PARLIAMENTARY DEBATE
Business Rates - 27 January 2026 (Commons/Commons Chamber)
Debate Detail
We are protecting high street businesses from upward-only rent review clauses, and we are introducing a strong new community right to buy to help communities safeguard valued community assets, such as pubs and shops on their high streets. We are pushing ahead with high street rental auctions, which are helping to bring long-term empty shops back into use. Where premises have been vacant for too long, councils can auction the right to rent them; they can offer one to five-year leases to new businesses and community groups, helping to create more vibrant high streets. We also launched the winter of action to combat retail crime, a nationwide crackdown on crime and antisocial behaviour to protect shoppers and retail workers.
As well as that, we are investing in local communities through the £5 billion Pride in Place programme announced last September, and we are investing to support growth, including through the new local growth fund. Around one in three businesses continue to benefit from small business rates relief and do not pay any business rates at all, and 85,000 benefit from reduced business rates as this relief tapers. At the Budget, we extended the small business rates relief second property grace period for another two years, which is a really important change; it means that businesses expanding into a second property will retain the support as they grow.
We know that there is more to do. Before I turn to today’s announcements, I want to run through the three main components of the changes to business rates that are taking place in April for all businesses, and to explain the steps that the Government took at the Budget last year on business rates. The first change is the underlying, significant reforms to the system that the Chancellor set out as part of our commitment to transform business rates in England over this Parliament. We have implemented permanently lower multipliers for eligible retail, hospitality and leisure properties; the multiplier will fall by around 12p or 25% on 1 April. Some of this is a result of the overall reduction in multipliers between revaluation periods, but the further 5p reduction announced by the Chancellor is, on its own, worth nearly £1 billion for the 750,000 retail, hospitality and leisure businesses that are the lifeblood of our high streets.
We are paying for this support for the high street through higher rates on the top 1% most expensive properties. That includes many large distribution warehouses, such as those used by online retail giants. Let us be crystal clear: before our reforms, a mid-sized high street business faced the same multiplier or tax rate as a warehouse used by an online giant—that was the system we were left with. Now, the mid-sized high street business will pay around 38p in the pound, and the large warehouse will pay around 51p in the pound. That is 33% more. This is a sizeable reform, and it is here for good.
The second component of business rates announced at the Budget was the revaluation. All non-domestic properties are revalued independently every three years for business rates purposes. New valuations will come into effect in April. I thank the independent valuers in the Valuation Office Agency who carry out the work. The Government did not take the easy approach of kicking the post-covid revaluation into the long grass. Instead, we introduced a significant transitional support package, because we knew that some sectors were seeing large increases in their rateable values after the pandemic. We are capping bill increases in each of the next three years for those with the largest rises, and we are spending a total of £4.3 billion on that and other interventions.
The Government recognise that the rateable value of hotels has increased significantly since the pandemic, so our caps on increases are particularly important for them, but it is right that we look at this further. We will therefore review the way that hotels are valued, to ensure that it accurately reflects the market for this sector.
The third important context is the tapering away of the temporary pandemic relief for high street businesses. The previous Government went into the election with plans to withdraw that relief overnight in 2025. That would have been a harsh and sharp removal of support, pushing up bills for independent high street businesses overnight by 300%. That is reckless and irresponsible. Instead, we have taken a different approach. We extended the retail, hospitality and leisure relief this year—it is set at 40%—and we are unwinding it over the coming years. The jumping-off point for any business currently receiving a 40% discount is their current bill, not their bill without relief.
The Budget decisions led to the following outcomes. First, for over half of ratepayers, bills will be flat or will fall next year. Secondly, of the properties whose bills will increase from 1 April, most will see their increases capped at 15% or less, or at £800 for the smallest. Thirdly, bills will adjust to new valuations, but because of our caps, this will happen gradually, and high street businesses will benefit from permanently reduced multipliers for the long term. That is a fair and reasonable approach. As set out at the Budget, in total we are spending over £4 billion in the next three years to limit the scale of bill increases for those who are either losing reliefs or seeing their rateable values increase.
In the coming financial year, because of our interventions, the business rates system will raise the same amount of revenue as it was forecast to raise in spring 2025, before the Budget—not billions and billions more, as Opposition Members seek to claim. The forecast is more or less the same. That is the shape of the policy that we set out in the Budget. I hope you will forgive me, Madam Deputy Speaker, but I wanted to set that out in full, because business rates are rather complicated.
This Government want to go further to support pubs. Pubs are the cornerstone of so many communities, and they are essential to the social and cultural life of so many places across the country. I have heard clearly from Government Members just how important pubs are. I thank colleagues who have engaged constructively and privately with me on this issue in recent weeks. Whether they represent constituencies in coastal or rural communities, towns or cities, their representations have been invaluable. Their constituents should know that most of the politics that they see in the papers is not what matters; it is the conversations and the advocacy of MPs in the corridors of this place that can make the difference. In particular, my hon. Friend the Member for Bournemouth East (Tom Hayes) has been a relentless advocate for businesses in his constituency, as have my hon. Friends the Members for Isle of Wight West (Mr Quigley), and for Redditch (Chris Bloore). I thank my hon. Friend the Member for Warrington North (Charlotte Nichols) for her engagement on this issue, in her role as chair of the all-party group on pubs.
For too long, under the Conservatives, pubs have not had the support they needed. Opposition Members claim to care about pubs, but where were they when the number of pubs fell by 7,000 between 2010 and 2024? They were in government, and they let the number of pubs in our communities fall by a fifth. The Conservatives also allowed the revaluation to go ahead with a business rates methodology for pubs that no longer has the support of the sector. Before the Budget, every pub sector body was broadly signed up to the methodology used for valuing pubs, and lent its support to the principles set out in the Valuation Office Agency’s guide. Since the Budget, the same sector bodies have withdrawn their support. The Government acknowledge their concerns and will therefore carry out a review of the pub valuation methodology. The review will report in time to be implemented at the next revaluation.
While that review is ongoing, and given the challenges that pubs faced over the long term under the previous Government, we are stepping in to provide support for pubs in the next three years. Today, I confirm that, from April, every pub in England will get 15% off its new business rates bill, on top of the support announced in the Budget. Pubs’ bills will then be frozen in real terms for a further two years. That support is worth £1,650 to the average pub next year. It will mean that around three quarters of pubs will see their bills either fall or stay the same next year. This decision—
This decision will mean that the amount of business rates paid by the pub sector as a whole will be lower in 2028-29 than it is today. This is Independent Venue Week, so it is particularly appropriate that our package will apply also to music venues. Many live music venues are valued as pubs, and many pubs are grassroots live music venues. It would not be right to seek to draw the line in a way that includes some and not others, and I thank MPs who have made constructive representations on this issue in recent weeks. In the meantime, we are pressing ahead with wider regulatory reforms, building on the new licensing policy framework in the Budget, and we are working with the sector to ensure that local authorities are using that to ease licensing decisions on the ground. As part of our ongoing licensing reforms, for home nation games in the later stages of the men’s football world cup this summer, pubs and other licensed venues will be able to open until 1 am or 2 am, depending on when the game starts. We will legislate to increase the number of temporary events notices for pubs and other hospitality venues, whether to help them screen world cup games, or for other community and cultural events.
This Government are committed to helping pubs build sustainable business models over the long term. In the spring we will consult on further loosening planning rules to benefit pubs, helping them to add new guest rooms or expand their main room without planning applications. We will also continue to engage with the sector to ensure that other retail leisure and hospitality premises have planning flexibility—
This Government also understand that things are not easy out there. Today’s announcement is about additional support for pubs, but we understand that this is a tough time for other businesses on the high street. We have already taken significant steps to acknowledge that and support businesses, including £4.3 billion of business rates support in the Budget. Over the past decade, consumers have changed their habits and are increasingly working from home and shopping online, and these trends continue to make it harder for high street businesses. I am therefore announcing today that later this year the Government will bring forward a high streets strategy to reinvigorate our communities. We will work with businesses and representative bodies to bring that strategy together. It will be a cross-Government strategy, and we will be looking at what more the Government can do to support our high streets.
To conclude, this Government have already started the work of reforming our business rates system, and any potential changes to business rates will be considered at the Budget in the usual way. Labour Members have the right economic plan for Britain and will back our high streets and our pubs every step of the way.
Mr Speaker, was that it? After all this time, and weeks of telling our local pubs that help was on the way, this is all they get—a temporary sticking plaster that will only delay the pain for a few, while thousands of businesses despair as their bills skyrocket. The Labour party manifesto promised to completely replace the business rates system. Labour Members said that they would create a system that levels the playing field for our high streets and supports entrepreneurship and investment. Well, we are waiting.
So far, what we have seen is the exact opposite of what our local businesses were promised, with business rates soaring across the board. Despite the temporary relief announced today, pubs will still end up, in time, with bills more than 70% higher than they are today. The Federation of Small Businesses has calculated that the business rates of a typical medium-sized shop or restaurant with a rateable value of around £50,000 will increase by 71% over the coming years. For hotels, it will be over 100%.
Ministers expect those businesses to be grateful for some temporary relief, tweaks to multipliers and changes to licensing, but the Conservatives have been clear: support must be permanent. We have to cut business rates for our high streets to give certainty to local businesses. Measures must be far wider than those that the Government have announced today, applying not just to pubs but to the whole of the retail, hospitality and leisure sectors, which bring life to our high streets and town centres. We would not just introduce temporary reductions in rates, but completely abolish business rates for thousands of pubs, shops and restaurants across our country.
These huge tax rises introduced by this Government are a choice, but it does not have to be this way. The Government have chosen to increase spending by vast amounts, including on the benefits bill, with a benefits giveaway of over £3 billion at the Budget to abolish the two-child cap. These choices are why bills are going up, businesses are going under, jobs are being lost and our high streets are being hollowed out.
Let us not forget that this is not an isolated issue. Businesses are having to shoulder not just business rates rises, but a long list of other burdens that are being piled on by a Government who simply do not understand how businesses work. Many of those facing the highest increases in their business rates were among the worst impacted by the Chancellor’s jobs tax. They have already seen their business rates go up by as much as 140% last year, and they face yet more costs and red tape from the Government’s employment rights legislation. Analysis by UKHospitality suggests that, on average, as many as six hospitality venues could close every single day this year. That is a tragedy for our high streets and our communities. It is also a tragedy for our young people, many of whom look for their first job in the local pub or coffee shop, and who will find those jobs simply do not exist any more.
I ask the Minister, where is the help for the wider retail, hospitality and leisure sectors? Does what has been announced today include gastropubs, pubs with hotel rooms, bars, nightclubs and private clubs? Why are the Government happy to stand by and watch while businesses close and jobs are lost? When will the guidance be published for businesses, so that they know whether they will be eligible for this further relief and what their bills will be over the coming year? Why did Ministers not come forward with this relief for pubs at the time of the Budget, when they knew the level of increases that many businesses were facing? No new information has been provided between the Budget being announced and this statement. Can the Minister confirm that because this relief was not accounted for at the Budget, today’s announcements will need to be paid for through yet more borrowing?
The Government have proved today that either they do not understand the damage that they are doing or they do not care. Today’s announcement is far too little, far too late.
The right hon. Gentleman asked about the guidance. That guidance will be published today—I hope it has been published already, but if not it will come very soon. Bills will be landing in the inboxes and on the doormats of businesses across the country in the coming weeks, and will reflect the changes that have been announced today. Yes, this will be scored in the usual way at the Budget. He talks about borrowing, but his plans to scrap business rates entirely, funded by made-up savings in other parts of public spending, would mean an increase in borrowing of £30 billion or so, which we could not afford.
The Labour Government have set out significant plans today to support pubs and those businesses that are the heart of our high streets that have been affected by the particular way that they are valued. As I said in my statement, pub business rates valuations are not the same as those for the rest of hospitality: pubs are valued on their takings, whereas other hospitality businesses are valued on their bricks and mortar. Industry bodies have highlighted concerns about how the costs are accounted for in this methodology. The Government want to look at that more closely, which is why we are launching the review and have come forward with this significant package of support for pubs today.
On the wider issues of business rates, changes have been announced, but will the Minister outline the timeframe within which we will see a significant change? It was a Labour manifesto commitment to change business rates, but it will take time because of the valuation procedure. Does he propose to change that wholesale, and in what timeframe? Businesses of all types, including pubs, need certainty most of all, so that they know the trajectory in good time and can plan.
A number of questions arise from today’s statement. There are 11 pubs in my constituency, not all of which could be described as large, that have a rateable value of more than £100,000 because of the ridiculous valuation system, and they will still see their rates bills go up. There will be such pubs across the country, but is it correct that they will get only half of the percentage relief? Pubs can already have 50 temporary event notices a year, so extending that is simply a soundbite solution without a problem.
I am glad that the Government are looking at hotels, but what is the timeframe? The Samuel Ryder hotel in my constituency tells me that its bill is going up by 157% in the first year alone, and it will not be the only such hotel. Will the new formula for hotels be in place in April, or will they be left in limbo?
The statement still offers nothing for the rest of the retail, hospitality and leisure sectors—the restaurants, soft play centres and high street shops that made business, investment and hiring decisions based on the expectation of the full 20p discount. I welcome the announcement of a high street strategy, which we Liberal Democrats will engage constructively with, but will the Minister start now by heeding our calls to direct the Competition and Markets Authority to look at the energy market, which is blocking hospitality businesses and other sectors from getting the best energy deals? Will he also look at our fully funded proposal to slash VAT until April 2027, to give our high streets a boost?
Over the past few weeks and months, getting answers and data from the Government has been like getting blood from a stone. Just 90 minutes ago, I asked the Minister if he would tell us what he knew and when; he said he would, but he has not.
Finally, on the methodology for pubs, the use of fair maintainable trade—turnover—has long had its day, but may I urge the Minister to allow for parliamentary scrutiny? None of the current legislation relating to pubs or business rates allows for any scrutiny in this House or the other place. I asked the Government about the valuation methodology back in July 2024; it was one of my first written questions after the general election, but it has taken 18 months for the Government to listen. Will they please allow this House to scrutinise their plans so that we can get a long-term fix to save our pubs?
The hon. Member mentioned temporary event notices. We are trying to implement the recommendations of the licensing review, which was carried out in conjunction with pubs and other businesses in the sector, so although she may think that changes such as these do not touch the sides or make a difference, pubs themselves told us that—in addition to ensuring that we could support them in the right way fiscally—such changes would be welcome. I hope that pubs that are able to make use of them will do so.
The hon. Member also asked about the 20p multiplier. She is right that we legislated for a reduction of up to 20p, but we have to see these things in the balance. The decision to reduce the multiplier by 5p came with a £900 million price tag; reducing it by the full 20p would cost significantly more. Taken in the round, our package of support has a lower tax rate within the system—a lower multiplier—but also steps in with caps to support businesses if they are experiencing increases in their values or having to adjust to the slow unwinding of the pandemic relief.
The hon. Member asked about VAT. All I will say—she will expect this—is that when the Liberal Democrats had the chance in government, they put VAT up; now, they seem to be calling for it to go down.
Finally, on the question of what I knew and when, as the VOA set out, Ministers were provided with details of the increases in the valuations. However, at that time, we did not foresee—I did not foresee—that after the changes in the rateable values that were published at the Budget, pubs and their representative bodies would want to withdraw their support for the independently and previously agreed methodology. Given that and the Government’s judgment that there are issues, to which the hon. Member has referred, we thought it was right to pause, review the methodology and ensure that it is fit for the future for pubs and hotels.
I have already answered the specific question that the hon. Member raises in a way, but I am happy to repeat myself. It is the case that pubs are valued differently than other sectors on the high street. It is also the case that they have suffered in the past 14 years, with 7,000 pubs closing and significant pressures. More broadly, we have put in a package of support, as I have outlined already.
I have set out the specific reasons why we have taken this approach to pubs and live music venues, and I am glad that my hon. Friend welcomes that for the businesses in her constituency. More broadly, the Government did come forward with £4.3 billion of support, most of which is coming this year, and we will of course continue to engage with businesses and with parliamentarians on this important issue in the run-up to future Budgets.
The Minister will recall that I invited him to join me on a pub crawl in Shropshire. So far he has not responded, and perhaps he should not respond, because for many pubs in Shropshire his statement was too little, too late, and they have already decided to close their doors. The independent pub chains have to make investment decisions, and they have put those off. As for the wider business review, may I appeal to the Minister—on behalf of the leisure sector, the retail sector and the hospitality sector—for the timetable to be brought forward from 2029 so that people can plan for their business futures?
“what more the Government can do to support our high streets.”
Well, I will save them the trouble. They should adopt the Conservatives’ plan, and scrap business rates on those high streets.
Today’s news will be very welcome for the many pubs in North Shropshire that have been pushed to the brink over recent years by national insurance contributions increases, high energy bills and now business rates. However, this will not help shops or hotels such as the lovely Pen-y-Dyffryn in my constituency, the rateable value of which has nearly quadrupled. Will the Minister outline the timeline for his review of hotels in particular, and what other help can be given to retail and hospitality businesses?
Contains Parliamentary information licensed under the Open Parliament Licence v3.0.