Browse Forums General Discussion Re: Objection to valuation of Council rates 2Aug 01, 2010 11:49 am Built a Tribeca 44 with the Big M Sales Accept 15/06/09, Contract Signed 24/09/09, Site Start 23/11/09, Slab 11/12/09, Frame 12/01/10, Roof 20/01/10, Lock-up 30/03/10, Fixing 30/04/10, Handover 27/08/10. Re: Objection to valuation of Council rates 7Aug 31, 2010 11:13 am I thought that council rates were based on land value alone, nothing to do with the dwelling at all... My building thread : viewtopic.php?f=31&t=36059 Paid initial deposit 24/7/10 Tender appointment 20/8/2010 Flooring and tile appointment 25/9/10 Colour and Electrical appointment 13/9/10 December site start delayed Site start (YAY!) 17/1/11 Slab pour 1/2/2011 Re: Objection to valuation of Council rates 9Aug 31, 2010 11:40 am building1 I thought that council rates were based on land value alone, nothing to do with the dwelling at all... I feel same, the council valuer valued my land about the same rate as my parents nearby and they've had a house on their block for years, I didn't think having a house on it has anything to do with it. My council also values land every 2 years, I received the land valuation when I first bought it and it has only marginally increased after its recent valuation. Re: Objection to valuation of Council rates 10Aug 31, 2010 12:41 pm Just got slugged with a 30% increase to my rates for the next year for my vacant block. Rates for my council are based on Capital Improved Value. So the site + improvements (your house). The improvements are valued on how much they think the place can be rented for though I imagine it'd be a fairly basic calculation based on block size and how many rooms the place has since they don't actually come out to inspect it (as far as I know). Re: Objection to valuation of Council rates 11Aug 31, 2010 1:42 pm I had just got a bank valuation and then my rates come through...... The council valuation is staggering $100k above the bank valuations !!!! And I agree the massive increase in rates does NOT deliver me any greater service from the council !!!! They are a JOKE ..... Re: Objection to valuation of Council rates 12Aug 31, 2010 1:55 pm Sheepdog Just got slugged with a 30% increase to my rates for the next year for my vacant block. Rates for my council are based on Capital Improved Value. So the site + improvements (your house). The improvements are valued on how much they think the place can be rented for though I imagine it'd be a fairly basic calculation based on block size and how many rooms the place has since they don't actually come out to inspect it (as far as I know). The blocks around me have gone up about a third in price so that sounds about right for the area I'm in at least 'A bottle of wine contains more philosophy than all the books in the world.' Louis Pasteur Vegie garden: viewtopic.php?f=19&t=27637&start=0 My Backyard Adventure Re: Objection to valuation of Council rates 13Aug 31, 2010 3:14 pm Rates are based on CIV - Capital Improved Value. This is value of the land + the value of any improvements - dwellings, shedding, fencing etc. How are valuations determined? To determine property values throughout the Shire, a qualified valuer is contracted and engaged by Council. The valuer assesses the amount a property would sell for at a specific date. The latest property sales, rental data, land type, buildings and their condition as well as other property improvements are also analysed as part of the valuation process. Built a Tribeca 44 with the Big M Sales Accept 15/06/09, Contract Signed 24/09/09, Site Start 23/11/09, Slab 11/12/09, Frame 12/01/10, Roof 20/01/10, Lock-up 30/03/10, Fixing 30/04/10, Handover 27/08/10. Re: Objection to valuation of Council rates 15Aug 31, 2010 3:42 pm Sheepdog Rates for my council are based on Capital Improved Value. So the site + improvements (your house). The improvements are valued on how much they think the place can be rented for though I imagine it'd be a fairly basic calculation based on block size and how many rooms the place has since they don't actually come out to inspect it (as far as I know). Here in VIC it is, but not sure about other States. (Sorry if this starts getting confusing) Our Council says its calculated by taking the NAV (Net Annual Value) X by the "Cents in the $ on NAV".(eg 6.35027c) But this is where it gets interesting. The NAV they say is "Net Annual Value - the current value of a property's net annual rent" and by VIC State Legislation states it must be 5% of the CIV. Where as our CIV is probably about right, they take 5% of this to calculate the NAV, which is what they base the rates on. Now the NAV value is incorrect as they say our house would rent for $950 per week. (More like $600-$650). So if you get the NAV part fixed at the current rental rate, it pulls down your CIV. So it looks like for all Victorians, that its actually a State Govt legislation problem that has caused this, because they have a fixed NAV based on 5% of the CIV. (In the context of Govt, problem = more revenue for them) Double grrrrrrr Re: Objection to valuation of Council rates 16Aug 31, 2010 8:15 pm RobinMel In Maribyrnong Council Area. Got to love the spin brochure they put in with the rates namely "A general revaluation may result in the rates for some properties going up while others go down" Yeh right.... Reality is NOBODY rates has gone down because the CIV value has gone up to compensate for the reduction in C/NAV. Also in the brochure they have " Where do my rates go" section. Add it up and it comes to 100% , BUT they are missing and dont tell the people what the administration cost of the Council is. What are they all working for free? LOL . I work in rates, and hate to tell you that plenty of properties go down in value. The wine industry had an average of 40% value decrease within our municipality. If you wish to find out the admin costs of your shire, read their annual report and budget reports. Both are readily available for the public. Re: Objection to valuation of Council rates 17Aug 31, 2010 8:23 pm Rates calculations in Vic are worked out by the cents in the dollar x the CIV. Say we have a house with a CIV of $100,000. The cents in the $ equals .38 The rates would be calculated as 100,000 x .0038 = $380 plus whatever the waste charge is. I never actually bother with the NAV. If you plan to object to your rates valuation, remember to do it within 60 days of your rates notice being printed (not the date you receive it). A lot of people come and want to object on Feb 15, and don't like being told that they have missed the closing date because they didn't read the back of their notice. And that even if you object, you need to meet the payment due dates, even if you haven't received a response about your objection. Re: Objection to valuation of Council rates 18Aug 31, 2010 9:52 pm april_candice I work in rates, and hate to tell you that plenty of properties go down in value. The wine industry had an average of 40% value decrease within our municipality. Hi Thanks for taking the time to reply. I'm very interested to know, did their actual amount of Rates they pay go down? As for the budget papers, yep, I've had a look, along with the massive amount of employee expenditure, (And not mentioning it their glossy brochure) I stopped when I read "New bin outside Commonwealth Bank - $2800" Anyway, just annoyed how they promote a magical 5.9% increase being below the State avg, where i'm paying an increase of 45%. Re: Objection to valuation of Council rates 19Aug 31, 2010 10:29 pm he he, I'm pretty sure that april_candice and I read the same rates brochure Built a Tribeca 44 with the Big M Sales Accept 15/06/09, Contract Signed 24/09/09, Site Start 23/11/09, Slab 11/12/09, Frame 12/01/10, Roof 20/01/10, Lock-up 30/03/10, Fixing 30/04/10, Handover 27/08/10. Re: Objection to valuation of Council rates 20Sep 01, 2010 9:09 pm RobinMel Hi Thanks for taking the time to reply. I'm very interested to know, did their actual amount of Rates they pay go down? Yep, it went down quite a bit, as the rate in the dollar in my council went down as well. The only thing on their rates notice that increased was their waste collection fees, which went up $14. Whilst it is great that their rates went down, it also shows that they are in a struggling industry Unfortuantly for me, I don't live in the shire in which I work, and have my own issues with this shire and their municipal charges Hi, Appreciate any recommendations for town planners or advisors who can help assist to assess and draft an objection to a neighbour’s development in Northern Beaches.… 0 3632 Even if it's not being sub-divided and you want to keep it as Torrens title, you will still need to talk to a town planner or Council themselves, to see if they will allow… 1 11037 |