Valuations

We revalue your property every two years, in line with State Government and the Valuer General's requirements. Properties can change value over time, meaning the value of your property could increase or decrease. Since we use this figure to calculate your rates, it's important the valuation is up to date to ensure you're paying a fair amount.

The value of your property is used to determine how much your rates will be each year.

The current 2012 values will be used to calculate rates for the 2012/13 and 2013/14 financial years and are based on property prices as of January 1, 2012.

There are three valuations shown on your rates notice:

• Site value - the land's market value
• Capital Improved value - the total market value of the land plus buildings and other improvements
• Net Annual Value - the current value of a property's net annual rental (gross rental minus all outgoings including land tax, building insurance and maintenance but excluding Council rates.)The Net Annual Value must be at least 5% of the Capital Improved Value.

Valuation Changes

The average overall increase in CIV for the 2012 General Valuation was 15.56 %.

Valuations are created using mass appraisal techniques for rating purposes and are designed to reflect the market at a point in time rather than the current conditions. Increased property values don't mean you will automatically pay more rates as changes to property values are never uniform across the municipality. Any change to the amount of rates you are charged is based on a property's increased value, relative to the increase of other properties value.

If your property's value has increased more than the average then you will pay an increase higher the average, however if your property's value hasn't increased as much as the average then you will pay less than the average.

Supplementary Valuations

If there is a change to your property which results in a change to its value then a supplementary valuation will be done. These changes include:

• construction of new buildings
• additions to buildings
• improvements such as farm sheds, swimming pools etc
• subdivision or consolidation of land
• realignment of property boundaries
• change in land use

Supplementary valuations are prepared each month to ensure our data is up to date and you are paying accurate and fair rates. You will receive a supplementary rate and valuation notice if your property has undergone any of these changes.

What if I don't agree with my valuation?

You can object to your valuation within two months of receiving your rate and valuation notice on the following grounds:

• the value is too high or low
• the interest in the land held by various people has not been correctly apportioned
• the apportionment of the valuation is not correct
• land that should have been included in one valuation has been valued separately
• land that should have been valued separately has been included in one valuation
• the person named in the notice of valuation, assessment notice or document is incorrect
• the area, dimensions or description of the land are not correct.

Our valuer will organise an inspection of your property if one is necessary. You will receive a letter advising you of the outcome of the enquiry, but you will need to continue paying your rates until a decision is reached.

If you would like to make an objection, please download and return the  Valuation Objection form to one of our Community Links or mail to

Yarra Ranges Council
PO Box 105,
Lilydale Vic 3140

What happens to my objection?

Before lodging a formal objection form, we will accept enquiries and try to resolve your valuation questions with the valuer.

If you choose to lodge a formal objection a valuer will discuss your objection with you and make a decision whether to allow it or not. You can appeal to VCAT or the Supreme Court if you are unhappy with the decision. For more information about lodging an appeal visit the VCAT website.

For more information about Valuations contact us on 1300 368 333 or email