calling from outside the UK
- Text relay 18001 0300 200 7801
- Email hardshipraterelief@finance-ni.gov.uk
Download the Hardship Rate Relief information for businesses booklet (PDF, 806K).
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