If you disagree with a property's valuation , you can lodge an objection - provided you are the owner or ratepayer.
How we track property improvements
When a building consent is granted, it's sent to our valuers Lewis Wright for valuation review. A valuer inspects the property and updates the rateable valuation to reflect the changes.
During the year, the owner/ratepayer will receive a notice of rating valuation from Council, showing the revised values. These adjustments are either already included in the revaluation or will be captured to keep your rate record accurate.
However, we may not be aware if a building has been removed. Please contact us to make sure your property record is correct, as this may affect your property value.
Reasons for objecting to a rating valuation
You can object to a rating valuation if:
- The valuation changed due to a building consent or subdivision.
- You believe the valuation is incorrect (not based on how it affects your rates).
- You've made non-consented improvements or removed structures that we aren't aware of.
Non-consented property improvements
Major works on your home that didn't require a building consent could still impact your property's rating value.
Non-consented improvements that would trigger a valuation review include:
- House modernisation – renovation of kitchen, bathroom or ensuites
- Window joinery replacement
- Decking or large patio
- Significant retaining or levelling
- Major landscaping, including new concrete/paved driveways
- Solar water or power
- Building under 30m2 such as sleep outs and garages
- Carports under 40m2
Work that’s unlikely to trigger a valuation review includes:
- Chattels - new carpet, curtains, light fittings etc
- Home maintenance - painting, decorating, replacement plumbing or electrical work.
- Minor improvements such as heat pump, HRV system, solid fuel heater, fencing or garden sheds.
- New tenant fit-out for commercial properties.
You can request a rating review at any time under Section 16 of the Valuation Act 1998 if you think the values are wrong.
Values were assessed at 1 August 2023 to preserve uniformity with existing rating values of comparable properties. They do not represent current market value.
This request does not guarantee a change to the property’s rating valuation. But if it does we may need to reassess your current year’s rates. We’ll let you know if your rates change.
You do have to pay for a review under Section 16. Lewis Wright will contact you within 2 weeks of receiving your request to arrange a time to visit your property. The cost of the inspection will be directly payable to Lewis Wright.
Lodging an objection
If you believe your rating valuation is incorrect, you can submit an objection using the online form.
The last district-wide property revaluations
The 2023 property valuations were determined on the property market as of 1 August 2023, reflecting the estimated value of properties on that date. Sales that occurred after 1 August will be factored into the next general revaluation in 2026.
Property owners received notice of the revaluation, with objections closing 31 January 2024. After this date, district-wide revaluations can no longer be challenged.
Objections are reviewed by a valuer from Lewis Wright.
Lewis Wright respond to you and schedules an inspection if needed. You'll receive the outcome of the consideration of your objection in writing.
As a result of your objection the value of your property could go up, or down, or it may not change.
A change in valuation may result in a change of rates for that property.
If you’re not satisfied with the outcome of your objection, you can lodge an objection with the Land Valuation Tribunal within 20 days of receiving the decision of review letter. You will need to pay a hearing fee for this.
At the Land Valuation Tribunal hearing you'll be required to state your estimate of the value and provide evidence to support your claim.
This evidence would normally be information about sales of similar properties which occurred a or near the date of the valuation. The Land Valuation Tribunal will make a decision based on the evidence presented.
For more information go to Land Valuation Tribunal(external link)