Veterinary and animal clinics
This publication is intended for Valuation Officers. It may contain links to internal resources that are not available through this version.
1.1 This instruction applies to all veterinary/animal clinics and hospitals. It will also include dog hydrotherapy centres.
1.2 Background
1.3 Veterinary and animal clinics refer to the most common type of pet/animal care usually dealing with more minor procedures and wellness.
1.4 Animal hospitals are generally larger facilities that offer a more extensive range of services and deal with more complex needs of animal care.
List description: Veterinary Clinic / Animal Clinic and Premises
Primary description code: CX
SCAT code: 292
SCAT suffix: G
Bulk Class: O or I
3.1 The Animal & Rural Class Co-ordination Team (CCT) has overall responsibility for the co-ordination of this class. Each Regional Valuation Unit (RVU) has a representative on the team. The team is responsible for the approach to and the accuracy and consistency of veterinary and animal clinics.
4.1 RVU will be responsible for referencing, gathering facts and valuation.
4.2 The Animal & Rural CCT will deliver practice notes describing the valuation basis for revaluation and provide advice as necessary during the life of the rating lists. Caseworkers have a responsibility to:
- follow the advice given at all times – practice notes are mandatory
- not depart from the advice given on appeal or maintenance work without approval from the CCT
- seek advice from the CCT before starting any new work
5.1 There is no specific legal framework in relation to this class of property for rating purposes. The profession is regulated the Veterinary Surgeons Act 1966.
6.1 Inspections should be carried out in accordance with the Valuation Office Agency (VOA) Property Inspector Manual.
6.2 Veterinary and animal clinics should generally be measured to be Net Internal Area (NIA). For those specialised purpose-built hereditaments which are valued using a contractor’s basis, the property should be measured to Gross Internal Area (GIA). Whichever method is chosen, regard should be had to the definitions contained in the VOA Code of Measuring Practice for Rating purposes.
6.3 When inspecting a veterinary/animal clinic, property inspectors should record the location and description to include the following:
- location
- site - size, shape and topography
- buildings infrastructure - age, quality, construction
- land – developed and undeveloped
- services - heating energy source and water source
- car parking
- standard of fit out, particularly in relation areas of adaptation for x-rays, scanners etc
- photographs of the main constituent parts of the site. Typically, this can include:
- treatment/surgery/consulting rooms
- ancillary storage/office/reception areas
6.4 An inspection checklist is appended to this section (Appendix 1) and should be completed for all new properties, updated for maintenance work and stored in the property folder of the Electronic Document Records Management (EDRM) system.
7.1 Rating surveys should be captured on the Rating Support Application (RSA) or Non-Bulk Server (NBS) where the contractors basis is applied. Plans and surveys should be stored in the property folder of Electronic Document and Records Management (EDRM).
Veterinary and animal clinics on a rental’s basis should continue to adopt the local sublocation of the hereditament they occupy. The SCAT code for this class is 292G and should be described as Veterinary Clinic / Animal Clinic and Premises.
8.1 The Notice Requesting Statutory Information (Form of Return) for this class of property is typically obtained using VO 6003.
8.2 Values for clinics converted from other purposes (e.g., domestic properties, industrial or office) would generally be determined on a rental’s basis, subject to sufficient rental evidence in a similar mode and category being available. Where, in a particular locality, there is limited evidence relating to this use, but evidence from other nearby localities suggests a relationship with office/industrial levels of value, then that same relationship can be applied in the locality in question to derive a basis of valuation.
8.3 Reliable rental evidence relating to purpose-built clinics/hospitals will likely be limited. Where this is the case, consideration should be given to the contractors’ basis of valuation. If this approach is considered please review the relevant Cost Guide and refer to the CCT for advice.
8.4 The Upper Tribunal decision of VRCC Limited v French (VO) had regard to uplifts in value for areas with significant fit out, such as radiotherapy rooms, and should be reviewed when dealing with this class.
8.5 Relativities
8.6Relativities may require tuning to reflect individual circumstances following the exercise of valuer judgement.
Rating Support Application (RSA)
Survaid
Valuation Panel 1 (VP1) animal & rural class co-ordination team (CCT) members
SharePoint guidance for G class suffix
BEFORE LEAVING THE OFFICE
- print out a site plan, showing buildings and any surrounding fields
- download any useful information relating to the property off the internet; a search of the local authorities planning website might also prove helpful. If a planning application has been made this is often accompanied by a Design and Access Statement which can be useful.
- ensure that your Scheduler is up to date and shows your itinerary
- take appropriate protective equipment
ON SITE
a) Photographs
Whilst on site take plenty of photographs for evidential purposes and to minimise the risk of needing to re-inspect. These should include:
- general external views, showing the relationships between the buildings and other elements and their proximity to each other
- any physical boundaries and their juxtaposition with buildings
- if possible, some internal photographs (ask permission first) showing the use of the various buildings e.g., treatment rooms, kennels, stables, storage areas
INSPECTION CHECKLIST BELOW
Veterinary and animal clinics
INSPECTION CHECKLIST
Inspections should be carried out in accordance with the Valuation Office Agency Property Inspector Manual.
Measure to NIA or GIA depending on the type of property it occupies.
For equine clinics, please also refer to the equestrian inspection checklist in the Riding/Livery section of the Rating Manual.
| Occupier/ Name of establishment | ||||
| Address including postcode. | ||||
| Planning Restrictions. | ||||
| Location Rural/ Edge of town. Any restrictions on access | ||||
| Site - size, shape and topography | ||||
| Car Parking Provision of car parking | ||||
| Competition/ comparables | ||||
| Ext Photographs Buildings, land | ||||
| Building Construction (m2) Walls; Floor; Roof Include age; use; quality; construction; purpose-built/ conversion; height to eaves. Note quality of each (heating, air con etc). Look out for things which may have significant fit out like: X ray rooms Radiotherapy rooms |
Date Built | |||
| Ancillary Accommodation (m2) Offices, staff rooms, kitchen space, internal storage space – note quality of each (heating, air con etc). | ||||
| Plant and Machinery Details of any items present (E.g., CCTV) should be noted. For rateability and valuation, reference should be made to the VOA Rating Cost Guide. | ||||
| Rental information - What buildings are included? Date of commencement of this level of rent. Incentives Contact details |
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| Internal Photographs | ||||
| General remarks | ||||
| Date of survey | Survey by: |