Lifeboat stations
Source: gov.uk (2025-04-28)

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

1. Scope

The hereditaments to which this section refers are lifeboat stations occupied for the purpose of operating search and rescue services around the coasts as well as on some inland waterways including along the River Thames.

2. List Description and Specialist Category Code

List Description: Lifeboat Station and Premises

SCat Code 420: Suffix N

3. Responsible Teams

This is a specialist class and responsibility for valuation will lie with National Valuation Unit (NVU) Civic and Specialist Property Inspection Teams. Queries of a complex nature arising from the valuation of individual properties should be referred to the NVU Class Lead via the Class Co-ordination Team (CCT).

4. Co-ordination

NVU Civic Team has overall responsibility for the co-ordination of this class. The CCT are responsible for the approach to and accuracy and consistency of valuations. The 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.
- Not depart from the guidance given on appeals or maintenance work without approval from the co-ordination team.
- Seek advice from the co-ordination team should any issues arise that are not covered in this instruction.
5. Legal Framework

Lifeboat stations are a sui–generis class and consequently, as a general rule, only evidence relating to hereditaments in the same mode or category of use is pertinent. See:
- Scottish and Newcastle (Retail) Ltd v Williams (VO) (RA 2000 P 119) and the subsequent Court of Appeal decision –Williams (VO) v Scottish and Newcastle Retail and Allied Domecq [RA 2001 P 41)
- Re the appeal of Reeves (VO) RA 2007 P168
- Dawkins (VO) v Royal Leamington Spa BC and Warwickshire County Council (1961) RVR 291.
See Rating Manual Section 2 Part 7 Appendix 2 thereof for guidance on mode and category of use at the material day.

6. Survey Requirements

6.1 Method of Measurement

There is virtually no arms-length open market rental evidence in this sector and as a consequence property within this class will normally be assessed using the contractor’s basis of valuation. Measurement should be to Gross Internal Area (GIA) as defined in the Valuation Office Code of Measuring Practice.

6.2 Description

Ten types of lifeboat stations are shown in the Practice Note.

Having identified the lifeboat station type the appropriate cost outlined in the practice note should be used in the valuation. Information from inspections and local knowledge should be used to determine the lifeboat station type.

6.3 Requirements

a. Unit of Assessment

The principles referred to in Rating Manual Section 2 Part 2 2. Identification of the hereditament should be adhered to. In cases of difficulty advice from the Technical Advisor/NVU specialist should be obtained. The normal approach should be applied to the identification of hereditaments and no attempt should be made to aggregate property which on normal rating principles constitutes more than one hereditament.

Care should also be taken in the identification of the extent of the hereditament as any part of the property below the low water mark will not be rateable unless the Billing Authority’s boundary has been extended.

b. Survey Detail

The following information is required:
- A plan (CAD) or otherwise should be obtained where available and check dimensions made on site as necessary, otherwise a plan should be drawn up.
- Type of lifeboat station.
- Only the GIA of individual building(s) and any extensions is required unless there is a significant variation in the type of accommodation.
- Age of all buildings/extensions.
- Description and detail of services to the hereditament e.g. heating, air conditioning, security systems (to include CCTV), solar panels, wind turbines etc.
- Brief details of the external areas including any hardstandings, boundary treatment etc.
- The site area. Where total site area is not known an addition should be made for the land value based on an area of two times the ground floor of the lifeboat station including areas such as a slipway that extends beyond the low water mark.
7. Survey Capture

Survey information including plans are to be stored on EDRM. The GIA of the building(s) is to be entered onto the valuation spreadsheet held on the non-bulk server (NBS).

8. Valuation Approach

The special nature of these hereditaments and the circumstances under which they operate will normally exclude a valuation approach on a receipts & expenditure basis and, in the absence of rental/comparative evidence for the hereditaments in this section, the basis of assessment is the contractor’s basis as detailed in Rating Manual: Section 4 Part 3 The Contractor’s Basis of Valuation and the practice note applicable to the relevant Rating List.

It should also be noted that:
- Any occupation of a distinct sales or museum area should be assessed on the prevailing rental basis.
- Any separate support facility on land should be considered for a valuation on a rental approach. It is anticipated that the contractor’s basis will only be appropriate where the shore facility is sited close to a lifeboat berth or mooring.
- Any vacant lifeboat station should be valued on the prevailing rental basis according to its next use.
Should case workers become aware of the existence of an arms-length lease relating to a lifeboat stations full details are to be obtained, preferably on a Form of Return, and a completed copy forwarded to the relevant specialist in NVU before proceeding with the valuation.

9. Valuation Support

Valuations are to be carried out using the valuations on generic contractor’s basis spreadsheet held on the non-bulk server (NBS).

Practice note: 2023 - lifeboat stations

1. Market Knowledge

1.1 Background

Lifeboat stations are operated by a large charitable organisation that saves lives at sea around the coasts of the UK, Ireland, the Channel Islands and the Isle of Man as well as on some inland waterways.

The organisation is principally funded by legacies and donations with most lifeboat crew members being unpaid volunteers. The organisation does not seek funding from Central Government.

Further, the organisations lifeguards operate on over 200 beaches in the UK.

It aims to end preventable loss of life at sea, to reduce its carbon footprint so that donations go further and to maximise its benefit to the community. These aims are reflected in energy saving projects at its lifeboat stations and administrative offices, and an upgrade of its stations.

1.2 Lifeboat Stations

The operator has 238 lifeboat stations around the UK and operates a fleet of different types of lifeboats. The 24-hour search and rescue service provided operates from these stations These include four along the River Thames and four inland lifeboat stations.

There are recent new lifeboat station development projects in both England and Wales which can be easily found on the intranet.

1.3 Lifeboat types

The organisation has an active fleet of over 340 lifeboats, ranging from 3.8–17m in length, as well as a relief fleet. There are also four active and three relief hovercraft.

Different classes of lifeboat are needed for various locations, depending on geographical features, the kind of rescue work that the station is asked to do and the cover provided by neighbouring stations. Therefore, lifeboats are divided into two categories: all-weather and inshore.
- all-weather lifeboats (ALBs) are capable of high speed and can be operated safely in all weather. They are inherently self-righting after capsize and fitted with navigation, location and communication equipment.
- inshore lifeboats (ILBs) usually operate closer to shore than ALBs, in shallower water, close to cliffs, among rocks or even in caves.
- Hovercraft can operate in areas such as mud flats or river estuaries that are inaccessible to conventional lifeboats.
As technology improves and boat sizes change, the boathouses sometimes undergo works of expansion to allow them to accommodate new boat design.

2. Changes from the 2017 Practice Note

There are no fundamental changes to the previous Practice Note. Stage 1 costs, Stage 2 obsolescence and land values have been updated.

3. Ratepayer Discussions

No discussions have taken place between any representative body or their agents.

4. The Valuation Scheme

Since there is no available rental evidence for lifeboat stations, this property class is valued on the contractor’s basis. Properties should be measured to GIA.

4.1 Valuations using the Contractor’s Basis

Being largely sea front occupations, it should be borne in mind that only those parts of a lifeboat station that are above the low water mark are to be valued for rating as local authority jurisdiction is terminated at that point.

The low water mark is shown on ordnance survey maps.

4.2 Stage 1 – Estimated Replacement Cost

4.2.1 Building Cost and Type

Lifeboat stations fall into several types. Pictures of these types are shown in Appendix A and the valuer should therefore fit the property to be valued into one of these examples.

Having established the lifeboat station type, it is then necessary to obtain the applicable cost from the 2023 Cost Guide.

These costs are shown in Appendix B and are linked to the appropriate type of station. Lifeboat stations with exceptional design features such as Sennan with two slipways or Workington with a gantry / davit, should be matched with the closest type shown in Appendix A with the additional items valued according to the costs shown in Appendix B.

The costs shown in Appendix B are for ease of reference. In all cases where a cost guide code is shown that must be input into the NBS template, not the costs shown here. Where the cost guide code shows options, the costs shown in this practice note should be used to aid selection. Should the cost guide show differing costs to those shown in a current version of this practice note, please refer to the Class Coordination Team (CCT).

4.2.2 Location Factors

Where appropriate costs should be adjusted for location by reference to the Location Factors set down in the 2023 Rating Cost Guide and included at Appendix C.

4.2.3 Contract size adjustment

Contract size adjustments should be made in accordance with the guidance given in the 2023 Rating Cost Guide and included at Appendix D.

4.2.4 Professional Fees and Charges

Professional fees and charges are to be added for in accordance with the guidance given in the 2023 Rating Cost Guide and included at Appendix E.

4.2.5 External Works

External Works are in all circumstances to be taken at a figure of 5% of adjusted replacement cost.

4.3 Stage 2 – Age and Obsolescence

The standard industrial age-related allowances scale contained in the Rating Manual Volume 4 Section 7 should be applied in most circumstances and these are included at Appendix F.

4.4 Stage 3 – Land Values

Where total site area is not known an addition should be made for the land value based on an area of two times the ground floor of the lifeboat station including areas such as a slipway that extends beyond the low water mark.

The land values to be used are shown in Appendix G for the appropriate regions.

A minimum land value of £5,000 has been set for each hereditament. This land value will be subject to a depreciation allowance reflecting the age and obsolescence value of the buildings occupying the site.

4.5 Stage 4 – Decapitalisation Rate

The Effective Capital Value (ECV) of the hereditament shall be de-capitalised to an annual equivalent by taking the prescribed (higher) rate.

4.6 Stage 5 – End Adjustments

It is not anticipated that there will be any allowance necessary for fragmentation or poor layout.

The only end adjustment anticipated is due to the location of the hereditament, where a boat has to be towed through a town to reach the sea front or where the station is more than half a mile away from the nearest town or village.

4.7 IT Support

The standard generic contractor’s spread sheet held on the Non-Bulk Server should be used for all valuations selecting “Other Valuations on Generic Contractors Basis”.

Appendix A

Restricted

Appendix B

Building costs

Appendix C

Location adjustment

N.B. The Regions referred to are administrative areas and are not significant boundaries.

Appendix D

Contract Size Adjustment

The adjustment for contract size should be made having regard to the total ERC (after adjustment for location but before the addition for fees) in accordance with the following scales:

Appendix E

The addition for fees

Fees should be added at the percentages shown in the VOA published Cost Guide at Section 7. For convenience these are shown below. Note that minimum fees may apply to counter inversion.

Appendix F

Industrial Buildings Obsolescence Table

Notes Applicable to Industrial Scale

As noted above, the scale of allowances commonly referred to as “the Monsanto scale” (derived from the approach determined in Monsanto v Farris (VO) 1998 RA 217) continue to be applicable to Industrial buildings.

The scales refer to the actual age of the specific item. A notional age can be adopted where the item has undergone significant improvement or refurbishment.

The scales do not provide for physical obsolescence alone. They also reflect the expected degree of functional and technical obsolescence for an asset of that age.

Any extraordinary functional or technical obsolescence may result in an additional allowance being considered. Examples include superfluity for modern purposes or where new technology evidences that the actual asset is relatively inefficient. Where an additional allowance is made the reasons for it must be stated in the valuation notes.

An element of risk of failure and the requirement of the tenant to replace the item at the end of its useful life is incorporated in the allowances.

It should not be automatically assumed that because a property is old it merits an allowance. Age in itself is not a disability but rather what often flows from age.

The scales are intended to provide a degree of uniformity of allowance. They should be regarded as the maximum allowances to be given.

The scales should only be used as guidance in accordance with the principles outlined in the Rating Manual.

Allowances in excess of 50% for buildings or P and M should only be adopted in exceptional circumstances. It is unlikely that many very old buildings exist which have not undergone some form of modernisation or refurbishment. Where a building or piece of plant has obviously not undergone refurbishment or modernisation at some stage it is permissible to give allowances up to a maximum of 65% as indicated in the scales (below).

Allowances may be up to 50% higher from those shown in the scales for structures which are of a temporary nature and have continued in use well beyond their intended life span.

It should not be assumed automatically that because an item of plant or machinery is old it merits an allowance. If an asset is well maintained the amount of use may well not affect the item or its value. However, with age the risk of breakdown is likely to increase and functional and technological obsolescence factors are likely to become prevalent. These factors must be borne in mind when selecting an appropriate obsolescence allowance.

The scales of allowances therefore take into account the average use of items over a period of time, bearing in mind the physical, functional and technical obsolescence that may occur during the stated period.

Where judgement through actual knowledge of the item is inconsistent with the allowance scales the item should be valued accordingly recording the reasons for the divergence from the scale.

In any instance of variation from the scales in accordance with these instructions, the reasoning for this must be recorded in the valuation.

Appendix G

Land Values

Practice note 1: 2017: the valuation for rating of RNLI lifeboat stations

1. Market Knowledge

1.1 Background

The Royal National Lifeboat Institution (RNLI) is the largest charity that saves lives at sea around the coasts of the UK, Ireland, the Channel Islands and the Isle of Man as well as on some inland waterways.

Founded in 1824 as the National Institution for the Preservation of Life from Shipwreck, the RNLI was granted Royal Charter in 1860 and is a charity in the UK and Republic of Ireland. The RNLI is principally funded by legacies and donations with most lifeboat crew members being unpaid volunteers The Institution does not seek funding from Central Government. Further, RNLI lifeguards operate on over 200 beaches in the UK.

The aims of the RNLI is to end preventable loss of life at sea, to reduce its carbon footprint so that donations go further and to maximise its benefit to the community. These aims are reflected in energy saving projects at its lifeboat stations and administrative offices, and an upgrade of its stations.

1.2 Lifeboat Stations

The RNLI has 237 lifeboat stations around the UK and operates a fleet of different types of lifeboats. Crews currently rescue on average 24 people a day. The 24-hour search and rescue service provided by the RNLI operates from these stations These include four along the River Thames: Chiswick; Gravesend; Teddington; and Tower, and four inland lifeboat stations at Lough Derg, Lough Ree, Enniskillen and Loch Ness.

From 2010, RNLI projects have included new boathouses at Shoreham, Bembridge, Porthdynllaen and Mumbles to accommodate Tamar all weather boats, a new boathouse at Blyth, a replacement lifeboat station at Portishead and a new floating boathouse at Burnham. There is also an eleven million pound project underway to construct a new lifeboat station at St Davids.

1.3 Lifeboat types

The RNLI has an active fleet of over 340 lifeboats, ranging from 3.8–17m in length, as well as a relief fleet. There are also four active and three relief hovercraft

Different classes of lifeboat are needed for various locations, depending on geographical features, the kind of rescue work that the station is asked to do and the cover provided by neighbouring stations. Therefore, RNLI lifeboats are divided into two categories: all-weather and inshore.

All-weather lifeboats (ALBs) are capable of high speed and can be operated safely in all weather. They are inherently self-righting after a capsize and fitted with navigation, location and communication equipment.

Inshore lifeboats (ILBs) usually operate closer to shore than ALBs, in shallower water, close to cliffs, among rocks or even in caves.

Hovercraft can operate in areas such as mud flats or river estuaries that are inaccessible to conventional lifeboats

As technology improves and boat sizes change, the boathouses sometimes undergo works of expansion to allow them to accommodate new boat design.

2. Changes from the 2010 practice note

The building costs given in Appendix B below now exclude external works and fees additions.

The standard age related allowance scale in the Rating Manual section 4 part 3 should now be applied

3. Ratepayer discussions

No discussions have taken place between any representative body or their agents

4. The Valuation Scheme

Since there is no available rental evidence for lifeboat stations, this property class is valued on the contractor’s basis

Properties should be measured to GIA.

4.1 Valuations Using The Contractor’s Basis

Being largely sea front occupations, it should be borne in mind that only those parts of a lifeboat station that are above the low water mark are to be valued for rating as local authority jurisdiction is terminated at that point. The low water mark is shown on ordnance survey maps. 4.2 Stage 1 - Building Cost And Type

Lifeboat stations fall into several types. Pictures of these types are shown in Appendix A and the valuer should therefore fit the property to be valued into one of these examples.

Having established the lifeboat station type, it is then necessary to obtain the applicable cost from the 2017 Cost Guide.

These costs are shown in appendix B and are linked to the appropriate type of station.

Lifeboat stations with exceptional design features such as Sennan with two slipways or Workington with a gantry / davit, should be matched with the closest type shown in appendix A with the additional items valued according to the costs shown in Appendix B.

The costs shown in appendix B are for ease of reference. In all cases where a cost guide code is shown that must be input into the NBS template, not the costs shown here. Where the cost guide code shows options, the costs shown in this practice note should be used to aid selection. Should the cost guide show differing costs to those shown in a current version of this practice note, please refer to the CCT

Location Factors are to be applied in accordance with the figures given in the 2017 Cost Guide

External Works are in all circumstances to be taken at a figure of 5% of adjusted replacement cost

Contract size adjustment should be made in accordance with standard scales in the 2017 Cost Guide

Professional fees are to be taken in all circumstances at a figure of 10% of adjusted replacement cost

4.3 Stage 2–Age and Obsolescence

The standard age related allowances scale contained in the Rating Manual section 4 part 3 should be applied in most circumstances

4.4 Stage 3—-Land Values

An addition should be made for the land value based on an area of two times the ground floor of the lifeboat station including areas such as a slipway that extends beyond the low water mark.

The land values to be used are shown in Appendix C for the appropriate regions

4.5 Stage 4–Decapitalisation Rate

The Effective Capital Value (ECV) of the hereditament shall be de-capitalised to an annual equivalent by taking the prescribed (higher) rate.

4.6 Stage 5

It is not anticipated that there will be any allowance necessary for fragmentation or poor layout.

The only end adjustment anticipated is due to the location of the hereditament, where a boat has to be towed through a town to reach the sea front or where the station is more than half a mile away from the nearest town of village

4.7 IT Support

The standard generic contractor’s spreadsheet held on the Non Bulk Server should be used for all valuations selecting “Other Valuations on Generic Contractors Basis”

Appendix A

Pictures of Lifeboat Station Types .

VOA Classification - All Weather Lifeboat Stations (Types 1-6)

(Inshore-Types7-9)

1 – Over sea, Padstow

1 - Over sea, Padstow (https://assets.publishing.service.gov.uk/media/59005d1940f0b606e70001fd/Section560-img1.png)

All Weather Lifeboat Stations - Over Sea, Padstow

2 – Land based with slipway, Shoreham

2 – Land based with slipway, Shoreham (https://assets.publishing.service.gov.uk/media/59005d4840f0b606e70001ff/Section560-img2.png)

All Weather Lifeboat Stations - Land Based with slipway, Shoreham

2a – Land based with piled slipway

2a – Land based with piled slipway (https://assets.publishing.service.gov.uk/media/59005d6aed915d06b00001d8/Section560-img2a.png)

All Weather Lifeboat Stations - Land based with piled slipway - The Lizard station.

2b – Land based, Eastbourne

2b – Land based, Eastbourne (https://assets.publishing.service.gov.uk/media/59005db340f0b606e30001ed/Section560-img2b.png)

All Weather Lifeboat Stations - Land Based, Eastbourne

3 – Land based with ramp & Tractor, (Old) Hoylake. (See also ILB photo 7)

3 – Land based with ramp & Tractor, (Old) Hoylake. (See also ILB photo 7) (https://assets.publishing.service.gov.uk/media/59005e2c40f0b606e7000201/Section560-img3.png)

All Weather Lifeboat Stations - Land based with ramp and ttractor, Old Hoylake

4 – Land based with bulldozer & Tractor, Hastings

4 – Land based with bulldozer & Tractor, Hastings (https://assets.publishing.service.gov.uk/media/59005e36e5274a06b00001f0/Section560-img4.png)

All Weather Lifeboat Stations - Land BAsed with bulldozer and tractor, Hastings

5 – Mooring, Newhaven. (See also ILB 8, Poole and ILB 9, Ramsgate)

5 – Mooring, Newhaven. (See also ILB 8, Poole and ILB 9, Ramsgate) (https://assets.publishing.service.gov.uk/media/59005e4240f0b606e7000203/Section560-img5.png)

All Weather Lifeboat Stations - Mooring, Newhaven

6 – Exceptional, Sennan (2 slipways)

6 – Exceptional, Sennan (2 slipways) (https://assets.publishing.service.gov.uk/media/59005e5140f0b606e7000205/Section560-img6.png)

All Weather Lifeboat Stations - Exceptional, Sennan

& Workington (Davit)

and Workington (Davit) (https://assets.publishing.service.gov.uk/media/59005eb6ed915d06ac000249/Section560-img6a.png)

All Weather Lifeboat Stations - Exceptional, Workington

VOA Classification - Inshore LBS (Types 7-9)

(All Weather LBS-Types 1-6)

*7 – Ramp & Tractors, Littlehampton

7 – Ramp & Tractors, Littlehampton (https://assets.publishing.service.gov.uk/media/59005ecc40f0b606e30001f1/Section560-img7.png)

Inshore LBS - Ramp and Tractor, Littlehampton

7a – Station with ramp (no tractor) Happisburgh (ramp out of photo)

7a – Station with ramp (no tractor) Happisburgh (ramp out of photo) (https://assets.publishing.service.gov.uk/media/59005ed740f0b606e7000207/Section560-img7a.png)

Inshore LBS - Station with ramp (no tractor) Happisburgh (ramp out of photo)

8 – Floating, Burnham on Crouch or

8 – Floating, Burnham on Crouch or (https://assets.publishing.service.gov.uk/media/59005f1eed915d06ac00024b/Section560-img8.png)

Inshore LBS - Floating, Burnha, on Crouch

Poole

Poole (https://assets.publishing.service.gov.uk/media/59005fc340f0b606e30001f3/Section560-img8a.png)

Inshore LBS - Floating, Poole

9 – Exceptional, Ramsgate (Davit for ILB)

Inshore LBS - Exceptional, Ramsgate

9 – Exceptional, Ramsgate (Davit for ILB) (https://assets.publishing.service.gov.uk/media/59005ffd40f0b606e30001f5/Section560-img9.png)

Appendix B

Building Costs

Appendix C

Land values to be adopted