Fish farms
Source: gov.uk (2025-04-03)

This publication is intended for Valuation Officers. It may contain links to internal resources that are not available through this version.

1. Scope

1.1 This instruction applies to all rateable fish farms.

1.2 This section does not cover premises used as a fishery. Fisheries are sites with ponds, pools or lakes that are used for leisure activity. This is a commercial offering where members of the public pay to fish for a specified time. These are rateable and should be valued as a lake with water sports facilities, special category code (SCAT) 145, and referred to Valuation Panel (VP) 2 for advice.

2. List description & special category code

List description: Fish Farm & Premises

Primary description code: MX

SCAT code: 102

SCAT suffix: G

Bulk Class: M

3. Responsible teams

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 fish farms.

4. Co-ordination

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. Legal framework

5.1 It is anticipated most rateable fish farms will be sites for the importing, breeding and retailing of ornamental fish. The purpose of these is for retail, and any exemption claims involving the customer choosing to eat the fish, once purchased, should be resisted.

5.2 The exemptions section of the rating manual contains further details on fish farms and should be referred to should any claims of this nature arise.

6. Survey requirements

6.1 Inspections should be carried out in accordance with the Valuation Office Agency Property Inspectors Manual.

6.2 Fish farms should be measured to Net Internal Area (NIA) for rating purposes in accordance with the RICS Code of Measuring Practice 6th edition or its replacement.

6.3 When inspecting a fish farm, property inspectors should record the location and description of the fish farm to include the following:
- location
- site - size, shape and topography
- buildings infrastructure - age, quality, construction, yard surface
- services - heating energy source and water source
- car parking
- fish display areas including tank volume or display surface type (tarmac/ chippings/ concrete/ paviour’s)
- indoor sales areas
- outdoor sales areas
- ancillary storage/office/packing areas
- lagoons, size and construction type (lining used)
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. Survey Capture

7.1 Rating surveys should be captured on the Rating Support Application (RSA). Plans and surveys should be stored in the property folder of Electronic Document and Records Management (EDRM).

7.2 Historically, many different sub-location codes have been used to value this type of property across the country. For revaluations 2026 onward, the national sub location of FISF should be used.

7.3 The common use codes used to record the various structures and land comprising a Fish Farm are outlined in the table below:

Sales and storage land should be recorded as an accommodation use code, not within the ‘other additions.’

7.4 Any rateable tanks and lagoons should be recorded as plant and machinery.

8. Valuation Approach

8.1 The Notice Requesting Statutory Information (Form of Return) for this class of property is typically obtained using VO 6003.

8.2 Values will be determined by prevailing rental levels within any locality. Where no direct rental evidence exists, comparison with other local fish farms or similar quality local garden centre values should be considered.

8.3 Relativities

Relativities may require fine tuning to reflect individual circumstances following the exercise of valuer judgement.

8.4 Average / Standard sales area: 100%

8.5 Average/ standard sales area reflects additional quality above warehousing space. E.g., finished to a retail standard, basic plastering out etc, rather than warehousing standard.

8.6 There may need to be an addition of up to 25% on ‘average/ standard’ sales areas to reflect additional quality. The percentage addition should reflect the extent to which the quality exceeds average / standard. It would be expected that the maximum 25% addition would be appropriate for retail accommodation highly superior to the average, where quality confers a substantial value benefit (e.g., national chain garden centre standard) which offer a superior retail environment.

8.7 Similarly a discount from the ‘average / standard’ rate may be justified where the building provides a particularly low standard of accommodation compared with the average. For example, where there is minimal conversion / improvement from a primarily warehouse-standard building, in which case the WHS code should be used, or due to specific ‘disabilities’ such as low internal height, closely-spaced supporting columns, lack of heating, frequent changes in floor levels etc.

8.8 It is important not to double count value in this respect by e.g., adopting a value at the top or bottom of the main space range and then adding or deducting for quality.

8.9 Warehouse/storage buildings

8.10 These will represent a wide range and quality of buildings. The general range of values would usually be from 30% to 75% of the main space rate.

8.11 Covered sales areas

8.12 These are open sided structures for the public to browse the fish stocks.

8.13 30% of main space - lightweight tubular steel construction (poly tunnel) with a domed roof covered with thick gauge plastic sheeting.

8.14 40% of main space - for a more substantial framework construction and roof covering.

8.15 50% of main space - canopied areas which are generally the same construction as the main warehousing.

8.16 Metal storage containers

30% of main space.

8.17 Portable buildings

40% of main space (if used as offices).

8.18 Offices and mess rooms partitioned from main space

If of the same quality, adopt same rate as for the building in which they are located.

8.19 Restaurants/coffee shop/kitchens/prep rooms etc

If of the same quality, adopt same rate as for the sales building in which they are located.

8.20 Car parking

Car Parking is reflected.

8.21 Land (display / sales)

20% of main space. To apply to all surfaces except grassed land. No allowance is appropriate for circulation space.

8.22 Land used for storage

5% for a clearly defined area of land used exclusively for storage. The 5% of the main space applies to all surfaces.

8.23 Tanks

Tanks under 400m3 will not be rateable, unless they are not easily moved e.g., set in concrete base. Consideration to the land on which they are sitting will also be appropriate whether the tank is rateable or not.

8.24 Lagoons

These will be valued as per the Cost Guide. Consideration to the land on which they are sitting will also be appropriate.

8.25 Land siting lagoons and tanks

These will normally be grassed areas. No allowance is appropriate for circulation space and the area of the tanks/lagoon should not be removed. Valued £/m2 based on the local agricultural land value, which the class co ordination team can assist with.

9. Valuation support

Rating Support Application (RSA)

Survaid

Valuation Panel 1 (VP1) animal & rural class co-ordination team (CCT) members

SharePoint guidance for G class suffix

Appendix 1 - Fish farms inspection guide and checklist

BEFORE LEAVING THE OFFICE
- print out from VMS a site plan, showing buildings and surrounding fields
- always run an internet search on the address or name of the site for up-to-date information and what you may expect to find
- download any useful information relating to the property off the internet
- ensure that your scheduler is up to date and shows your itinerary
ON SITE

a) Identifying the hereditament

Using the site plan that was prepared in the office before the inspection:
- mark the boundaries of the whole hereditament - include any domestic and agricultural elements
- identify and mark up on the plan any domestic occupation within the hereditament - these will be subject to Council Tax and will need to be banded
- identify and mark up on the plan any parts that may qualify for agricultural exemption - identify field by field, building by building
b) Photographs

Whilst on site take plenty of photographs for evidential purposes and to minimise the risk of needing to re-inspect. These should include:
- each of the dwellings, buildings, land, tanks, lagoons
- general views, showing the relationships between the buildings and other elements and their proximity to each other
- any physical boundaries and their juxtaposition with buildings
INSPECTING

Fish farms inspection checklist (https://assets.publishing.service.gov.uk/media/67ee66d698b3bac1ec299c4e/fish_farms_inspection_checklist.docx)