My property valuation recently changed. Will this impact my Council rates?
While the Valuer-General determines property values, they do not determine your rates and taxes. However, these valuations may be used by local councils and Treasury to assist in determining your rates and taxes for the year.
Council will contact the Office of the Valuer-General and request a valuation to update their property information. The valuation may be used to adjust your rates.
A request from Council can be triggered by a number of factors, including but not limited to:
- An extension/addition/modification to your property or improvements
- A change in your land area
- The property has become rateable and subject to a new/additional rate
- A fresh valuation
If you would like more information, please contact your local Council.
What is the fresh valuation program?
All properties in Tasmania are subject to the fresh valuation program. It involves revaluing properties every six (6) years. The Valuer-General is responsible for the fresh valuation program, which is used by Council and the State Revenue Office to determine rates and land tax.
If your property undergoes a fresh valuation, you will receive a Notice of Valuation.
What is a Notice of Valuation?
Where the Valuer-General undertakes a valuation of your land, you will receive a Notice of Valuation.
The list below outlines some of the reasons why the Valuer-General will undertake a valuation and issue an owner with a Notice of Valuation:
Where land area has altered resulting in a property transfer, or is compulsorily acquired
Where part of the land is subject to a particular rate or tax
Where the land is subject to a fresh valuation
Where the value of land has materially increased or decreased
Where buildings/improvements on the land have been modified, extended or removed resulting in an increase or decrease to associated values
Where the Valuer-General deems it necessary to rectify an error
Can I object to my Notice of Valuation?
Yes, if you are an owner and you are not satisfied with your Notice of Valuation, you can lodge an objection with the Office of the Valuer-General.
The objection must meet all the following requirements:
- it must be lodged within 60 days after receipt of the Notice of Valuation. The date of receipt is noted as the ‘Date of Issue’ on your Notice of Valuation
- it must be on the approved objection form below, or by using the online objection form
Objection to Valuation Form (DOCX 246Kb)
it must state fully and in detail the grounds on which you rely. An objection can only be based on one or more of the seven (7) grounds set out under section 29 of the Valuation of Land Act 2001.
it must state changes to the values that you contend are applicable.
For more information about objections, see:
Owners Guide - Objection to Valuation (PDF 1Mb)
Can I object to my Notice of Valuation after the expiry period?
Where the objection period of 60 days has expired, the Valuer-General has discretion under the legislation to extend the timeframe.
An owner may request an extension of time in writing by emailing the Office of the Valuer-General or using our online enquiry form.
Why does my rates notice show different property values to my Notice of Valuation?
The Office of the Valuer-General assess and values all properties across Tasmania. These property values are used by Councils to determine rates. Approaches to property values include:
Capital Value (CV) which is the total value of the property (including the land value), excluding plant and machinery. Note for land deemed unimproved or vacant the Capital Value is the same as the Land Value.
Assessed Annual Value (AAV) is the gross annual rental value of the property excluding GST, local government rates and land tax, but as determined by the Valuation of Land Act 2001, it cannot be less than 4% of the CV.
The Notice of Valuation shows the above statutory values as determined by the Valuer-General.
A Council rates notice however may show adjusted values instead of the above statutory values. This is because each Council uses different property values to determine their rates (either CV or AAV). For example, the City of Hobart uses CV to calculate rates (Valuation (Capital Value) x Rate in the Dollar (Differential Rate Type).
If you would like more information, please contact your local Council.
How often are properties valued for rates and land tax purposes?
Properties values are amended annually, either as part of the six-yearly fresh valuation program, or by the application of an adjustment factor.
If your property falls within a municipal area that is subject to a fresh valuation program, the fresh valuation will be relied upon by the relevant authorities to calculate rates and land tax.
If your property is not subject to a fresh valuation program, an adjustment factor is applied to property classifications within your municipal area. These broad market-based adjustment factors will be applied to your existing Government valuation and used for council rates and land tax purposes.
The adjustment factors help minimise big fluctuations in valuations that can occur following the completion of a six-yearly fresh valuation program in a municipal area.
See more information on Property Valuation Adjustment Factors.
Can I have my titles valued separately?
Yes, if you wish to have your titles values separately, please lodge a request using our online enquiry form or email us at ovg@nre.tas.gov.au
Your request needs to include the owner details, address, title references and the reason for the separation/split. The Office of the Valuer-General will then review your request and make a determination.
If you are in the process of selling your property, the Land Titles Office will notify the Office of the Valuer-General of the transfer which will prompt an automatic request to split the titles.
Can I have my properties amalgamated?
Yes, if you have two or more adjoining properties that are in identical ownership, you can request to amalgamate the properties by contacting the Office of the Valuer-General via our online enquiry form or by emailing us at ovg@nre.tas.gov.au
The request should include owner details, addresses and title references. The Office of the Valuer-General will then review the request and make a determination.
How do I update my postal address?
You can update your postal address by contacting the Office of the Valuer-General via our online postal address change form or by: