Council tax invalidity notice appeals

Invalidity notices are sent by the Valuation Office Agency (VOA). It sets out why they think the process to challenge your council tax band has not been followed correctly. If you believe they are wrong, you may be able to appeal. This service is free.

The appeal process

If you would like to appeal the invalidity notice issued by the Valuation Office Agency (VOA), please first review the step-by-step process below.

There are also some helpful Frequently Asked Questions (FAQs) beneath the appeal process.

Understand what an appeal involves

To make an appeal you’ll first need to complete an appeal form and provide information and evidence to support your case. You’ll find details on how to do this below.

You must make the appeal within 4 weeks from the date on the notice.

If your case is accepted, you will then be expected to attend an appeal hearing to present your case to the Valuation Tribunal, who will make the final decision.

The appeal process currently takes about 9 months, from submission of an appeal form to final decision.

The Tribunal is happy to facilitate for you to observe a hearing prior to your own, please see link 4 and find a date and appeal that you are available for and email your request into (including hearing date and appeal number of the appeal you wish to observe and we will ensure you are added to the invitation list)

What issues can I appeal?

You can appeal against the council tax invalidity notice if you think the VOA’s reasons are wrong.

Complete the appeal form

If you want to appeal, please complete an appeal form. In the appeal form you should explain why you think the VOA’s decision is wrong.

The form needs to be completed in one session (there is no option to save a part-completed form).

When completing the appeal form, please be advised after thirty minutes of inactivity, you will be required to restart the form from the beginning as progress cannot be saved.

Appeal registration

We will check your appeal form and register the appeal if we have all the information. We aim to register appeals within 10 working days of receiving them.

We will let you know when the appeal is registered.

Once registered, we aim to set (known as list) a date for an appeal hearing within 5 months from the registration date.

If we cannot register the appeal, we will let you know why.

Prepare your evidence

You will receive a notice of hearing when we list your case to a hearing.

You will need to convince the panel that the reason given by the Valuation Office Agency, for not accepting your proposal as valid, is wrong.

For example, you made the proposal within the legal time limit; you completed the proposal correctly; or you have the right to make the proposal.

To give you time to prepare for the hearing, we aim to give 10 weeks’ notice of the hearing date.

Attend the hearing

Appeals are decided by the Valuation Tribunal panel at the appeal hearing. At the current time, all hearings are conducted remotely using online/audio visual conferencing software.

The tribunal is impartial and independent. The tribunal will listen to both sides before making a decision.

During the hearing:

  • The panel will ask you and the VOA to present your cases.
  • You will be able to ask questions.
  • You may be asked questions.

We try to make the hearing as informal as we can, and we will try put everyone at ease. However, these are judicial proceedings, so there is some formality.

The decision

The panel will make its decision on the evidence and arguments, bearing in mind what the law (legislation and case law) allows.

Our decision is not normally given at the hearing.

We will send you a decision notice (with reasons) within 1 month of the hearing by your preferred method of communication.  If this period is likely to be exceeded, then the clerk to the hearing will contact you with information on when you can expect your decision.

Frequently asked questions

  • The tribunal can only consider if your proposal was correctly made.

  • You can still ask the Valuation Office Agency to review the banding but if they decide the banding is correct you have no right of appeal against their decision.

  • For council tax appeals, the hearing is a free service.

  • No, the Tribunal cannot award costs. People making an appeal have to meet their own costs.

  • The appellant (and/or their representative), a Valuation Office Agency representative, and a panel of two (the senior member and a member). Sometimes, a senior member will sit alone. A  clerk will also be present.

  • Please click here  to view our upcoming hearings. Next, please email with the hearing(s) you want to observe. A Tribunal Support Officer will respond to you with more information.

  • Yes to the High Court but only on a point of law. Please click here for more information.

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