FAQs

General

  • Business rates mitigation is the practice of reducing or eliminating non-domestic rates (business rates) on empty commercial properties through lawful and strategic occupation. It helps property owners manage the financial burden of vacant units.

  • In the UK, commercial property owners must still pay business rates even when the property is unoccupied (after an initial three-month exemption or six months for industrial properties). This policy encourages the re-use of buildings but can place significant cost pressure on landlords.

  • Yes. All our business rates mitigation strategies comply with UK law and relevant local authority guidance. We work transparently and ethically, ensuring that any occupation is genuine and purposeful.

    • Charitable Occupation: Partnering with charities who use the space for community benefit, allowing for up to 100% relief.

    • CIL Mitigation: Reduce or remove your Community Infrastructure Levy liability through legitimate use of qualifying exemptions.

    • Guardian Occupation: For properties where property guardians are in place

    • Intermittent Occupation: A lawful cycle of short-term use to restart the empty rates exemption period.

  • We carry out due diligence on all charitable and intermittent occupiers, document their use, and maintain transparent relationships with local authorities to ensure all parties are protected.

  • Typically, office, retail, and industrial properties can benefit. Suitability depends on size, location, condition, and accessibility. We offer a free property assessment to determine this.

  • We can often begin an assessment within 48 hours and implement our strategies rapidly. Get in touch and we’ll guide you through next steps.

  • Yes. We operate under flexible agreements, and you remain in control of your asset. All occupiers sign agreements with defined notice periods and responsibilities.

  • When done properly, the risks are minimal. We mitigate them by:

    • Carefully selecting occupiers

    • Providing legal agreements

    • Conducting regular site checks

    • Keeping you fully informed throughout

  • Savings vary by location and rateable value but can often reach 80–100% of your rates bill while the property is under our management.

  • While some councils are cautious, our transparent and compliant approach builds trust. We focus on delivering social value and maintaining open communication with all stakeholders.

  • Aside from major business rate reductions, our services offer environmental, social, and reputational value — through PR, improved ESG reporting, and stronger ties to community and purpose.

  • Contact us to arrange a no-obligation property assessment. We’ll advise you on the most suitable solution and provide a clear plan to reduce your liability.

Charitable Occupation

  • We place a registered charity into your empty property. The charity uses the space for activities aligned with its purpose, which can qualify for up to 100% rate relief under the Local Government Finance Act 1988.

CIL Mitigation

  • CIL is a charge that local authorities in England and Wales can impose on new developments to help fund infrastructure such as schools, transport and parks.

  • Liability typically falls on the developer, landowner, or anyone who assumes liability through the proper channels. It applies to most new buildings and extensions over a certain size.

  • Yes, in many cases. There are several exemptions and reliefs available, depending on the nature of the development and the intended use of the property.

  • Applications must be made before development begins. If you start work without securing relief, you may lose the right to claim it.

  • We assess your development plans and work closely with planning consultants and local authorities to determine if you qualify for any exemptions or reliefs.

  • Failure to follow the correct procedure can result in full CIL liability, plus potential surcharges or enforcement action.

  • While relief is generally not available retrospectively, we can review your case and explore possible solutions or appeals where appropriate.

  • Savings vary depending on the project, but successful mitigation can result in significant cost reductions or full exemption.

Intermittent Occupation

  • This strategy involves genuine short-term reoccupation of a property for a minimum period (usually 6 weeks) followed by vacancy. This restarts the empty rate relief cycle, resulting in recurring savings.

  • As of 1 April 2024, the UK government introduced updated legislation increasing the empty property relief reset period from six weeks to three months.

    Previously, a property that was reoccupied for just six weeks could then qualify for another three- or six-month exemption from business rates. Under the new rules, the property must now be occupied for at least three months before the owner is eligible for a new exemption period. This change is designed to limit short-term or artificial occupation strategies and encourages more meaningful re-use of vacant commercial spaces.

  • Intermittent occupation is particularly helpful when a property is vacant between uses — for example, while awaiting planning permission.

    Take this scenario: a landlord owns a vacant office building that will eventually be converted into residential units. With the initial empty rates relief expired and no rental income coming in, the landlord is liable for full business rates. By temporarily occupying the property — either themselves or via a third party — for at least three months, the landlord could reset the clock and qualify for another three-month exemption, reducing their rates liability during the transition period.

  • With the reset period now extended to three months, we hope to see a rise in short-term lettings to charities and not-for-profits. These organisations not only help landlords meet the new occupation thresholds but also bring social impact to local communities by reactivating otherwise empty properties.

Guardian Occupation

  • Guardian occupation involves placing carefully vetted individuals — such as key workers, young professionals, and creatives — into vacant properties on a temporary basis. A licensed property guardian company oversees the setup, ensuring the property meets housing standards before occupation. This approach keeps the property secure, well maintained, and discourages anti-social behaviour in the surrounding area — often saving the landlord significant security and maintenance costs.

    If your property is fully occupied by guardians (through our sister company LOWE or another provider), we can implement a tailored rates mitigation strategy that may secure up to 80% relief on business rates.

  • Yes, but they can be managed effectively. The key is to ensure that the guardian occupation is not only real and continuous but also well-documented. Local authorities and the Valuation Office Agency (VOA) may scrutinise the use, so it’s vital to have a robust operational and legal framework in place.

    Inver mitigates these risks by working with trusted partners such as LOWE, who provide structured management, compliance checks, and evidence of occupation — all of which strengthen your case for rates relief or a lower RV.

  • Guardian occupation can be suitable for a wide range of commercial and public buildings, including former offices, schools, care homes, and more — particularly those that are safe, habitable, and not currently in use.

    Properties that are likely to remain vacant for a period of time but are awaiting redevelopment, sale, or planning decisions often present the best opportunities. Inver assesses each property on a case-by-case basis to ensure it’s suitable for both guardianship and rates mitigation.