Rating Manual section 3: valuation principles

Part 7: appendix 4 - hazardous substances

The Valuation Office Agency's (VOA) technical manual for the rating of business (non-domestic) property.

All Text Amended

“Hazardous substance” or “Hazardous substances”

A) Any substance or substances referred to in EC Directive 76/464/EEC List I and List II of families and groups of substances as follows:

i. List I contains certain individual substances which belong to the following families and groups of substances, selected mainly on the basis of their toxicity, persistence and bioaccumulation, with the exception of those which are biologically harmless or which are rapidly converted into substances which are biologically harmless:

  1. a) organohalogen compounds and substances which may form such compounds in the aquatic environment
  2. b) organophosphorus compounds
  3. c) organotin compounds
  4. d) substances in respect of which it has been proved that they process carcinogenic properties in or via the aquatic environment
  5. e) mercury and its compounds
  6. f) cadmium and its compounds
  7. g) persistent mineral oils and hydrocarbons of petroleum origin, and
  8. h) persistent synthetic substances which may float, remain in suspension or sink and which may interfere with any use of water.

ii. List II contains certain individual substances and categories of substances belonging to the following families and groups of substances which have a deleterious effect on the aquatic environment:

a. The following metalloids and metals and their compounds





















  1. a) biocides and their derivatives not appearing in List I
  2. b) substances which have a deleterious effect on the taste and/or smell of the products for human consumption derived from the aquatic environment, and compounds liable to give rise to such substances in water
  3. c) toxic or persistent organic compounds of silicon, and substances which may give rise to such compounds in water, excluding those which are biologically harmless or are rapidly converted in water into harmless substances.
  4. d) inorganic compounds of phosphorus and elemental phosphorus
  5. e) non-persistent mineral oils and hydrocarbons of petroleum origin
  6. f) cyanides, fluorides
  7. g) substances which have an adverse effect on the oxygen balance, particularly: ammonia, nitrates

B) And/or substances controlled by Directives created pursuant to the said Directive 76/464/EEC together with Asbestos and any other substance compound or element generally regarded as being toxic and/or harmful and/or hazardous to health and/or

C) “Noxious gases” – those gases which by virtue of their physical or chemical properties are considered to be toxic, carcinogenic, irritant, asphyxiant, flammable or explosive and may pose a risk to human health or the built environment, including inter alia: methane (and landfill gas), carbon monoxide, carbon dioxide, hydrogen cyanide, hydrogen sulphide, phosphine, sulphur dioxide, formaldehyde and radon.

Potentially contaminative use” – past uses of land which may fall within the following categories:

  1. a) agriculture: burial of diseased livestock
  2. b) extractive industry: coal mines, coal preparation plants, oil refineries and petrochemicals; mineral workings, mineral processing works. (NB: includes loading, transportation, sorting, forming and packaging and similar operations)
  3. c) energy industry: gas works; coal carbonisation plants; oil refineries; power stations
  4. d) production of metals: metal processing; heavy engineering; electroplating and metal finishing. (NB: includes scrap metal treatments)
  5. e) production of non-metals and their products: mineral processing; asbestos works; cement, lime and gypsum manufacture, brickworks and associated processes
  6. f) glass-making and ceramics – including glazes and vitreous enamel
  7. g) production and use of chemicals
  8. h) engineering and manufacturing processes: manufacture of metal goods (including mechanical engineering industrial plant or steel-work, motor vehicles, ships, railway or tramway vehicles etc.); storage, manufacture or testing of explosives, propellants, small arms etc.; electrical and electronic equipment manufacture and repair.
  9. i) food processing industry: pet foods or animal feedstuffs; processing of animal by-products (including rendering or maggot farming but excluding slaughterhouses and butchering.)
  10. j) paper, pulp and printing industry
  11. k) timber and timber products industry: chemical treatment and coating of timber and timber products.
  12. l) textile industry: tanning, dressing fellmongering or other process for preparing, treating or working leather; fulling, bleaching, dyeing or finishing fabrics or fibres; manufacture of carpets or other textile floor coverings (including linoleum works.)
  13. m) rubber industry: processing natural or synthetic rubber (including tyre manufacture or retreading.)
  14. n) infrastructure: marshalling, dismantling, repairing or maintenance of railway rollingstock; dismantling, repairing or maintenance of marine vessels (including hovercraft); dismantling, repairing or maintenance of road transport or road haulage vehicles; dismantling, repairing or maintenance of air and space transport systems
  15. o) waste disposal: treating sewage or other effluent or storage, treatment or disposal of sludge (including sludge from water treatment work); treating, keeping, depositing or disposing of waste including scrap (to include landfill, infilled canal basins, docks or river courses); storage or disposal of radioactive materials
  16. p) miscellaneous: dry-cleaning operations; laboratories for educational or research purposes; demolition of buildings, plant or equipment for any of the activities mentioned above