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Business rates cap at end of June will harm retail revival


The Government must re-consider the £2 million cap it is proposing to place on business rates relief, for the beleaguered retail sector when their three months business rates holiday ends at the end of June says John Webber, Head of Business Rates at Colliers, or the systemic loss of stores and jobs in the sector will just continue.

This will become even more pertinent since the moratorium on retail evictions is also to be lifted on 30 June 30, putting further pressure on the sector at a crucial time.

When the Chancellor announced in the Budget that the last year’s 100% business rates holiday for the retail and hospitalitysector would be extended three months to the end of June 2021, he said rates bills afterwards would be discounted for the remaining nine months of the financial year by two thirds, up to the value of £2million for closed businesses.

Research by Colliers has revealed that this means many large and medium sized retailers will be hit with hefty rates bills from 1 July. We investigated what amounts retailers will actually be paying.

The table below looks at a handful of household retail names and assesses their total yearly bill, what they have left to pay after the three months extended holiday i.e.from 1 July onwards, what sort of saving a 66% reduction would have meant if granted without a cap and what percentage of discount retailers will actually receive with the cap in place.


Business rates liability (approx) (2021/22)

Liability after 3 months' relief (01/07/21 to 31/03/22)

Potential value of 66% discount on remaining liability


Actual % discount





£2 million


Fraser Group




£2 million






£2 million






£2 million






£2 million


John Lewis


£33 m


£2 million


River Island


£20 m


£2 million






£2 million


Clarks Shoes




£2 million


Monsoon Accessorize




£2 million


Body Shop




£2 million



Our estimates show that none of the chains below get anywhere near receiving a 66% discount on their remaining nine months rates bills and for John Lewis, Halfords, H&M, Primark, Fraser Group and Next the discount is less than 6% to the end of the year. Fraser Group will see a measly 3.8% discount on its £52 million nine months rates bill, Next 2.33% on its £86 million nine months bill. No wonder Fraser Group said, the £2 million rates cap “makes it a near worthless support package for large retailers”, and warned it would need to review its entire portfolio to “ascertain stores that are unviable due to unrealistic business rates.”

As John Webber of Colliers says, “The cap is a sleight of hand. Retailers were pleased that they received an extension to their business rates holiday- but many are only just waking up to the fact that the cap is on each business, not each store and therefore really limits what most businesses with multiple stores can expect for the rest of the year. 66% relief sounds great – but if your total rates bill is over £50 million for the next 9 months and you only receive £2 million towards this, it’s a drop in the ocean. It certainly won’t be significant enough to make you change your strategy concerning any store closures or redundancies or shifting your business further on-line.”

Retailers in some areas will be seeing particularly high rate bills come July given their current bills are still tied to rents in 2015, given the lack of a Ratings Revaluation since 2017. Bills are thus out of step with the market and in some places will be higher than rents, given the rent reductions retailers have been able to negotiate with landlords during the pandemic.

The situation for retailers has been made even worse by the Government’s announcement in March that it would legislate that MCC appeals for businesses impacted by COVID-19 would not be valid for the appeal system - a move that has been heavily criticised by the profession. “It’s a double hit for retailers - first the cap on their relief and then the chance to appeal against their rates bills taken away.” Said Webber.

“Latest figures from Local Data Company reveal that more than 17,500 chain outlets disappeared last year, the worst decline on record. Nearly 190,000 retail jobs have been lost. The business rates burden — for many, due to return in July — will be a factor in whether businesses survive.” continued Webber.

Colliers has campaigned for a longer 100% rates holiday. “We feel three months is not enough, given the pressure many in the sector have been through and certainly not enough time to return to normal levels of trading. Any delay to the full lifting of restrictions on 21 June 21 will add to the pressures on those in the sector. We recommended a six months rates holiday at the least. Those who did not need to take the holiday (such as many of the larger supermarkets), would not need to.”

In Scotland a 12 months holiday was granted.

“With one month to go we urge the Chancellor to re-think his strategy, as soon as possible.” Says Webber.

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John Webber

Head of Rating



I have over 35 years’ experience in the rating industry and lead a 135 plus rating team at Colliers.  When I took over responsibility for the team in 2005, it consisted of only a dozen people and has now grown into one of the leading rating advisory teams in the country.  I am a member of Colliers' UK Management Executive as well as sitting on the company’s Balance in Business Committee. 

I am regularly called upon by the national media to give my views on a range of business rates issues and I am involved in lobbying MPs/ministers and senior civil servants on business rates matters.

I started my career in the Valuation Office Agency in Kidderminster.  I joined Gerald Eve in 2000 where I spent 10 years before moving to Gooch Webster (now Colliers). I sit on the National Retail Panel of Rating Surveyors Association which provides guidance on how the RSA town committees work with the VOA and valuation matters.  I have also held the postion as Chair of the RICS Rating Diploma Committee having passed the prestigious qualification in 2014. I currently sit on the Rating Surveyors Association National Committee .

Along with Philip Harrison we founded 'Accurates' in 2007, the Collier's Compliance and Audit team, which although forms an integral part of the Rating team is now a leading brand in its own right.

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Suzy Simpson

Head of Content, Communications and PR


London - West End

As Head of Content, Communications & PR for Colliers in the UK, I am responsible for driving the strategic direction of corporate communications, media relations, and the programming and production of multi-channel content to engage external and internal audiences across the UK.

Get in touch for help with: 

  • Content Communication Strategy 
  • Media Relations
  • Corporate & Internal Communications
  • Media Training & Personal Brand Training


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