Valuations & Objections

• What is a valuation?
• Why are valuations important?
• The valuation process
•  Valuing a property
•  Supplementary Valuations
• Calculating your rates
• Valuation Base
• General Rates: How are they calculated?
• Valuation Objections

What is a valuation?

A valuation is an assessment of the market value of a property, at a specific date. Under State legislation, the City of Ballarat is required to conduct general valuations every two years a process of assessing the value of all 44,000 properties in the Municipality. Valuations that currently appear on your rate notice are based on levels of value as at 1 January 2008.

Why are valuations important?

For a property owner, a general valuation (or revaluation) is important for two reasons:

1. it provides a new market value for your property these property valuations are now far more relevant and useful as they more closely reflect current market values.
2. there are new market relativities this is important because market changes help determine individual property rates and charges.

The valuation process

The Valuer-General Victoria introduced standard property data requirements for councils, under the initiative known as Valuation Best Practice.

Only qualified valuers holding recognised tertiary qualifications and with the required practical experience can perform municipal valuations. They are required to operate under the highest standards of professionalism and ethics for example, all valuers must declare impartiality before undertaking valuations and undertake to perform all valuations to the best of their ability and judgement.

Valuing a property

Data obtained for each property is determined under Valuation Best Practice guidelines and includes things such as:

• land area
• building size
• building condition
• construction material
• age
• available services
• topography code
• land classification code (usage) and zoning etc.

Data is compiled on each property over time, through inspection, building and planning permits and other public sources.

The valuer builds a profile of value levels for each different area/property type by analysis of recent sales and leasings. This information is then applied to individual properties, taking into account the different characteristics of each property.

Supplementary valuations

In certain circumstances, valuations must be performed between general valuations. These are known as supplementary valuations. They are required when properties are physically changed eg. when buildings are altered, erected or demolished, amalgamated, subdivided, portions sold off, rezoned or are affected by road construction. Supplementary valuations are usually carried out by the valuer on a monthly or quarterly basis.

Calculating your rates

A revaluation of properties does not mean extra rate revenue for Council. As part of its budget process, Council determines the amount of total revenue it requires to raise from rates. Property valuations are used as the basis for levying rates and therefore each property's contribution to Council's overall rate revenue is determined by its valuation.

Valuation Base

The City of Ballarat uses Capital Improved Value (CIV) as its valuation base.

CIV = the total market value of the land and improvements (buildings etc.)
(for more information refer to the Valuation of Land Act 1960)

General Rates - How are they calculated?

Council applies differential rates (ie. different rates for different types of properties). Properties are classified as either residential, commercial, industrial, farm or recreational and the respective rate in the dollar is applied to each property's valuation. Council has determined Rates and Charges Table 2008 - 2009 (PDF - 321KB) as part of the budget process for the forthcoming year.

The formula for calculating general rates, excluding any additional charges or arrears, is:

General Rates = Valuation x Rate in the dollar
(details of the council valuation of your property are displayed on your rate notice)

For the City of Ballarat the general rate calculation for the 2008/2009 year on a residential property valued at $300,000 would be:

Capital Improved value - $300,000
Rate in the dollar (residential) 0.3784 cents
$300,000 x 0.003784 = $1,135.20*

*excludes the Waste Management Service Charge of $141.00

Your rate notice will show how your rates are calculated, including any other charges eg. waste management.

Valuation Objections

If you are aggrieved by the valuation of your property as shown on your rate notice, you may object. This must be done by completing and lodging with Council the prescribed form, within two months of the issue of your Valuation and Rate Notice. Please contact Customer Service on 03 5320 5500 for further details.

You may object on one or more of the following grounds that:

• the value assigned is too high or too low;
• the interests held by various persons in the land have not been correctly apportioned;
• the apportionment of the valuation is not correct;
• lands which should be included in one valuation have been valued separately;
• lands which should be valued separately have been included in one valuation;
• the person named in the notice of valuation assessment notice or other document is not liable to be so named; and
• the area, dimensions or description of the land are not correctly stated in the notice of valuation assessment notice or other document.

You may object against your property's valuation if it appears on subsequent rate notices. Details regarding objection processes appear on the back of your rate notice.

Note: Objection or appeal does not prevent the recovery of any rate or charge or the charging of interest.

Further information can be obtained by contacting Council's Revenue Section on 03 5320 5750