Council tax bands

Lower your band & save £1,000s

Updated 24 November 2021

Council tax bills rose by 5% in April and are likely to rise again next year, so it's more important than ever to check you're paying the right amount, whether that's because you may be in the wrong band or simply not claiming a legitimate discount. Thousands have tried and succeeded, and payouts or discounts worth £100s or £1,000s are commonplace.

This guide is aimed at residents of England and Scotland. Council tax banding errors are less likely in Wales following a nationwide revaluation in 2003, while Northern Ireland uses a completely different system.

Other MSE council tax guides...

How to reclaim overpaid council tax: How to check if you're owed and how to claim.
How to claim the 'severely mentally impaired' council tax discount: Who's eligible and what discount can you get.

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100,000s are in the wrong band – how council tax bands were originally calculated

Many homes are in the wrong council tax bands, and have been since 1991. The story:

Once upon a time, way back in 1991, in time for the launch of its new council tax system, the Government needed every property in the land to be put in a valuation band. But time was short, and the job large, so the people in charge asked estate agents and others to help.

Yet even with all the estate agents' help, they didn't have time to get the detailed information together, so they set about doing it quickly by pairing up and driving down countless streets, allocating each property a band with just a glance. They became known as "second-gear valuations" as they mostly never even stopped their cars, never mind got out of them.

Many years passed, and still nobody came to rescue the poor valuations in England and Scotland, though the Welsh Government reassessed all homes there. So the flawed old valuation still dictates much of the kingdom's banding, which is why you could be paying more than your neighbour even though you live in exactly the SAME size property.

This may sound like a fairytale, but every word is true.

How much can you expect to get if you successfully challenge your band?

It's well worth asking: "What council tax band am I in?"

Get your banding decreased and, as well as paying between £100 and £400 less each year, the repayment should be backdated to when you moved into the property – as far back as when the tax started in 1993.

MoneySavingExpert.com reported a massive reclaim success last year, where one man challenged his band and saved himself and his 29 neighbours £10,000s. Read the full MSE News story.

Here are some other MoneySavers' success stories:

Following your advice we contacted the Valuation Agency and found we had been in the wrong tax band since 1996. We have just received a refund of £6,972. So glad we took your advice, as before your programme we did not realise we could contest our banding. With grateful thanks.

Thanks for your advice on council tax banding. I recently challenged my own banding using the information on your website and am pleased to say I have been rebanded from E to D. I've received a rebate dating back to 1993 for £7,943, plus a reduction of £470 for this year and those going forward.

I've been campaigning about this since 2007

A front page of the Daily Express from 2007 featuring the headline "Tax refunds for millions"

When I first launched this system in 2007 it hit the headlines in a big way, making the front page of scores of newspapers on the same day I presented a prime-time ITV show on how to do it.

The Government's Valuation Office Agency website, which is a key part of the technique, crashed for a week under the traffic.

If you've succeeded to lower your band, please report your council tax cashback successes.

Have a watch of my council tax banding video explainer below. Although the visuals look a bit grainy (it was filmed back in 2008), all of the information contained in it still stands.

MoneySavingExpert.com founder Martin Lewis explains council tax bandings

Embedded YouTube Video

Council tax reclaiming – step-by-step

Follow the steps below to check if you're eligible for a payout:

Step 1: The Neighbours Check

By far the most important step is to find out if your band's higher than neighbours in similar or identical properties. You could simply ask them, but there's no need as it's public info.

The band of every property in England and Scotland is available via these websites...

In England, use the Valuation Office Agency (VOA)

In Scotland, use the Scottish Assessors' Association (SAA)

So first check your band, and compare it with your neighbours' bands. Make sure the properties are as close as possible in size and value. Sadly, the sheer scale of the database means a few properties are missed off it. If that happens, either speak to your neighbours directly or contact the council and ask why.

If neighbours in similar properties are in a lower band than you, then you may have a claim (though it may just mean that they're all in the wrong band). This happened to a street in Hull, when one unidentified resident appealed as she was in band B, and all her neighbours in similar properties were in band A.

But instead of her getting a council tax cut, all her neighbours are now facing larger bills as they were all upbanded. This is why it's vital to also do the Valuation Check below.

Step 2: The Valuation Check

A second crucial step is to estimate what your home was worth in 1991, as that's when and how the council tax bands were defined.

This CAN'T be used as evidence if you challenge your band. But it enables you to check out various property prices on your street and it's an important test that you're on the right track if you do decide to challenge.

To make the valuation, follow the steps below:

A. Value your property

If you bought your house after 1991, you can simply use its price and date of sale to do this. If you rent or bought earlier, you'll need to find an estimated price.

It's also worth doing this with similar neighbouring properties to check there are no anomalies.

Go to free house price websites
To find a price quickly, use a website which offers free historic sales price information. These include Nethouseprices, Zoopla and Rightmove.

Enter your street name and it'll tell you the prices of all properties sold there since 2000. For more on valuation tools, read the full Free house price valuations guide.

Note down the price and date
Find the most recent sale price of a similar property to yours in your street. Now note down both the price and the date of sale.

B. Find out what it was worth in 1991

Once you have that information, you can use it to estimate what your property would've been worth back in 1991, and what band it's in. I've built a calculator to do it for you below, using house price data from Nationwide.

This is only a very rough indication, but still an important safety check. You may be in a higher band than your neighbours because they're in the wrong band, not you. In that case, if you appeal and stay in the same band, but their band is increased, it won't make you popular.

This additional check helps mitigate the chances of that happening. If this test indicates you are in too high a band, it's worth checking how far away you are from the band you're actually in as part of deciding whether to challenge your band.

How to work it out manually

To do this, go to the Nationwide House Price Calculator. This is actually designed for people to put in their property price when they bought it, and work out what it's worth now. Yet it is possible to use it in reverse to get a rough value back in 1991. How to use the calculator:

Scroll down the page to the calculator.
In 'Property value', note the sales price from earlier.
In 'Valuation year 1', enter the date of sale from earlier. (Make sure you enter which quarter of the year it was.)
In 'Valuation year 2', enter 1991, and Q2.
Select your region from the dropdown list.
Click 'calculate the results'.

The results then appear, for example:

A property in north west England valued at £170,000 in Q2 of 2010 would have been worth approx £67,000 in Q2 of 1991.

C. Check council tax bands for the property's 1991 price

Now you've worked out roughly what your property was worth in 1991, you can compare this to the table below to see what band you should have been put in, based on that home value.

Council tax bands at 1991 property values

BAND	ENGLAND 1991 PROPERTY VALUE	SCOTLAND 1991 PROPERTY VALUE
A	All properties under £40,000	All properties under £27,000
B	£40,001 - £52,000	£27,001 - £35,000
C	£52,001 - £68,000	£35,001 - £45,000
D	£68,001 - £88,000	£45,001 - £58,000
E	£88,001 - £120,000	£58,001 - £80,000
F	£120,001 - £160,000	£80,001 - £106,000
G	£160,001 - £320,000	£106,001 - £212,000
H	Over £320,000	Over £212,000

Step 3: Are you in the wrong band?

At this point, I need to throw in a serious warning.

Challenging your band is not something to do speculatively without the checks, for one simple reason:

You can't just ask for your band to be lowered – only for a 'reassessment', which means it could be moved up or down.

It's even possible that your neighbours' band could be increased, although this is rare.

This is why it is crucially important you do BOTH of the checks, and to be especially careful if you've added an extension or something that increases your property's value.

In terms of you being eligible for a reduction, by far the most important check is the Neighbours Check, yet the secondary Valuation Check is useful for seeing whether your band is too high or your neighbours' band is too low.

Use the table below to see how strong your case is, to help you decide if it's worth challenging.

How strong is your case for revaluation?

NEIGHBOURS CHECK	VALUATION CHECK	HAVE YOU GOT A GOOD CLAIM?
Pass	Pass	Strong
Pass	Fail	Moderate case (mild risk to neighbours)
Fail	Pass	Not worth the risk
Fail	Fail	Never

Step 4: Challenge!

If you're convinced your property band is unfair, it's time to challenge it.

Remember the formal challenge checklist is more a safety check before doing the challenge. It's got very limited value in your appeal. However, if you source actual sales prices from around 1991, that's stronger evidence.

How to challenge if you're in England: If you're in England, Gov.uk helps explain how to go about challenging your council tax band. You can either contact the Valuation Office Agency (VOA) directly, at which point you'll be told how your band was decided, and have the opportunity to explain why you believe it is wrong and how it should be altered.

Alternatively, you can check your band by entering your postcode and selecting your address from a list. Then you can click on the link asking if you think your council tax banding is wrong and you'll be given the option to fill out a checklist which suggests reasons you could challenge.

How to challenge if you're in Scotland: In Scotland, the Scottish Assessors' Association (SAA) deals with council tax bands. Enter your postcode in the Council Tax Bands search box on the SAA homepage. Select your property from the list. If you want to challenge the banding, click on "Make a proposal". You can then fill in an online form which will be sent to your local assessor, who will contact you.

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Possible outcomes

One of the outcomes is that you're told you can't challenge - but that might not be the end of the matter

A: You get told you can't challenge it

You can only formally challenge your council tax band if you've lived in the property for six months or less. This is also called making a proposal to change your council tax band.

In England, this is done through the Valuation Office Agency (VOA). It might be able to change your band before you need to challenge, so get in touch with it first and explain why you think your band is wrong – make sure to include evidence. If you're unhappy with its decision, you can then formally challenge via its website.

What if I've lived in my property longer than six months?

If you've lived in your property for more than six months, you can still contact the VOA with evidence of why you think your band should be changed, and it will decide if it's enough to review your case.

Asking for a review is a different process than making a challenge. The VOA has told me it will be quicker and more efficient to ring it on 03000 501 501 if you're in England, or 03000 505 505 if you're in Wales. This is because you'll get to speak to an expert directly, who will help you with queries and explain the process.

However, you can also write a letter politely explaining: "I am writing to tell you I believe the council tax banding list of my property is incorrect, my house is in the wrong band, and I ask that you investigate to check, and correct it if it is in the wrong band." You will need to provide evidence along with your letter (for more, see the Gov.uk guidance on how to challenge your council tax band).

Send your letter to: Valuation Office Agency, Customer Service Centre, Wycliffe House, Green Lane, Durham, DH1 3UW.

This has worked and does work, though there are no guarantees. It can need some perseverance and you may only get a band change going forward, but no backdated payout. See the council tax successes forum thread for details from many people who have pushed through this.

If it still doesn't help, you could complain to the Adjudicator's Office, which covers complaints about VOA administration (such as mistakes or misleading advice, not disagreements with its decision).

Live in Scotland?

For those in Scotland, proposals to change a council tax band are dealt with by your local assessor.

Similarly to England, you can only formally challenge a band if you've lived in your property for six months or less, though there are scenarios where you can challenge even if you've lived there for longer – see details of these on the Scottish Assessors' Association website.

If the assessor determines that you can't challenge (for whatever reason), it'll need to give you notice of this. You can appeal this decision, but it must be done within four weeks of that notice being served. Where the assessor stands by its original decision, your appeal will then be sent for hearing at the Valuation Appeal Committee.

You have three months to appeal if your challenge if rejected

B: Your challenge gets rejected

If you challenged your banding in England and were rejected – and you think it's wrong – you've got three months to appeal to the Valuation Tribunal.

Note: This option is only available if you've lived in the property for six months or less, or any of the other qualifying circumstances apply to you.

If you've lived in the property for more than six months and the VOA has decided there isn't enough evidence to review your case, or it has done so and decided not to change your band, you won't be able to appeal and the matter ends there. However, if you find new evidence that hasn't already been reviewed, you can try again.

Remember, the check and challenge isn't a guaranteed system. The two checks are a strong indication that you should consider challenging your banding, but that doesn't mean it will always actually be changed.

'My challenge was rejected – is it worth pursuing further?'

I often get emails from people saying: "I went through all the steps, they investigated and turned me down – what now?" For most, unfortunately it's probably time to give up.

However, if you've a compelling reason to take your case further – and the evidence to back it up – it could be worth appealing. Remember, the 'valuation check' calculator can't be used as evidence for house values in 1991, but if you can get actual sale prices from that time, this can be used.

Gov.uk provides further details on the Valuation Tribunal's process. If it decides against you, it's almost certainly time to give up. You do have a final right of appeal through the High Court if you really want it (though you'd need to prove the Valuation Tribunal made an error in law, not just that you disagree with what it said).

Live in Scotland?

For those in Scotland, if you're formally able to challenge your band, but the challenge can not be resolved by your local assessor within six months, the dispute will then be referred to the Valuation Appeal Committee.

You'll be given notice of the date and time of the hearing, and further details of the procedure.

If your challenge succeeds then you'll likely pay less council tax going forward and you may even get a backdated payout

C: You succeed!

Expect to have your band lowered and make sure you get a backdated rebate from when you moved into the property (or 1993, whichever is later). You may also want to consider contacting previous occupants, as they should be entitled to a payout too.

Please share your story. The more info I have, the better I can finesse this system. Please report your council tax rebanding successes on the MSE Forum.

Council tax rebanding FAQs

Here are a few commonly asked questions. If yours isn't answered below, take a look at the forum discussion.

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Are you as an individual eligible for a council tax discount?

The full council tax rate is the default setting, but many people qualify for a discount. The default council tax bill assumes two or more adults live in a property. If not, then discounts between 25% and 100% are possible – this often occurs because certain categories of people are disregarded from council tax.

If you think you're eligible for a discount, YOU MUST APPLY – visit Gov.uk to find your council's details. Some of the discounts are backdate-able, meaning you could be due a lump sum worth £1,000s. Though if your circumstances later change, do inform the council as it can change your liability.

1. The single person's discount (if you live alone or with under-18s) – worth 25% off

Who can claim? You can claim this discount if you live alone, or if you are the only adult in the household (for example, living with under-18s or somebody in full-time education).

How big is the discount? The single person's discount is worth 25% off the full bill. So a £100 monthly council tax bill would become £75.

If the single person is a full-time student or has a severe mental impairment, then the property would be completely exempt from council tax – meaning no council tax to pay.

Thanks to info given on the show I applied for a single person reduction on my council tax bill - £350 saving for the current year and £620pa going forward. Thank you! #Result @itvMLshow @MartinSLewis #MartinLewis
— Paula Mickley (@todaymags) January 27, 2021

2. Households where someone has a 'severe mental impairment' – up to 100% discount

Who can claim? If someone has a 'severe mental impairment' (a horrid term, from here on we'll call it an SMI), for example, somebody who has Alzheimer's, Parkinson's, severe learning difficulties, or who has had a stroke – then they can be disregarded for council tax purposes.

To qualify, they will need to both be medically certified as having an SMI, and be receiving one of a number of benefits (sometimes in Scotland just being eligible for the benefit but not actually receiving it is enough). The SMI situation is complex and some council staff may not have heard of it, so we have a special How to claim the 'SMI' council tax discount guide to take you through it step-by-step.

How big is the discount? If someone with an SMI lives alone, they don't pay any council tax. The same applies if they live with just under-18s or just those in full-time education or just others with SMIs – as they too are disregarded for council tax purposes.

If someone with an SMI lives with one other adult, then effectively that other adult gets the single person's discount, so the council tax bill is 75%. If there are two or more other adults, then the household pays the full amount.

If someone with an SMI lives only with a live-in qualifying carer, then the council tax reduction is 50% (the reason for this is complicated, and it's to do with how some people are disregarded for council tax, while some households are completely exempt).

Thank you @MartinSLewis After seeing your show on Council tax exemption for severe mental disorders, after a brief battle I've claimed back £9649.65 for my dad who suffered a stroke in 1999 and has lived alone since 2005. Thank you so much! This will make a big difference!
— Tom Hard (@TDHPhotography) May 5, 2018

3. Students are disregarded for council tax purposes – up to 100% discount

Who can claim? If a household has only full-time students (including one student alone) then there is no council tax to pay. Even if there are eight of you as students, you are disregarded for council tax purposes.

To count as a full-time student, your course must last at least a year and involve at least 21 study hours a week.

How big is the discount? A household with only full-time students, or students living only with under-18s, or someone with an SMI, does not pay council tax as all occupants are disregarded.

If full-time students are living with one non-student adult (who doesn't qualify for any other discounts), then the household will get a 25% single person reduction. Yet it is worth noting the whole household is legally liable for the bill, not just the non-student. If there are two or more non-student adults, then the full council tax is due (and again, all are legally responsible).

Is it fair for the non-student to pay the entire 75% due, or should the student contribute?

From the student's perspective, they wouldn't pay anything if their housemate was also a student. From the non-student's perspective, they'd only pay 50% of the bill if their housemate was also a non-student.

Therefore my suggestion is to split the 25% difference between the two, so the non-student pays 62.5% and the student 12.5%.

Having watched one of your TV programmes, I claimed for my three years of study. I wasn't expecting success, but the council cleared my remaining tax account for the year and reimbursed me £2,600+.

Patricia, via email

4. People with a live-in carer – 25% discount

Who can claim? Those with a live-in carer can get a discount. The carer needs to look after someone with a disability who isn't their partner, spouse or child under 18 for an average of at least 35 hours a week – looking after a mother, father, brother, sister, niece, nephew, friend, uncle or aunt DOES count.

The carer must live with the person with the disability, and the person cared for must be getting one of the following:

- Attendance allowance at any rate.
- Middle or higher rate of the care component of disability living allowance.
- Standard or enhanced rate of the daily living component of personal independence payment.
- An increase in constant attendance allowance.
- An increase in disablement pension.

Please note that the carer does not need to be receiving carer's allowance to qualify for this council tax discount.

How big is the discount? If the live-in carer qualifies, a 25% council tax reduction can be applied to the household. If the live-in carer cares for someone with an SMI or someone under the age of 18, then the council tax reduction is 50% (both get a 25% discount each).

I made an application for a discount for my dad's council tax due to his dementia, and received four years of refunds. And last week the council emailed me because, as his live-in carer, we are eligible for a further 25% discount, and they have backdated the refund to 2017.

John, via email

Does your home or household qualify for a council tax discount?

Some households can get a discount on their council tax bill or even be exempt from paying it.

Below we'll talk you through how they work in very straightforward scenarios, however you might also fulfil multiple criteria (including some of those talked about above). If you think you're eligible for a discount, YOU MUST APPLY – visit Gov.uk to find your council's details.

Again, some of the council tax discounts described below are backdate-able, depending on the circumstances.

1. Properties that have been renovated for somebody with a disability – 25% discount/drop a band

Who can claim? Reductions may be available if your home has been adapted for a person with a disability. This could include:

An extra bathroom or kitchen for the person who is disabled to use.
A room which is 'predominantly' used by the disabled person. For example, it could be a downstairs room in a two-storey house which the disabled person has to use as a bedroom. Or it could be a room that has been adapted specifically for the disabled person to use.
Sufficient floor space so the disabled person can use a wheelchair in the home.

How big is the discount? If you can prove this renovation was made to cater for somebody with a disability, you will get either a 25% council tax reduction or your council tax band will be dropped.

For those living in England or Wales, you'll likely see your council tax band dropped, while those living in Northern Ireland will typically get a 25% discount off their current council tax bill.

2. Household with a low income and/or benefits – up to 100% discount

Who can claim? If you're on a low income or claim benefits, such as universal credit, your household may qualify for a council tax reduction. It doesn't matter if you own your own home or rent, or whether you're employed or not. Yet what you get depends on:

- Where you live (each council runs its own scheme)
- Your circumstances (such as income, number of children, benefits, residency status)
- Your income, including savings, pensions and your partner's income
- If children live with you
- If other adults live with you

How big is the discount? Depending on your circumstances, your household could get up to a 100% discount. Check with your council.

3. Households receiving pension credit – up to 100% discount

Who can claim? If you or your partner are getting the guaranteed credit part of pension credit, your household is also eligible for a full reduction on your council tax bill. If you get the savings part of pension credit, then you might also be eligible for a discount on your council tax, though this won't be a full reduction and how much you'll get will depend on how much savings you've got.

How big is the discount? Depending on your circumstances, you get up to 100% off your council tax bill. If you live with any adults who aren't dependent on you, then the reduction might be less.

Some time ago you mentioned about claiming for pension credit. I own my home, no mortgage, I have savings and Premium Bonds. I really didn't think I would get anything. I did, backdated, and also will not have to pay council tax. Many thanks, Martin x

Susan, via email

4. People who are renovating their home to make it habitable – possible 100% discount

Who can claim? For unoccupied properties which are undergoing MAJOR repair work or structural alterations to make them habitable, you may be able to claim a council tax exemption.

How big is the discount? If your property fits the category above, you will be exempt from council tax for up to 12 months.

5. People with empty homes – possible 100% discount (but it depends on the reason)

Who can claim? There are some instances where you don't have to pay any council tax on an empty home. These include:

- You're a long-term resident of a care home or hospital. Here you don't need to pay any council tax on your home, even though you're not living in it. However, if you're only in hospital or a home for a short time, for example, recovering from an accident, you'll need to pay council tax as normal.

- You're in prison. If the property's now empty, you do not need to pay council tax on it, unless you're in prison for not paying council tax!

- The owner of the property has died. If the home's empty, it's exempt from council tax until someone new moves in or probate is granted. If probate has been granted and the home is still empty and hasn't been sold, it will be exempt from council tax for a further six months. If it's still empty and unsold after six months, the executor will be responsible for paying council tax from the estate.

If you've inherited a house from someone who's died, you're responsible for paying council tax once the transfer has been completed.

If your empty home isn't exempt, you will have to pay council tax. In fact, if your home's empty (and unfurnished) for two or more years, your council can charge an extra 100% in council tax if your home's in England or Wales.

If it's in Scotland, this premium can be charged after a year, and it can be up to an extra 100%. (So effectively your council tax could be doubled!) This is to avoid having lots of empty properties up and down the country.

However, if you're in the armed forces and stationed away, you won't be charged extra council tax, but will need to pay the normal amount.

How big is the discount? It could be up to 100% off your bill depending on your circumstances.

6. Your property has a granny annexe – 50% discount (on the annexe's bill only)

Who can claim? If your home has a 'granny flat' or similar extension, provided it's in use as a residence or used by the main homeowner, then you might get a discount.

How big is the discount? If you've got an granny annexe, you will receive two council tax bills – one for the annex and a separate one for the rest of your home. You're entitled to a discount of 50% on the annexe's council tax bill, but you'll still pay council tax as normal on the main house.

7. You have a second home that's not usually lived in – up to 50% discount

Who can claim? If you have to live in a second property for your job, for example, you live there during the week, or own a holiday home, some councils will give you a reduction. This does not include buy-to-let properties.

How big is the discount? Councils can give a discount of up to 50%, but it's up to the council to decide both if it'll offer the discount in the first place and how much it will be.

Council tax help available for those affected by coronavirus

Many councils have been offering extra support for residents who are struggling financially because of the pandemic, though each council says support offered varies on a case-by-case basis, so do check what's available. If you're struggling financially, your council might be able to offer you:

Payment holidays on council tax bills (lengths vary).
Council tax reductions of up to 100% for many people on benefits, for example, universal credit, and those on low incomes.
In England, you may also get a one-off payment off your bill (amounts will likely vary by council – some councils have also exhausted their one-off payment funds).

Contact your council if you're struggling to see whether it can help.

You can pay bills over 12 months, not 10 (in England)

Many people have complained to us that council tax is paid over 10 months rather than 12, making monthly budgeting difficult (as you pay monthly for 10 months, then get a two-month holiday).

In April 2013, the Government announced all councils in England must allow you to pay your council tax over 12 months.

However, I've heard there are worries that as it may impact their cash flow, some councils may not be very loud in telling people about this option. If you want to change how you pay, it's safest to contact it yourself.

How do I do this? If you live in England, contact your council and tell it you want to change to the new payment schedule. Make sure to check your new bill when it arrives to see that the schedule has definitely changed.

Have you moved home since 1993? Make sure you haven't overpaid your council tax

A major MSE investigation has shown that £230 million in unclaimed council tax sits in council coffers. This is due to many people not knowing they pay council tax a month (or sometimes a year) in advance. See MSE's new Reclaim overpaid council tax guide for step-by-step info on how to claim.

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Council tax reclaiming

Spotted out of date info/broken links? Email: brokenlink@moneysavingexpert.com

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Former Igloo, Symbio and Enstroga customer? Set up your direct debit with new supplier E.on NOW, or you'll overpay

1 December 2021

Former customers of failed suppliers Igloo, Symbio and Enstroga risk overpaying by about £100/year unless they take action NOW, as new provider E.on Next has been unable to transfer across direct debit mandates. You need to set up a new one with E.on Next by Friday 3 December, or you'll end up paying more, as direct debit is the cheapest way to pay