Home>Your Property>Rates & Valuations
|General Rates - Differential Rating System|
Waste Management Charges
Change of Ownership
Change of Address
Other Users of Council Valuations
Objecting to a Valuation
Objection Review Process
Valuation Appeal Process
| General Rates - Differential Rating System|
|Council levies a General Rate on all rateable properties using the Differential Rating process whereby 'different' levels of rating are applied to the various property types ie Residential, Commercial, Industrial, Vacant Land, Rural. |
The Differential Rating levels have been developed to ensure that the Council's rating system is as fair and equitable as possible in distributing the total rate assessment across all property owners or service consumers.
The general rate on your property is calculated by multiplying the Capital Improved Value (CIV) by the rate in the dollar which applies to your differential rating category. Properties are allocated to a rating category based predominatly on the approved land use and zoning of the property under the Benalla Planning Sheme.
Full details of the definition and objectives of each differential category are contined in the Annual Budget document, refer Appendix B.
The adopted differental rates for the 2012/13 year are as follows:
Residential (Benalla) - 0.00459
Residential (Rural Township) - 0.00399
Business - 0.00620
Vacant(Benalla) - 0.00881
Vacant(Rural Township) - 0.00578
Rural (Farmland) - 0.00344
Rural (Non-Farming) - 0.00372
Cultural & Recreation - 0.00349
The total rates payable and proportion of the total rates for each differental category are as follows:
Residential (Benalla) - $4,484,104 44.13%
Residential (Rural Township) - $129,818 1.28%
Business - $1,617,249 15.91%
Vacant(Benalla) - $219,007 2.16%
Vacant(Rural Township) - $4,661 0.05%
Rural (Farmland) - $2,494,970 24.55%
Rural (Non-Farming) - $1,157,602 11.39%
Cultural & Recreation - $15,698 0.15%
Differential Rating Categories and Level of Rating applied previously remain unchanged and are as follows:
Residential (Benalla) - Base - 100%
Residential (Rural Township) - 87% of Base
Business - 135% of Base
Vacant(Benalla) - 192% of Base
Vacant(Rural Township) - 126% of Base
Rural (Farmland) - 75% of base
Rural (Non-Farming) - 81% of Base
Cultural & Recreation - 76% of Base
Council reviews the range of Differential Rating Categories and the level of rating applied to each category, as part of the Annual Budget and Rating Strategy review process.
For the 2012/13 Budget, 23 properties previously included in the Rural (Non-Farming) category have been reclassified, with 21 moving to Residential (Rural Township) and 2 to Vacant Land (Rural Township).
This review was required as these properties have been subject to the Rural Living Study and the C5 Amendment to the Benalla Planning Scheme, resulting in the zoning of the properties being amended to facilitate future residential development in the various township locations in the municipality.
The Proposed Budget, which incorporates the proposed new rating levels, is advertised in the Benalla Ensign, seeking feedback and submissions from the community. Once the budget submissions are received and have been considered by Council, the Budget is adopted by Council and the rating levels determined and set for the financial year.
The 2012/13 Rates and Charges were adopted by Council at the meeting held on the 22 August 2012.
Sample general rate calculations:
CIV $250,000 x 0.00459 = $1,147.50
CIV $400,000 x 0.00620 = $2,480.00
CIV $950,000 x 0.00344 = $3,268.00
Amounts payable for the additional rating categories are calculated on a similar basis.
| Differential Rating Objectives|
|To ensure that all rateable land makes an equitable financial contribution to the cost of carrying out of the functions of the Council, including the: |
- construction and maintenance of public infrastructure,
- development and provision of health and community services, and
- provision of general support services.
| Differential Rating Category Definitions|
|Each of the Differential Rating Categories has a detailed definition which describes: |
- the types and classes of land to be included in each category,
- its predominant use,
- level of Differential to be applied for the financial period,
- geograhpic location of properties within the municipality,
- approved Planning Scheme and relevant property zonings,
- types of buildings.
The following list of definitions is current for the 2012/13 Budget and Rating period.
| Municipal Charge|
|This is a fixed amount levied on all rateable properties to cover some of the administrative or fixed running costs of the Council. |
The charge for the current year is proposed to be $200 (was $291.00 in 2011/12) and ensures that all properties, regardless of their size or valuation, contributes the same amount towards the operation of the Council.
Farmers in receipt of multiple rate notices may apply for an exemption in certain circumstances, to ensure that only one rate notice is levied this charge.
Applications for exemption must be lodged within 21 days of receiving your annual rate notice.
| Waste Management Charges|
|A compulsory weekly waste collection and fortnightly recycling service is provided to all urban and rural households and businesses. It is the property owners responsibilty to ensure that a Mobile Garbage Bin (MGB) has been delivered to the property to facilitate the waste collection service. The charge is applied to all serviced properties, including those owned by non-resident property owners, to ensure the proper collection and disposal of waste is maintained. |
Some properties in the rural area are not able to be serviced due to the limited access which applies. Exemption from the payment of the waste management charge has been granted in these cases.
Property owners can elect which bin size suits their particular needs and request that size when completing their application. Where an application for a MGB has not been made by the owner of a serviced property, arrangements will be made for the delivery of a MGB and billing to the property owner for a 140lt MGB (Residential dwelling or Commercial/Industrial business) or 80lt MGB (Residential Unit).
Council encourages and promotes responsible waste disposal and recycling with the provision of alternate Mobile Bin sizes to suit the needs of the property owner. The following bin sizes and annual fees are appliciable in the 2012/13 rating year:
40 lt Mobile Garbage Bin - $117.00 p.a (Note: this size Bin is no longer available - applies to existing customers)
80 lt Mobile Garbage Bin - $117.00 p.a
140 lt Mobile Garbage Bin - $263.00 p.a
240 lt Mobile Garbage Bin - $380.00 p.a
Additional Recycling Bin - $94.00 p.a (Charge applies where an additional bin is provided to a serviced property)
An opportunity is available in May each year to enable property owners wishing to downsize their bin size to do so prior to the commencement of the new years billing cycle.
Commercial and industrial properties who are serviced by a private waste collection contractor will be exempted from the Council waste service. Details of the private collector must be supplied in writing to Council in order to receive this exemption.
| Change of Ownership|
Council must receive written notification of changes of ownership following the sale of a property. A formal 'Notice of Disposition'or 'Notice of Acquisition' completed by the vendor/purchaser or solicitor acting for the vendor/purchaser is required.
Liability for rates levied on a property which are overdue become the responsibility of the new owners unless arrangements are made for payment on settlement.
| Change of Address|
To enable effective communication with property owners, prompt written advice to Council is required to enable your correct residential and postal address to be recorded.
All departments within the Council will access this central names register to ensure contact with you is prompt and efficient.
| Property Valuations|
|The Council uses the value of your property to determine the general rates payable on your property. Licensed Contract Valuers are engaged to supply these valuations which are reviewed and updated on an bi-annual basis. |
This new system has been in place since 2000 when a process improvement titled 'Valuation Best Practice' was adopted by Council's across Victoria. An expanded range of data elements and improved property descriptions were put in place to enable Valuers to provide ongoing accurate valuation data.
All properties are valued at a common 'level of value date' with the current valuations being made as at 1 January 2012. The General Valuation process is supervised by the Valuer General who is required to certify that the valuation levels applied are 'generally true and correct'.
The revised 2012 valuations will be used for rating purposes in the 2012/13 and 2013/14 years.
The Council has recently nominated the Valuer General Victoria (VGV) to be the Valuation Authority for the municipality. Under these revised arrangements, the VGV will now undertake the appointment of the Contract Valuers to carry-out the 2014 General Valuation. The VGV will be responsible for the management of the contract and finalisation of the 2014 General Valuation.
The final valuations based on the 1 January 2014 date are due to be returned to Council by the 30 April 2014.
| Supplementary Valuations|
|Supplementary valuations can be made during the course of the rating year to increase your property value, normally as the result of new dwellings, other larger sheds or swimming pools or due to the subdivision or consolidation of parcels of land. |
Additional rates levied are calculated pro-rata from the date of the revised valuations are supplied by the Council's Valuers.
| Other Users of Council Valuations|
The Valuation of Land Act (1960) enables other authorities to use one of the valuations for the purpose of levying a rate or tax.
The Council supplies the Site Value of your property to the State Revenue Office for the purpose of levying Land Tax where appliciable.
Further information on the use of valuations for land tax can be found on the State Revenue Office website - www.sro.vic.gov.au
| Objecting to a Valuation|
|Property owners have the right under the Valuation of Land Act (1960) to object to the valuation of their property. |
Objection forms must be lodged with the Council within two (2) months of the issue of the annual Valuation and Rate Notice. Where a Valuation and Rate Notice has not been issued to a person liable for the payment of the rates and charges, the time for lodging objections is extended to four (4) months.
Valid grounds for lodging a valuation objection are:
- that the value assigned is too high or too low.
- that the interests held by various persons in the land have not been correctly apportioned.
- that the apportionment of the valuation is not correct.
-that the lands that should be included in one valuation have been valued separately.
- that lands which should be valued separately have been included in one valuation.
- that the person named in the notice of valuation, assessment notice or other document is not liable to be so named.
- that the area, dimensions or description of the land are not correctly stated in the notice of valuation, assessment notice or other document.
Before lodging an objection, property owners are encouraged to discuss their concerns with the Council's Rates staff, who will advise on and further explain the formal review process.
Valuation Objection forms submitted will be forwarded to the Council's Contract Valuers who will arrange an interview with you at the Civic Centre, to discuss and resolve your concerns.
Formal notification of the Valuers decision will be provided following your meeting and recommended valuation changes must be approved by the Valuer General Victoria.
Please note that rates assessed must still be paid by the relevant instalment due dates whilst this review process is being completed. Penalty interest, currently 10.5%, applies to overdue amounts.
valuation objection forms
| Objection Review Process|
|Council is committed to ensuring that your Valuation Objection is resolved in a timely and co-operative manner. |
Once the objection has been received it will be referred to the Council's Valuer to review. The Valuer must complete this review within 4 months and provide you with the opportunity to discuss the objection. This will involve an arranged meeting at the Council Offices or a telephone contact. Onsite inspections may also be necessary to ensure that any specific issues are reviewed and resolved.
Council encourages its Contract Valuers to finalise all Valuation Objections as soon as possible to ensure an agreed resolution is obtained in a timely manner. This timetable may extend if the Valuer has committed staff resources to other Councils or for General Valuation works which ocurr on a two yearly cycle.
In previous years, objections have been resolved prior to the end of December, with any rate adjustments made in the 3rd instalment which is due for payment by the 28 February, in anticipation of the Valuer General's approval being received.
Once the Valuer has made his/her decision, either a 'Notice of Recommendation' to alter the valuations or a 'Notice of Disallowance' will be issued to the property owner, the Council and the Valuer General's office.
The Valuer General must review the Council Valuers decision and either confirm or reject within a further period of 2 months.
Payment of rates as assessed must still be made until such time as an amended notice is issued following approval of the new valuations by the Valuer General.
| Valuation Appeal Process|
Should an objector be dissatisfied with the Valuer's determination of the objection, or:
- if 4 months has passed since lodgement of the objection and the Council has not acted; or
- if 2 months has passed since a recommendation for adjustment has been referred to the Valuer General and the Valuer General has not acted -,
then the objector can refer this matter to the Victorian Civil and Administrative Tribunal (VCAT)or to treat this matter as an appeal to be heard in the Supreme Court.