Is Stonegate Playing Fair? The PCA’s Investigation & How to Fight Back

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The Pubs Code Adjudicator (PCA) has launched a major investigation into Stonegate (including Stonegate Pub Partners and Craft Union) for suspected breaches of the Pubs Code between July 2021 and July 2026.

If you are a current or former tenant, this is your chance to hold them accountable.

🚨 BREAKING NEWS 🚨 UPDATE

Following representations by the Pubs Advisory Service, the Pubs Code Adjudicator has confirmed that evidence relating to Regulation 47 gaming machine arrangements can be submitted as part of the newly launched investigation into Stonegate.

In our correspondence to the PCA, we highlighted that there is no specific “gaming machine waiver” within the Pubs Code and questioned why this issue had not been included within the original investigation scope. The PCA has now invited the submission of evidence on this matter for consideration.

For over a decade, tied pub tenants have raised concerns regarding gaming machine provisions in tied agreements. We have consistently argued that this issue deserves proper regulatory scrutiny alongside other Code compliance matters.

If you are a current or former Stonegate tied tenant and have evidence concerning gaming machine arrangements, the PCA has asked that evidence be submitted directly to the investigation team.

This is an important development and demonstrates why publicans must continue speaking up when they believe the Pubs Code is not being fully complied with.

 

What is the PCA investigating?

The regulator is looking into whether Stonegate failed its tenants by:

  • Hiding property issues or providing inaccurate Schedules of Condition.

  • Using unrealistic financial forecasts to push tenants into unsustainable business plans.

  • Ignoring tenant requests for key data during rent negotiations.

  • Failing to ensure Business Development Managers (BDMs) behaved fairly or kept proper meeting notes.

  • Offering New agreements with Gaming Machine Ties and requesting money or a higher rent to remove any “gaming ties”

How to take action

The PCA needs hard evidence from tenants to build their case, but the deadline to submit is tight: 5:00 PM on 12 August 2026.

Because running a pub leaves you with very little free time, we have done the heavy lifting for you. We’ve put together a quick, step-by-step guide to help you gather your emails, contracts, and notes, and submit them to the PCA without the headache.

👉 [Download Your Free PCA Submission Guide Here]

Business Rates Reform: What Pub Operators Need to Know Right Now

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Business Rates Reform: What Pub Operators Need to Know Right Now

The UK Government has launched a major Call for Evidence on business rates reform, and it could have serious implications for pub operators across England.
The consultation — open until 18 February 2026 — focuses on how the business rates system can better support investment, growth,
and the long‑term viability of sectors like hospitality.

Why This Matters to Pubs

Business rates are one of the largest fixed costs pubs face. Unlike many other industries, pubs rely heavily on physical space, in‑person trade,
and long‑term investment into buildings, kitchens, garden areas, and interiors.

When rates rise suddenly — often following improvements or revaluations — this can make operators delay investment, put expansion plans on hold,
or in some cases threaten commercial viability. The government has recognised that the current system creates barriers to investment,
and this review could shape the future landscape for the entire pub sector.

Key Issues Being Reviewed

1. Moving from “Slab” to “Slice” Taxation

Currently, if improvements push a pub’s Rateable Value over a threshold, the entire value is taxed at the higher rate.
A “slice” system — similar to income tax bands — would only tax the portion above each threshold.
This would reduce the financial shock when operators invest in their buildings.

2. Reforming Small Business Rates Relief (SBRR)

The current SBRR rules create a harsh “cliff‑edge” where even opening a second small site can cause an operator to lose all relief overnight.
The government wants evidence of how this prevents small pub businesses from growing.

3. Improving Improvement Relief

Improvement Relief currently gives 12 months of protection from increased rates following qualifying refurbishment work.
But pub refurbishment cycles are normally 3–5 years. This consultation seeks views on extending or reshaping this relief.

4. Empty Property Relief (Landlord‑Focused)

Property owners — including brewery and pub‑company landlords — argue that current rules don’t fit with real refit and downtime patterns,
especially during long void periods. Reform is expected here too.

5. Receipts & Expenditure (R&E) Valuations

For pubs valued on R&E, valuations can be unpredictable, making it hard to plan long‑term investment.
This consultation specifically asks for experiences and suggestions to improve transparency and predictability.

What Pub Operators Should Do Now

This is a rare opportunity to influence how business rates evolve over the coming years.
Operators should consider submitting evidence if:

  • You’ve delayed improvements because of business rates increases
  • You were hit unexpectedly hard by a revaluation
  • SBRR rules discouraged you from expanding
  • Your R&E valuation felt unpredictable or unclear
  • Business rates have shaped major investment decisions

The hospitality sector has a powerful story to tell — and needs to be heard clearly.

Submit Your Views

Visit the Official Govt website HERE

 

Why Now Is the Time to Challenge Your 2023 Business Rates

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Why Now Is the Time to Challenge Your 2023 Business Rates (MCC Explained)

If you run a pub, you already know how tough the trading environment has become. Rising costs, shifting customer behaviour, local developments, and economic pressures have taken a toll on businesses up and down the country. What many operators don’t realise is that these changes could form the basis of a powerful MCC challenge — and the window to act is closing.

What Is an MCC Challenge?

MCC stands for Material Change in Circumstances.
It allows a business to challenge its Rateable Value (RV) when something significant in the surrounding area or trading environment has changed in a way that negatively affects performance.
Typical examples of valid MCC grounds include:
  • Major road changes or infrastructure works
  • New developments reducing footfall
  • Local competition shifts
  • Area‑wide economic decline
  • Changes in visitor patterns, commuting routes, or accessibility
  • Loss of Public Services
If these factors have impacted your pub, you may be overpaying on business rates — sometimes significantly.

The Critical Deadline: 31 March 2026

You can still challenge the 2023 Rateable Value, but only if your MCC notice is submitted to the VOA before 31 March 2026.
After that date, the opportunity disappears — even if your business has suffered real, measurable harm.
This is why acting now matters.

Why an MCC Challenge Is Worth Considering

A successful MCC challenge can deliver two major benefits:

1. Lower Business Rates Moving Forward

Your pub’s RV is corrected downwards if the challenge succeeds, reducing the financial burden going forward.

2. Backdated Refunds — Cash Back

This is the part many operators overlook:
A reduction in RV is backdated to the point the change in circumstances occurred.
That means you could receive a cash repayment from your local authority for years of overpaid business rates.
For pubs already struggling with margins, this can be a meaningful injection of funds.

Why Work With the Pubs Advisory Service

At PAS, we specialise in deep‑dive analysis that identifies grounds for MCC challenges that most businesses wouldn’t spot alone. Our research includes:
  • Local area data
  • Local authority changes
  • Footfall and trading pattern analysis
  • Competition mapping
  • Infrastructure and transport shifts
  • Long‑term economic data
  • Case‑law‑based qualifying criteria
This detailed, evidence‑driven approach means we can identify multiple, valid, and actionable MCC angles — increasing the likelihood of a successful outcome.

If Your Pub Has Been Affected, Now Is the Time

The clock is ticking. If you’ve experienced anything that has dented your trade, reduced passing traffic, or changed customer behaviour, it is well worth exploring an MCC challenge.
A simple notice lodged before 31 March 2026 protects your right to challenge.
Missing that date means losing the opportunity completely.

The Truth Behind the 15% Pub Relief and the Collapse of the VOA Valuation Model

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🚨 Breaking News for the Pub Sector: Why the 15% Relief Will Not Help Immediately and Why the VOA Valuation System Is Now in Crisis

The Government’s new business rates announcement landed with a big headline:
“Pubs will get 15% off their bills from April.”
But as always with business rates, the truth is more complicated and far more important.
In this post, we explain why most pubs will not feel that 15% in Year 1, how transitional relief actually works, and the major industry development that could reshape how pubs are valued in the future.
The key update is this. The entire pub sector has withdrawn its support for the VOA’s approved valuation guidance. This is a significant step and it forces the Government to review the system from the ground up.
Let’s break it all down.

1. The 15% Pub Discount Sounds Big but It Will Not Help This April

The Minister’s statement made the 15% reduction sound like immediate financial relief for pubs. The reality is very different.

Most pubs will not feel the benefit of the 15% discount in Year 1.

This is because transitional relief applies first. Transitional caps are designed to prevent bill shocks after a revaluation. These caps limit how much your bill can rise, and they take priority before any other reliefs or discounts are applied.
So the sequence looks like this:
  • Your new Rateable Value (RV) is set
  • Transitional caps limit how much the bill can increase
  • Only after this is the 15% discount applied
In nearly all cases, the transitional cap already reduces or controls the bill so much that the 15% makes only a small difference in the first year. It is only in Years 2 and 3, when the caps loosen, that the 15% becomes meaningful.

2. The Industry Has Withdrawn Approval of VOA Valuation Guidance

This is the major story.
Pub sector bodies have formally withdrawn their support for the VOA’s valuation guidance. This is the guidance used to calculate Rateable Values and it underpins the entire business rates system for pubs.
The implications are significant:
  • The industry has declared that the current valuation method does not work
  • The Government has acknowledged the issue
  • A full review of valuation methodology is now expected
  • This could be the biggest change to pub valuation in decades
The withdrawal of support means the system has lost credibility. The methodology used to value pubs is no longer accepted by the industry it affects.

3. Two Real Pub Examples: What Happens to Bills in 2026

To understand how all of this works in practice, here are two real modelling examples.

Example 1. Small Pub: RV £13,000 rising to £24,000

2025 to 2026 before revaluation

  • RV: £13,000
  • Eligible for 100% Small Business Rates Relief
  • Bill: £0

2026 to 2027 after revaluation

  • New RV: £24,000
  • Uncapped bill: around £8,976
  • Transitional cap limits the increase to £800
  • 15% pub discount reduces this by £120
  • Final bill: £680

Key point

The transitional cap does almost all the work. The 15% discount has minimal effect in Year 1.

Example 2. Medium Pub: RV £22,000 rising to £34,000

2025 to 2026 before revaluation

  • RV: £22,000
  • Bill: about £10,978

2026 to 2027 after revaluation

  • New RV: £34,000
  • Uncapped bill: around £12,716
  • Transitional cap limits the bill to £12,624.70
  • 15% pub discount reduces this by £1,893.71
  • Final bill: £10,731

Key point

Despite the RV rising sharply from £22,000 to £34,000, the bill only increases by about £247 because the transitional cap, not the 15% discount, is doing most of the work.

4. What This Means for Your Pub

Short term

  • Do not expect major savings from the 15% discount in Year 1
  • Transitional relief will dictate your bill this year

Medium term (Years 2 and 3)

  • The 15% discount becomes more useful as transitional caps loosen
  • Bills will begin to reflect the true Rateable Value

Long term

  • A full review of the valuation methodology is coming
  • The sector’s withdrawal of support is a major turning point
  • This could lead to a fairer, more modern valuation approach
This moment is more important than any single relief or discount.

5. Final Thoughts: A Turning Point for the Pub Sector

The Government’s announcement made it sound as though April would bring immediate relief. The truth is more complex.
  • The 15% discount is real but delayed in its impact
  • Transitional caps will dominate bills in Year 1
  • The withdrawal of industry support for VOA guidance is the real story
  • A full review of valuation methodology is coming
This could shape the future of pub valuation for years to come.
If you need analysis of your pub’s specific position or want to model the impact of your RV change, PAS can help.

Tackling Business Rate Challenges – video blog

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Watch us reveal the problem with business rate valuations.

Lewes, East Sussex, is home to some incredible pubs and a regional brewer (Harvey’s) steeped in history and character. Recently, I took a short tour around the town, visiting several of these establishments to highlight a pressing issue affecting the hospitality sector: business rate valuations for 2026. The recent publication of the 2026 business rate “revaluations” is proving to be a major challenge for pub owners, impacting profitability and sustainability over the coming three years.
During my visit, I spoke about how inaccurate valuations can put unnecessary strain on local businesses. I also spoke with long-standing Lewes publican Dominic McCartan of the Snowdrop Inn, who has fought against VOA valuations for many years now.
Many pubs are struggling to keep their doors open, not because of a lack of customers, but because of the financial burden imposed by these rates.
This isn’t just a Lewes problem—it’s a nationwide issue. You could have shot this video in many other towns and cities. Pubs are the heart of our communities, and they deserve fair treatment when it comes to taxation and valuation.
I’m inviting others to do the same, take a walk through your local town, visit your favourite pubs, and share their RVs and reveal the unfairness.
Let’s shine a light on the challenges caused by statutory valuation and push for change together.
Get in touch and let us know if you have shot a similar video or have noticed something troubling about business rate revaluations in your area.
Together, we can make a difference. If you’re a supporter of local pubs, now’s the time to speak up. Let’s keep these community hubs thriving!
For more resources and help with your business rates, see HERE
Pubs visited during the tour:
Name Link
Snowdrop Inn – dead-end road, edge of town Snowdrop VOA listing
Dorset Arms – rooms, large site, car parks Dorset Arms VOA listing
Gardeners Arms – High Street, plaza-style, street market and shops Gardeners Arms VOA listing
John Harvey Tavern – town centre, historically rated lower than Snowdrop John Harvey Tav VOA listing
Kings Head – huge, close to the football and the railway Kings Head VOA listing
Lansdown Arms – the smallest pub in Lewes Lansdown Arms VOA listing
Volunteer Arms – town centre, bus stops, car parks, supermarket, street market Volunteer Arms VOA listing

The Pubs Tax Mystery

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🚨 Why the VOA’s “Approved Guide” Is a Unique and Damaging Anomaly 🚨

Welcome to the world of property valuation, where boring manuals usually dictate your business rates—unless you run a pub. In that case, you are subject to a piece of guidance so unusual, so unique within the entire UK government valuation framework, that it deserves serious scrutiny.

The Valuation Office Agency (VOA) assesses business rates for almost every property in England and Wales. But when it comes to pubs, they deviate from their standard operating procedure in a way that is highly irregular and, critically, damaging to individual publicans.

The Fun Fact: A Valuation Rulebook Co-Written by the Industry

For nearly every property type—a high-street shop, a sprawling factory, or a city office block—the VOA publishes its own, internal Rating Manual and Practice Notes. These are unilateral rules set by the government, telling businesses how they will be valued. The industry might be consulted, but the final word belongs to the VOA.

The Public House Exception:

The document used to formulate pub rates is known as the “Approved Guide for the Valuation of Public Houses.”

The key word here is “Approved.”

This guide is formally agreed upon between the VOA and a collection of private bodies known as the Pubs Rating Forum. This forum is composed of trade associations—not government officials.

The Damage: How “Approval” Creates a “Safe Harbour”

Why does the VOA cling so tightly to the term “Approved,” and why is this so damaging to individual pubs?

The answer lies in the legal concept of the “Safe Harbour.”

  • In other UK Law (e.g., Money Laundering): If an institution follows government-approved guidance, they are generally protected from legal challenge or prosecution. The guidance acts as a shield.

  • In the VOA/Pubs Context: The VOA weaponises this term. The “Approved Guide” does not legally require a publican to follow it, but it grants the VOA a powerful defence.

If a publican challenges their business rates in the Valuation Tribunal, the VOA can simply state: “We followed the Approved Guide—a document agreed with the industry’s representatives.”

This makes it incredibly difficult, time-consuming, and expensive for the individual publican to argue that the methodology itself is flawed or creates an unfair result for their specific business. The “approval” instantly lends an air of legitimacy to a potentially flawed, one-size-fits-all calculation.

The Anomaly: An Executive Agency Outsourcing its Tax Policy

The VOA is an Executive Agency—the operational arm of HM Revenue & Customs (HMRC). It is an agency of the State, responsible for calculating a form of taxation (business rates).

It is highly irregular for an Executive Agency to formally “agree” its official operational manual, which sets tax methodologies, with a private trade forum. This is tantamount to the government outsourcing its tax-setting policy to the very group that pays the tax.

The critical takeaway is simple: The organisations who claim to “represent the industry” by giving their “approval” to this guide are, in reality, simply helping the VOA defend its valuations. They are providing the VOA with a powerful legal and administrative tool that silences challenges from individual pubs.

This “Approved Guide” stands alone in the VOA’s valuation framework. Its uniqueness is a testament to the influence of the Pubs Rating Forum, and the damage it causes to publicans fighting unfair valuations is immense.

See the Guide for Yourself

You can see the guide the VOA relies on by downloading a copy HERE.

What do you think? Is it fair for the government to co-write tax assessment rules with private industry bodies?

Navigating the Shift: 2026 RV Business Rates Interactive Maps Are Live

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Why 2026 is a “Revaluation Year” to Watch

 

As the RV industry prepares for a landmark year of growth, staying ahead of the “cost of doing business” has never been more critical. Today, we are excited to announce the official release of our 2026 RV Business Rates Interactive Maps.With the 2026 Rating Revaluation fast approaching, business rates are set to undergo their most significant shift in years. These maps are designed to give you clarity in an uncertain market.

On April 1, 2026, the Valuation Office Agency (VOA) will update the rateable values (RV) of all commercial properties based on market rental values from 2024. Early data suggests a significant rebalancing and the majority of pubs will be far worse off:

  • Pub, Bar & Leisure: We are seeing around 80% of businesses have had an increase in their RV.
  • Small Business Support: New transitional relief schemes are being introduced to cushion the blow for those seeing the sharpest increases, but it does not cover all the increases – e.g., premium Sport TV pubs. In any event, the full weight of the bills will be evident a couple of years down the line as the relief tapers away.

What’s Inside the Interactive Maps?

We didn’t just want to give you a spreadsheet; we wanted to give you a strategy tool. Our new interactive platform allows you to:

  • Visualize Regional Shifts: Use maps to see where the revaluation has impacted pubs local to you.
  • Compare Your Pub: Toggle between the better off, the worse off and any closed sites.
  • Budget with Precision: View how you are being assessed in relation to similar pubs in other areas see all the percentage shifts in the valuations between 2023 and today
Expert Tip: The draft 2026 rateable values have been published months in advance. You won’t be able to launch a challenge until April 202,6 so now is the perfect time to check your valuation and ensure your business isn’t overpaying.

How to Use the Map for Your 2026 Planning

  1. Search Your Region: Zoom into your specific county or town to see local trends, those rising and those falling.
  2. Analyse the “Why”: Click on specific data points to understand the market and how you compare to it.
  3. Take Action: If the map indicates a significant increase in your property’s value, use this data to start conversations with the Pubs Advisory Service early.

Need a personalised rate analysis?
Our team is standing by to help you interpret your data. Contact us today.

OUR PUBS PODCAST Business Rates and the VOA: with Chris Wright and Joe Cussens

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😤 Are you feeling frustrated with the pub industry? You’re not alone. In our latest Speak Out Podcast, Chris & Joe dive deep into the mental strain pubs face under an unfair business rates system. From skyrocketing valuations 💸 to the stress of appeals 😩, we uncover why the current setup feels like a rigged game 🎲.

🔥 PLUS: Don’t miss the added extra at the end – The Autumn Budget Update!

Key Takeaways:

✅ Why pubs are being punished for success
✅ The emotional toll of fighting the VOA system
✅ Real stories of inequity (Wagamama vs Slug & Lettuce 🍜🍸)
✅ How YOU can join the fight for fairness ✊

Why This Matters:

Business rates have become an existential threat for many pubs. The current valuation system unfairly penalises successful operators, creating stress and uncertainty across the sector. This episode shines a light on these issues and offers practical steps to drive change.

Next Steps for Publicans:

📢 Here’s how you can take action:
👉 Contact Pubs Advisory Service for guidance
👉 Support industry campaigns for fair taxation
👉 Push for a full government review into the so-called approved guidance

Watch & Listen:

🎥 Catch the full episode now and join the conversation: YouTube

Joe Cussens is sadly no longer running pubs but he can be found helping them see here

Tags & Hashtags:

#pubsadvisoryservice #ukpubs #hospitalityindustry #PubTalk #BusinessRates #SaveOurPubs #HospitalityCrisis #SpeakOutPodcast #FairValuations #ukhospitality

New Podcast Alert: Business Rates & Budget Update

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We’ve just released two special episodes of the Our Pubs Speak Out Podcast exclusively for Pubs Advisory Service members.

We speak with Joe Cussens, formerly a multisite operator and founder of the Bath Pub Company now at Yardstick Consulting

Its all about the VOA and business rates – Joe spoke with us earlier in the year about what happened with his pubs, but he kindly came back for a post-budget catch-up.

✅ No waiting – listen now!
✅ No adverts – straight to the point.
✅ Essential insights – all about business rates and a bonus episode what happened this week.

This episode breaks down what the changes mean for publicans and what you need to know to stay ahead.

👉 Members can access the podcast immediately via this link.

👉 Non–members can join as a resource subscriber via this link.

Stay informed. Stay prepared.

Pub Business Rates Revaluation – The Figures Are DAMNING

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🚨 URGENT: Pub Business Rates Revaluation – The Figures Are DAMNING 🚨
This data confirms a punitive tax hike on a shrinking sector.
Pub Business Rates Stats do not lie: Source: VOA RV Data

extracts by Pubs Advisory Service Limited

2023 RV
41560 pubs on the list
£1,262,415,494 RV total
£30,375 Avg RV per Pub
……………….

2026 RV
39661 pubs on the list a decrease of 4.57%
£1,674,446,129 RV total increase of 32.64%
£41,560 Avg RV per pub increase of 36.82%
………………….

BOTTOM LINE: The few pubs left are being forced to shoulder a colossal, disproportionate tax burden. This is unsustainable and guarantees more closures. We need a coordinated strategy NOW.

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