Object to valuation of a property
If you don't agree with the value of a property, you can object and request a review. You have until 5pm Friday 29 January to object.
The 2020 property valuations are based on the property market as it was on 1 September 2020. The value reflects how much the property would likely have sold for on 1 September. Property sales after 1 September will be considered in the next 2023 general revaluation.
Guide to objecting to our valuation of a property
You can object if you think a property valuation is incorrect, but not because of the effect a valuation has on your rates.
You can also object if you’ve made non-consented improvements to your property, or removed improvements that Council is not aware of.
Non-consented property improvements
If you've done major work on your home that didn't require a building consent, this could change the 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.
Who can object and what to include
To make a valid property valuation objection, you must be a ratepayer and provide a reason why you're objecting. You also need to provide:
- the valuation number and address of the property
- your estimate of what the capital value, land value and improvement value should be
- your reason for objecting
- your name, postal address, and contact phone number
- whether you are objecting as the owner, ratepayer or acting agent
- if you're the agent, the name of the person you're representing.
you should know that:
- you can object to multiple property valuations but they must be lodged separately
- if you're not the owner, you must inform the property owner that you're objecting to the valuation of their property.
Lodge your objection
There's no cost to lodge an objection. Your written objection must be lodged with us before 5pm Friday 29 January 2021
It's best to also include any supporting documents with your objection.
The easiest way is to lodge an objection is here online(external link)
Or download the form and return it to us:
What happens after I lodge the objection?
Your objection will be reviewed by a valuer from Lewis Wright. They will conduct a revaluation of your property.
Lewis Wright will respond to you directly and schedule an inspection if it's needed. In most cases, no appointment will be made and a valuer will visit and leave a calling card if you’re not at home.
You will receive the outcome of the consideration of your objection in writing.
All objections must be settled by 30 June.
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 happy with the revised valuation
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)
You think your valuation is wrong but you haven't made any improvements
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 are assessed at 1 September 2020 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 you need to pay more rates or receive a refund depending on the outcome and payments received.
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.
How we keep up with changes to property improvements
All granted building consents are sent to Lewis Wright for valuation review. Lewis Wright inspects the property and makes any amendments the rateable valuation to reflect the work.
The owner/ratepayer receives a notice of rating valuation from Council reflecting the revised values, during the rating year. These value changes are already reflected in the revised revaluation, or will be captured by Council to keep your rate record accurate.
But we may not be aware of any building that's been removed. Please contact us to keep your record correct, as it may affect your property value.
For more information, see our Q&A section