Council is required by law to conduct valuations of all properties in the municipality every year. This valuation is an assessment of the Capital Improved Value (CIV) of your property on a specific date. CIV is the value of your land, buildings and any other improvements on it. Property valuations are undertaken by qualified professionals who analyse sales and rental figures to determine values.
How is a valuation determined?
The valuation process involves ongoing reviews of relevant property data and methodology which includes analysis of recent developments and trends in the property market. In simple terms, a valuation is an assessment of the amount a property would sell for on a set date in time.
Values are determined by qualified valuers who gather and analyse a range of property information. To work out how much a property is worth, the council valuer commences by analysing the latest property sales and rental data to build a profile of value levels for different suburbs and types of properties within the municipality.
The analysed level of value is then applied to individual properties throughout the municipality. Land size, location, building value, plus the added value of a garage, garden, driveway and other improvements are also taken into consideration to determine the Capital Improved Value.
Does an increase in valuation mean an increase in rates?
The Revaluation and the Budget are separate processes. The total valuation of all properties is used to strike the rate in the dollar, while the individual valuations apportion rate charges throughout the municipality.
How is my property classified for Fire Services Property Levy purposes? What is an AVPCC?
Council's valuers have assigned an Australian Valuation Property Classification Code (AVPCC) to your property, according to the use of your land. An AVPCC is applied to each property to determine land use classification for Fire Services Property Levy purposes. The AVPCC and land use classification assigned to your property are detailed on your Rate and Valuation Notice.
For further explanation of what the AVPCC displayed on your rates notice means, download a list of the current AVPCCs(PDF, 149KB) .
What if I disagree with the valuation or AVPCC of my property?
If you disagree with the rating valuations or the AVPCC (Australian Valuation Property Classification Code) as shown on your rate notice (or on other grounds as specified in the Valuation of Land Act 1960), you may lodge an objection. To object, you must fill in an objection form and return it to Council within two months of the “Issue Date” as shown on your Council rates notice. If you are considering lodging an objection, you are encouraged to contact Council's Property Services Team to discuss the matter first.
Please note that the land use classification as shown on your rate notice is determined under the provisions of the Fire Services Property Levy Act 2012. The land use classification allocated to a property for levy purposes is a non-reviewable decision: in other words, you may object to the AVPCC as shown on your rate notice, but not to the land use classification.
What is a Supplementary Valuation?
Supplementary valuations are carried out under certain circumstances, in between the general valuations to ensure valuations reflect the current property condition. They are required when properties are:
- physically changed (for example, when buildings are altered, erected or demolished)
- consolidated, subdivided, or portions sold off.
Supplementary valuations bring the affected properties into line with the general valuation of other properties within the municipality, and are assessed at the same date of the general valuation currently in use.
If you are dissatisfied with your supplementary valuations as determined by the Council's valuers, you are entitled to object to the valuations as per the objection process outlined above.