Calcurate
Rate Liability and Savings Software
Calcurate
What is Calcurate
3
Who uses Calcurate
4
Example Calculations
Compiled List reduction
(a guide to the basic calculator)
5
Temporary Allowance
(a guide to the advanced calculator)
8
Split of One into Three
(a guide to the Split calculator)
11
Merge of Two into One
(a guide to the Merge calculator)
13
RV reduction on Merged Property
(a guide to the R x J / S calculator)
15
Creating a five year forecast
on a property portfolio using
The Scheduliser
20
2
What is Calcurate?
Calcurate Rate Liability and Savings software
is a collection of Microsoft Excel files that can
be used to calculate non domestic rate liability,
savings, and interest on refunds.
It is used by many Rating Surveyors to calculate the savings created
by a successful rating appeal or the increase in liability resulting from
an RV increase. It is used to check refunds and interest, to report to
clients, and to create business rates liability forecasts.
It can be used in rating appeal work, rate
liability management, and rating audit work.
Many firms or solo professionals use it as their
only rating calculator, whereas others use it in
addition to existing Business Rates Software
and Appeal Management Systems.
Billing Authorities often use it as a 'second check' to verify liabilities
before input to their main rating systems or for a quick calculation to
answer a query. It is also used to calculate interest on refunds.
Calcurate is extremely user friendly, easy to use, and
produces accurate calculations of rate liability,
savings, and interest on refunds. It has proved to be
very useful in Rating Appeal work, Rating Audit, and
Rate Liability Management.
Calcurate packages have been produced for each
rating list since NNDR was introduced: 1990, 1995,
2000, 2005 and 2010
3
Who uses Calcurate?
Rating Surveyors
Aitchison Raffety
Altus Edwin Hill
Allsop
Arnolds
Adrian Smith Rating
Barnes Noble Edwards
Barton Laverick Phillips
BNP Paribas Real Estate
Cheffins
Clark Weightman
Colliers International
Crickmay
Davis Coffer Lyons
Eddisons
Edward Symmons
Storeys Edward Symmons
Fernie Greaves
Gee Bennett
Glenny LLP
Guy Nicholson Surveyors
Guy Welfare Associates
Fisher Wilson (England)
The Hanover Partnership
Joseph Jameson Evans
Joe Thornborrow Ltd
Jones Lang LaSalle
King Sturge
Landau Rating Consultants
Leigh Franklin
DE & J Levy LLP
Marston Associates
Michael Blank & Co
Mark Walker
Nabarro McAllister & Co
Paul Rabbette Ltd
Philip Long & Co
Philip Sani
Powells Commercial
Purkiss Featherstone
RatesRecovery
Roberts & Roberts
RMA Chartered Surveyors
Rogerson & Associates
Rupert David Ltd
Savills
Simon Alexander
Consulting Ltd
storeys:ssp
Thomson Surveyors Ltd
Town & Country
Commercial Surveyors
Underwoods
WHR Property Consultants
Whitestone Commercial
Property Companies
&
Property Audit
Billing Authorities
Darlington BC
Derby City Council
Epsom & Ewell BC
Hambleton DC
Scarborough BC
Land Securities
Commercial Property Ltd
Connolly Europe Ltd
Profit and Process
4
Guide to the Basic 2010 Calculator with Example Calculation
The Basic calculator is used when the effective date is 1/4/10
If the effective date is after 1/4/10, or there are multiple changes, use the Advanced.
Example Calculation
Details: Compiled List Reduction from RV 32,000 to 28,000. Final 2005 List RV was
24,000 and the hereditament is not in London.
1 The location (England, Greater London or City of London), is selected from the
Drop Down List
2 The GL button shows a list of authorities in the Greater London Area
3 Enter the RV as at 31/3/10. (The Base Liability will be displayed)
4 Enter the Original RV as at 1/4/10 and enter the Revised RV as at 1/4/10
5 When checking the bill you may need to tick the add deferral box to take account
of repayment of the 2009 deferral scheme
6 You will see the Original and Revised liabilities and the Savings. “e” indicates
estimate. You will see that there is a “*” next to the Original Liability for 2010/11 and
the heading in that column shows “tr”. This indicates that Transitional Relief applies
in that year at that RV. A heading of “tp” indicates Transitional Premium.
7 If your client was not liable from 1/4/10, or liability ends before 31/3/15, you can
amend the date range
8 If your client receives charitable relief tick this box to apply 80% relief
9 When checking the bill you may need to tick the defer box to take account of the
2012 deferral scheme
5
Reports from the Basic Calculator
Standard Report
shows liability and
savings as well as
all RV’s and any
deferral details
Client Report
shows liability and
Savings in a format
that can be sent to
a client
6
Reports from the Basic Calculator
Transition Analysis
shows how transition
is calculated
Liability Analysis
shows the breakdown
of the liability
7
Guide to Advanced Calculator with Example Calculation
The Advanced Calculator is used for:
Multiple RV Changes
Changes in liability basis (e.g. when vacant)
Transitional Certificates
Section 44a
Example Calculation
Details: RV is 58,000. A temporary allowance for roadworks is agreed in two stages.
RV is reduced to 52,000 wef 1/11/10 then further reduced to 46,000 wef 1/2/11 as
the detrimental effect of the works has more impact. As the effect lessens the RV
reverts to 52,000 wef 1/6/11 and is finally reinstated to RV 58,000 wef 1/11/11
The Final 2005 List RV was 34,000 and the hereditament is not in London.
What are the total savings?
The Advanced Calculator compares two scenarios, the “Original” and the “Revised”.
Usually, the “Original” scenario will be the RV’s and dates that were in place BEFORE
your involvement, and the “Revised” scenario is the RV’s and dates in place AFTER
your involvement. The difference is therefore the saving that you have secured.
In this case, the2010 RV before your involvement was 58,000 and the 2005 RV was
34,000 so those are the only RV’s that should appear on the “Original” side.
The dates and RV’s after your involvement are:
2005
2010
34,000
58,000
1/11/10
1/2/11
1/6/11
1/11/11
52,000
46,000
52,000
58,000
This is input to the Advanced page as follows
2005
2010
34,000
58,000
Enter in top section on left, it will also appear on right
Enter in top section on left, it will also appear on right
In the Dates Section, enter the dates on the left (original) and the revised RV’s on
the right (revised) side.
1/11/10
1/2/11
1/6/11
1/11/11
leave
leave
leave
leave
RV
RV
RV
RV
on
on
on
on
left
left
left
left
as
as
as
as
58,000
58,000
58,000
58,000
and
and
and
and
enter
enter
enter
enter
52.000 on
46,000 on
52,000 on
58,000 on
Savings will be shown in the bottom section
See opposite for input and following page for reports
8
right
right
right
right
Advanced Input
9
Reports from the Advanced Calculator
Advanced Report
shows liability and
savings as well as
all RV’s Dates and
Percentages
Client Report
shows liability and
Savings in a format
that can be sent to
a client
10
Guide to Split Calculator with Example Calculation
The Split Calculator can split one hereditament into up to five new hereditaments
Example
Details: A property in London is split into three new assessments.
What is the overall saving resulting from the split?
The original property had an RV of 200,000 and it is split into:
RV 200,000
1/4/10
RV 150,000
16/6/10
RV 25,000
16/6/10
RV 20,000
16/6/10
The final 2005 List RV was 140,000 and the hereditament is in Greater London
Go to the Split page.
1 Select Greater London from the drop down menu
1a The BRS Levying Authority will automatically change to Greater London for the
Crossrail supplement
2 Enter the RV details of the original property and the effective date of the split
3 4 5 Enter the RV’s of the new properties
6 Click the “Calculate” button
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Split Calculator (continued)
You will be asked to clear the Advanced Page. Click YES
And the Split Report will be displayed.
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Guide to Merge Calculator with Example Calculation
The Merge Calculator can merge up to five hereditaments into one
Example
Details: Two properties are merged into one new assessment with effect from
1/8/11. What is the overall saving resulting from the merge?
2005 RV 34,000
2005 RV 14,000
2010 RV 43,000
2010 RV 23,000
2010 RV 60,000
wef 1/8/11
1 Enter the RV of the new property and the effective date
2 & 3 Enter the RV details of the two assessments being merged
4 Click the “Calculate” button
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Merge Calculator (continued)
You will be asked to clear the Advanced Page. Click YES
And the Merge Report will be displayed
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Guide to R x J / S Calculator with Example Calculation
The R x J/S Calculator can be used to calculate the liability on a hereditament
created as the result of a Split, Merge, or Recon.
Liability on a Split, Merge, or Recon in the creation year is always calculated using
R x J / S where R is the liability on the “parent” property or properties (including
the transitional adjustment but excluding supplements), J is the RV of the new
property and S is the RV of the “parent” property or the sum of the RV’s where
there is more than one.
This calculator can be used to calculate liabilities, or, as it can perform two
simultaneous calculations and can therefore be used to calculate the savings where
an RV is reduced on the creation day.
For Example
Details: A property has an RV of 48,000 which is reduced on appeal to 42,000
The property was created from a merge of two properties, as detailed below.
What are the savings?
Original
Revised
2005 RV 34,000
2010 RV 36,000
2005 RV 34,000
2010 RV 36,000
2005 RV 12,000
2010 RV 16,000
2005 RV 12,000
2010 RV 16,000
2010 RV 42,000
wef 1/11/12
2010 RV 48,000
wef 1/11/12
Open the R x J / S Calculator, enter the effective date, and click the button to “open
the R & S Calculator”
15
The panel to “get” the values of R and S will open. See below.
Click the left side “Get R & S 1” button.
Enter the RV details for property one and click OK
16
You will see that the values of R and S have been entered. See below.
Click the “Get R & S 2” button, and enter the details for property two
You will see that the values of R and S have changed as the values for property two
have been added. See next page
17
On the left, enter the Original value of J (48,000), and on the right enter the value of
J following the appeal (42,000). The saving will be shown. See below.
****
18
R x J / S - continued
The “Show saving” tick box.
The previous example was to calculate a saving, but if you wish to calculate liabilities
on two properties created by a split or recon, you can “untick” the box to remove the
savings column
Merge of more than five properties
For a merge of up to five properties, the Merge or R x J/S calculator can be used,
but for more than five properties the R x J / S calculator can also be used in “Add
Mode”
By ticking “use Add Mode” the “Get R & S 1” buttons can be used for as many
properties that are involved in the merge. With each use of the button the values
of R and S will be determined from the RV’s input, and the values of R and S will
be totalled. Once R and S are determined, the value of J can be entered and the
liability will be shown.
***
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The Scheduliser
If you have clients with a large property portfolio the Scheduliser can create a five
year liability forecast on any number of properties. Enter the addresses, the 2005
list RV’s and the 1/4/10 RV’s (or copy and paste from your client database) then click
the “Calculate” button.
The Scheduliser will use Calcurate 2010 to calculate the liabilities and populate the
liability columns. See below.
You can save the completed schedule using “Save As…” and, before sending to your
client, you can delete the buttons by clicking “delete these buttons”
***
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Calcurate
Calcurate Rate Liability and Savings Software
System Requirement
•
Microsoft Excel must be installed on the computer, and macros must be
enabled.
•
Calcurate is a collection of Microsoft Excel files therefore if you already use
Excel, you will be able to use Calcurate.
Calcurate Uses
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Calculating actual or potential savings on RV reductions
Checking refunds and interest
Checking bills
Calculating the effect Small Business Rate Relief
Calculating the effect of Transitional Certificates
Calculating deferral amounts
Checking instalments
Forecasting liability
Calculating the effect of temporary allowances
Calculating the effect of MCC’s
Calculating the effect of Splits
Calculating the effect of Merges
Calculating the effect of Recons
Calculating the effect of Section 44a
Calcurate as a Training Aid
Calcurate is ideal as a Business Rates training aid as it can clearly illustrate how
the total liability is arrived at by showing the RV’s, Multipliers, Supplements and
Reliefs including details of the transitional calculation.
Support
Send your query to [email protected] and we will email or call you back.
www.calcurate.co.uk
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