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Rates & Valuations
 General Rates - Differential Rating System
 Municipal Charge
 Waste Management Charges
 Change of Ownership
 Change of Address
 Property Valuations
 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. The Differential Rates are reviewed annually to ensure compliance with the Differential Rating Guidelines issued by the Minister for Local Government in April 2013.

The adopted differental rates for the 2016/17 year are as follows: 

- Residential (Benalla) - 0.005261

- Residential (Rural Township) - 0.004342  

- Business - 0.006875  

- Vacant (Benalla) - 0.009823   

- Vacant (Rural Township) - 0.006319  

- Rural (Farmland) -  0.003700 

- Rural (Non-Farming) - 0.004154  

- Cultural & Recreation - 0.003969

The total rates payable and proportion of the total rates for each differental category (Revenue Share) are as follows:

- Residential (Benalla) - $5,263,594 43.3%  (LY 43.17%)

- Residential (Rural Township) - $157,749 1.3% (LY 1.29%)  

- Business - $1,938,833  15.95% (LY 16.01%)  

- Vacant Land (Benalla) - $275,830 2.27% (LY 2.26%)  

- Vacant Land (Rural Township) - $6,825 0.06% (LY 0.05%)

- Rural (Farmland) - $3,028,107 24.91% (LY 24.84%)  

- Rural (Non-Farming) - $1,467,791 12.07% (LY 11.96%) 

- Cultural & Recreation - $18,178 0.15% (LY 0.15%)



Council has adopted the 2016/17 Budget and differential rating levels based on a two part rate modelling process which is based on maintaining the total Revenue Share contributed by each differential category, at a similar level to the prior year, after allowing for growth within the property database (new properties and constructed buildings).



The Differential rating categories and Level of Rating applied are as follows: 

- Residential (Benalla) - 100% (LY 100%) 

- Residential (Rural Township) - 83% (LY 87%) 

- Business - 131% (LY 135%)  

- Vacant Land (Benalla) - 187% (LY 192%)   

- Vacant Land (Rural Township) - 120% (LY 126%)  

- Rural (Farmland) - 70% (LY 75%)

- Rural (Non-Farming) - 79% (LY 81%)  

- Cultural & Recreation - 75% (LY 76%) 

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.

The Proposed Budget, which incorporates the proposed new rating levels, was 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 2016/17 Rates and Charges were adopted by Council at the meeting held on the 29 June 2016. Sample general rate calculations: 

- Residential (Benalla) CIV $285,000 x 0.005261 = $1,499.39 

- Business CIV $420,000 x 0.006875 = $2,887.50 

- Rural (Farmland) CIV $980,000 x 0.00370 = $3,626.00

Amounts payable for the additional rating categories are calculated on a similar basis.


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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 as identified in the Council Plan, Strategic Resource Plan and Annual Budget, including the:
- construction and maintenance of public infrastructure,
- development and provision of health and community services, and
- provision of general administration and 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 2016/17 Budget and Rating period:

RURAL - FARMLAND

Objective:   To ensure that all rateable land makes an equitable financial contribution to the cost of carrying out the functions of Council as identified in the Council Plan, Strategic Resource Plan and Annual Budget, including the:

- construction and maintenance of public infrastructure

- development and provision of health and community services and

- provision of gengeral administration and support services.

Types and Classes:  Any land which is "farm land" within the meaning of section 2(1) of the Valuation of Land Act 1960. i.e.

- is not less that 2ha in area unless it forms part of a larger farming enterprise

- is used for one or a combination of the listed farming pursuits

- is used primarily by a business that has a significant and substantial commercial purpose or character

- which operates with the intention and prospect of making a profit from its farming activities.

Properties between 2 and 40ha, unless that property forms part of a larger farming enterprise of 40ha+, are to complete an application for Farm rate to be approved prior to inclusion in the Rural-Farmland category. Properties of 40ha or more are automactally allocaed the Rural-Farmland category.


Use and Level of Differential Rate:  The differential rate will be used to fund some of those items of budgeted expenditure. The level of the differential rate is the level which Council considers is necessary to achieve the objectives specified above - current Revenue Share is 24.91%.

Level of Rate: 0.00370  Amount of rates Raised: $3,028,107  Proportion of Total Rates:  24.91%

Geographic Location:  Wherever located within the municipal district.

Use of Land:  Any use permitted under the Benalla Planning Scheme.

Planning Scheme Zoning:  The zoning applicable to each rateable land within this category, as determined by consulting maps reffered to in the Benalla Planning Scheme will be FZ - Farming Zone, RCZ - Rural Conservation Zone or subject to an approved land use activity, RLZ - Rural Living Zone or LDRZ - Low Density Residential Zone or IN1Z - Industrial One Zone.

Types of Buildings:  All buildings which are now constructed on the land or which are constructed prior to the expiry of the Financial Year.



VACANT LAND (BENALLA)

Objective:  To ensure that all rateable land makes an equitable financial contribution to the cost of carrying out the functions of Council as identified in the Council Plan, Strategic Resource Plan and Annual Budget, including the:

- construction and maintenance of public infrastructure

- development and provision of health and community services and

- provision of general administration and support services.

Types and Classes:  Any land on which no improvements (excluding sheds and other minor constructions) have been constructed and is land where a permit to build a dwelling is assured.

Use and Level of Differential Rate:  The differential rate will be used to fund some of those items of budgeted expenditure. The level of the differential rate is the level which Council considers is necessary to achieve the objectives specified above - current Revenue Share is 2.27%.

Level of Rate:  0.009823  Amount of Rates Raised:  $275,830  Proportion of Total Rates:  2.27%

Geographic Location: Situated in the Benalla urban area.

Use of Land: Any use permitted under the Benalla Planning Scheme.

Planning Scheme Zoning:  The zoning applicable to each rateable land within this category, as determined by consulting maps referred to in the Benalla Planning Scheme, will be LDRZ - Low Density Residential Zone (situated adjacent to the Benalla urban area), GRZ - General Residential Zone, or MUZ - Mixed Use Zone.



VACANT LAND (RURAL TOWNSHIP)

Objective:
To ensure that all rateable land makes an equitable financial contribution to the cost of carrying out the functions of  the Council as identified in the Council Plan, Strategic Resource Plan and Annual Budget, including the:

- construction and maintenance of public infrastructre

- development and provision of health and community services and

- provision of general administration and support services.

Types and Classes:  Any land on which no improvements (excluding sheds and other minor constructions) have been constructed.

Use and Level of Differential Rate:  The differential rate will be used to fund some of those items of budgeted expenditure. The level of the differential rate is the level which Council considers is necessary to achieve the objectives specified above - current Revenue Share is 0.06%.

Level of rate: 0.006319    Amount of rates Raised: $6,825    Proportion of Total Rates:  0.06%

Geographic Location:  Situated in a Rural Township location.

Use of Land:   Any use permitted under the Benalla Planning Scheme.

Planning Scheme Zoning:  The zoning applicable to each rateable land wihtin this category, as determined by consulting maps referred to in the Benalla Planning Scheme, will be TZ - Township Zone or LDRZ - Low Density Residential Zone (situated in a Rural Township). Properties located adjacent to established Township precincts, with a land area of generally less than 5ha and located in the Farm Zone - FZ, will be included in this category.



RESIDENTIAL (BENALLA)

Objective:
 To ensure that all rateable land makes an equitable financial contribution to the cost of carrying out the functions of Council as identified in the Council Plan, Strategic Resource Plan and Annual Budget, including the:

- construction and maintenance of public infrastructure

- development and provision of helath and community services and

- provision of general administration and support services.

Types and Classes:  Any land used primarily for residential purposes.

Use and Level of Differential Rate:  The differential rate will be used to fund some of those items of expenditure described in the Budget adopted by Council. The level of the differential rate is the base rate which Council considers is necessary to achieve the objectives specified above - current Revenue Share is 43.3%.

Level of Rate:  0.005261   Amount of Rates Raised:  $5,263,594   Proportion of Total Rates:  43.3%

Geographic Location:   Situated in the Benalla urban area.

Use of Land: Any use permitted under the Benalla Planning Scheme.

Planning Scheme Zoning:  The zoning applicable to each rateable land within this category, as determined by consulting maps referred to in the Benalla Planning Scheme, will be LDRZ - Low Density Residential Zone, GRZ - General Residential Zone, UFZ - Urban Floodway Zone or MUZ - Mixed Use Zone. Residences established on other zones with existing non-conforming rights are also eligible for inclusion in this category.

Types of Buildings:  All buildings which are now constructed on the land or which are constructed prior to the expiry of the Financial Year.



RESIDENTIAL (RURAL TOWNSHIP)

Objective:  To ensure that all rateable land makes an equitable financial contribution to the cost of carrying out the functions of Council as identified in the Council Plan, Strategic Resource Plan and Annual Budget, including the: 

- construction and maintenance of public infrastructure

- development and provision of health and community services and

- provision of general administrration and support services.

Types and Classes:  Land used primarily for residential purposes.

Use and Level of Differential Rate: The differential rate will be used to fund some of those items of budgeted expenditure. The level of the differential rate is the level which Council considers is necessary to achieve the objectives specified above - current Revenue Share is 1.3%.

Level of Rate:  0.004342   Amount of Rates Raised:  $157,749   Proportion of Total Rates:  1.3%

Geographic Location:  Situated in a Rural Township location.

Use of Land:  Any use permitted under the Benalla Planning Scheme.

Planning Scheme Zoning:  The zoning applicable to each land within this category, as determined by consulting maps referred to in the Benalla Planning Scheme, will be TZ - Township Zone or LDRZ - Low Density Residential Zone. Residences established in other zones with existing non-confomring rights are also eligible for inclusion in this category.  Properties located adjacent to established Township precincts, with a land area of generally less than 5ha and located in the Form Zone - FZ, will be included in this category.

Types of Buildings:  All buildings which are now constructed on the land or which are constructed prior to the expiry of the Financial Year.



BUSINESS

Objective: To ensure that all rateable land makes an equitable financial contribution to the cost of carrying out the functions of Council as identified in the Council Plan, Strategic Resource Plan and Annual Budget, including the:

- construction and maintenance of public infrastructure

- development and provision of health and community services and

- provision of general administration and support services.

Types and Classes:  Any land used primarily for a commercial or industrial business purpose.

Use and Level of Differential Rate:  The differential rate will be used to fund some of those items of budgeted expenditure. The level of the differential rate is the level which Council considers is necessary to achieve the objectives specified above - current Revenue Share is 15.95%.

Level of Rate:  0.006875   Amount of Rates Raised:  $1,938,833   Proportion of Total Rates:  15.95%

Geographic Location:  Wherever located within the municipal district.

Use of Land: Any use permitted under the Benalla Planning Scheme.

Planning Scheme Zoning:  The zoning applicable to each rateable land within this category, as determined by consulting maps referred to in the Benalla Planning Scheme will be , C1Z - Commerical One Zove, C2Z - Commercial Two Zone, IN1Z - Industrial One Zone, IN2Z - Industrial Two Zone, TZ - Township Zone, IN3Z - Industrial Three Zone, MUZ - Mixed Use Zone. Businesses established in other zones (i.e. GRZ - General Residential Zone) with existing no-conforming rights are also eligible for inclusion in this category.

Types of Buildings:  All buildings which are now constructed on the land or which are constructed prior to the expiry of the Financial Year.



RURAL - NON FARMING

Objective:  The ensure that all rateable land makes an equitable financial contribution to the cost of carrying out the functions of Council as identified in the Council Plan, Strategic Resource Plan and Annual Budget, including the:

- construction and maintenance of public infrastructure

- development and provision of health and community services and

- provision of general administration and support services.

Types and Classes:  Any land used primarily for rural living and/or non forming purposes.

Use and Level of Differential Rate:  The differential rate will be used to fund some of those items of budgeted expenditure. The level of the differential rate is the level which Council considers is necessary to achieve the objectives specified above - current Revenue Share is 12.07%.

Level of Rate:  0.004154  Amount of Rates Raised:  $1,467,791    Proportion of Total Rates:   12.07%

Geographic Location:  Situated in a rural location (excluding areas immediately adjacent to rural township precincts) within the municipal district.

Use of Land:  Any use permitted under the Benalla Planning Scheme.

Planning Scheme Zoning:  The zoning applicable to each rateable land within this category, as determined by consulting maps referred to in the Benalla Planning Scheme, will be RLZ - Rural Living Zone or FZ - Farming Zone or FCZ - Rural Conservation Zone or UFZ - Urban Floodway Zone.

Types of Buildings:  All buildings which are now constructed on the land or which are constructed prior to the expiry of the Financial Year.














 
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 $231.70 (was $226.20 in 2015/16) and ensures that all properties, regardless of their size or valuation, contributes the same amount towards the administration or operations 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. Where multiple dwellings exists on the Single Farm Enterprise, an exemption can only be claimed for one dwelling.

Applications for exemption must be lodged within 60 days of receiving your annual rate notice.

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Waste Management Charges
A compulsory waste collection and 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 120lt MGB (Residential dwelling or Commercial/Industrial business) or 120lt 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 2016/17 rating year:

Urban Collections 

- 80 lt Organic - 80 lt Waste with recycle - $218 p.a

- 120 lt Organic - 80 lt Waste with recycle - $245 p.a

- 240 lt Organic - 80 lt Waste with recycle - $300 p.a 

- 80 lt Organic - 120 Lt Waste with recycle - $273 p.a

- 120 lt Organic - 120 lt Waste with recycle - $327 p.a

- 240 lt Organic - 120 lt Waste with receycle - $382 p.a

- 80 lt Organic - 240 lt Waste with recycle - $436 p.a

- 120 lt Organic - 240 lt Waste with recycle - $491 p.a

- 240 lt Organic - 240 lt Waste with recycle - $545 p.a  

Rural Collections

- 80 lt Waste with recycle - $218 p.a 

- 120 lt Waste with recycle - $327 p.a

- 240 lt Waste with recycle - $545 p.a

Additional Collection Options

- Additional Bin - Organic - $163 p.a

- Additional Bin - Waste - $130 p.a

- Additional Bin - Recycle - $111 p.a

- Weekly Collection - Waste - $144 p.a

- Weekly Collection - Recycle - $90 p.a



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.Full details of the service are provided in the Waste Services Policy 2015. 

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Change of Ownership
Council must receive written notification of changes of ownership following the sale of a property. A formal '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.

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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.

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Property Valuations
Council uses the value of your property to determine the general rates payable on your property. Licensed Contract Valuers appointed and managed by the Valuer General Victoria, 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 and Valuers 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 to rating authorities. All properties are valued at a common 'level of value date' with the current valuations being made as at 1 January 2016. Council has nominated the Valuer General Victoria (VGV) to be the Valuation Authority for the municipality. Under these revised arrangements, the VGV has appointed LG Valuation Services Pty Ltd, the Valuers to carry-out the 2016 General Valuation. The VGV is responsible for the management of the contract and finalisation of the 2016 General Valuation, including certifying that the valuation is generally "true and correct" and providing the new valuations to Council. The 2016 valuations based on the 1 January 2016 will be used for rating purposes for the 2016/17 and 2017/18 rating years.

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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 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 State Revenue Office (SRO) uses the Site Value of your property 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

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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 (occupier), 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 including the AVPCC 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 Valuers who will arrange an interview with you to discuss and resolve your concerns.

Formal notification of the Valuers decision will be provided following your discussions with the Valuer. All 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 9.5%, applies to overdue amounts.

Valuation Objections for Non-Rateable Leviable properties With the introduction of the Fire Services Property Levy - the Valuer General Victoria undertook a General Valuation of Non-rateable Leviable properties, at the January 2012 level of value date. These properties are now included in the general valuation process carried out a 2 yearly basis.

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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 Valuer General Victorias 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 the 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 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.

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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 Valuer 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.

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Links
Download Files
 Lodging a Valuation Objection Form
 Valuation Objection Form - Residential
 Valuation Objection Form - Business
 Valuation Objection Form - Rural
Benalla Rural Council
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