The 2026 business-rates revaluation is approaching fast, and clinic owners cannot afford to ignore it. Whether you run an aesthetic clinic, beauty practice, physio centre, wellness studio, or holistic therapy clinic, the new system will affect your operating costs from 1 April 2026.
For many clinics, the changes may result in higher bills — especially where Small Business Rate Relief (SBRR) is lost. But interestingly, others may benefit, particularly those located in premises classed under Retail, Hospitality & Leisure (RHL).
This article breaks down what’s changing, who loses, who gains, and what you should do now.
Revaluation is coming – and your Rateable Value will likely change
From April 2026, every commercial property in England will receive a new Rateable Value (RV) based on 2024 rental data.
For clinics in busy towns, wellness clusters, and high-demand retail corridors, RVs may rise sharply. That alone doesn’t guarantee a higher bill — but what happens next very much depends on your relief status.
Small Business Rate Relief thresholds are NOT increasing
This is the single biggest pressure point for many clinics. The government has confirmed the SBRR thresholds remain frozen:
- £12,000 RV → 100% relief
- £12,001–£15,000 RV → tapered relief
- Above £15,000 RV → no SBRR
But rents have risen dramatically since these limits were set.
Result: Thousands of small clinics will lose relief purely because their RV has risen with the market.
A clinic moving from £9,500 RV to £12,500 RV in 2026 will suddenly go from paying £0 to paying £5,700–£6,200 per year (estimate based on likely 2026 multiplier).
- No phased protection.
- No safety net.
- No transitional cap.
Which brings us to the next issue…
There is no Supporting Small Business Relief for 2026
Many clinic owners have heard of the Supporting Small Business (SSB) Relief — the scheme that capped increases to £600 per year for those hit by the 2023 revaluation. This relief still exists for the 2023–2026 cycle. But it does not apply to the 2026 revaluation and the government has not announced any replacement.
This means:
- If your clinic rises above £12k or £15k RV in 2026
- You pay the full, immediate increase
- With no cap and no tapering beyond SBRR rules
This is why some observers are calling it a stealth tax on small businesses.
But here’s the other side: businesses in RHL properties may benefit
Here’s the part most clinic owners don’t know:
The 2026 system introduces new, lower multipliers for Retail, Hospitality & Leisure premises under £500,000 RV.
This is significant.
If your clinic occupies a property defined as RHL — often high-street units, former shops, beauty premises, wellness studios, some treatment centres and hybrid retail-clinic spaces — you may actually pay less.
RHL properties may get a special, lower multiplier
This reduces your bill even if your RV increases.
Multiplier reductions could improve affordability
Especially for clinics operating like retail/wellness outlets rather than purely medical consulting rooms.
Some clinics may gain relief they never had before
If your premises are listed by the VOA as retail-type units, you may slide into the RHL category automatically.
In practice, that means:
A clinic in a high-street retail unit may see its bills fall, while a clinic in a non-retail office suite or converted house may see its bills rise.
This is why checking your property’s use class and VOA description matters more than ever.
Who loses vs who gains under the 2026 reset?
❌ Likely to lose (higher bills)
- Clinics currently under £12,000 RV
- Clinics between £12,001–£15,000 RV
- Clinics in office-style buildings or converted residential units
- Clinics that operate multiple sites (losing SBRR eligibility)
- Premises with high rental growth since 2021
- Any clinic that relied on the 2023 SSB scheme (which ends)
✔️ Likely to gain (lower bills)
- Clinics in traditional high-street retail units
- Wellness/spa/beauty clinics classified under RHL
- Hybrid premises offering retail product sales + treatments
- Premises benefitting from the new, lower RHL multiplier
- Clinics whose RV rises only modestly but multiplier falls notably
What can a clinic owner do to prepare?
✔️ Check your VOA classification
Is your clinic listed as “shop,” “treatment rooms,” “surgery,” “office,” or something else?
This directly affects multiplier eligibility.
✔️ Estimate your 2026 bill
Use a range:
- Likely multiplier: 45.5p
- High-range multiplier: 49.9p
✔️ Budget early for possible loss of SBRR
If your RV will be £12k–£20k, assume full rates.
✔️ Assess whether your space could be classed as RHL
Layout, signage, retail activity, and footfall patterns can influence VOA categorisation.
✔️ Review floor area usage
Unused rooms, oversized waiting areas, or non-productive space can push RV higher.
✔️ Challenge your valuation if appropriate
Especially if treatment rooms are over-valued or incorrectly measured.
The 2026 revaluation is the most significant shift in business-rates treatment for small clinics in nearly a decade.
For some, it will mean losing relief, higher bills, and no safety net. For others — particularly those in RHL-classified premises — the new multipliers may actually reduce costs.
Either way, no clinic can afford to go into April 2026 without a clear understanding of:
- Its new Rateable Value
- Its VOA property classification
- Whether it qualifies for RHL multipliers
- Whether the loss of SBRR applies
- How to budget realistically for the year ahead
Knowledge is your leverage — and preparation is your best protection.
