Properties and Valuations
Last updated: 01 Nov, 2021 01:22pm
What does this mean for you?
Property rating valuations are one factor used by councils to allocate rates across different types of rateable properties. These valuations will be used to determine the General Rates portion of your rates account, effective from 1 July 2021.
Typically, where a property’s revaluation increase exceeds the average increase, which will be the case for some urban Carterton properties, the property will have a slightly higher rates increase than the average. A property that has a revaluation increase below the average, which will be the case for some Rural and Lifestyle Carterton properties, the property will have a slightly lower rates increase than the average.
The changes to the valuations and apportioning across different properties does not increase the rates revenue the council receives. We set the total amount of rates we collect on what we need to run the Council services and activities.
What happens if I don’t agree with my valuation?
The updated rating valuations are independently audited by the Office of the Valuer General and need to meet rigorous quality standards before the new rating valuations are certified.
New rating values will be posted to property owners after 10 February 2021. If owners do not agree with their rating valuation, they have a right to object through the objection process before 19 March 2021.
Quotable Value FAQs
See below for a list of questions and answers supplied by QV regarding the valuation process.
What is a rating valuation?
A rating valuation is based on the likely selling price (market value) of a property (excluding chattels) at a particular point in time (the effective date).
Rating revaluations are carried out on all properties in New Zealand, usually once every three years to specifically help local councils allocate rates in the following three years. For more information go to www.ratingvalues.co.nz or watch this YouTube video which explains the process: https://www.youtube.com/watch?v=DLh3nSC7CxU&t=18s
Who does rating valuations?
For Carterton District Council, revaluations are carried out on their behalf by Quotable Value (QV), a Valuation Service Provider.
Will this valuation increase or decrease my rates?
Rating valuations are just one of a number of factors councils use to allocate rates. An altered valuation does not necessarily mean a change in rates liability. Council expenditure determines rates levels and rating valuations are the means to distribute the rates requirements to individual properties. Changes to rates will vary between properties depending on how much above or below the average value change they are and on what general, targeted, and differential rates are applicable.
How are property owners notified of new rating values once a council revaluation is complete?
Once a council general revaluation is completed (usually once every three years) an updated Rating Value is sent to all property owners in the areas on an Owners Notice.
What is a property value made up of?
A property value is made up of three components:
Capital Value (CV) – this is what your property is likely to have sold for at the date of your local council’s last general valuation, excluding chattels. The CV is also known as Government Valuation (GV) or Rating Value (RV).
Land Value (LV) – the most likely selling price of the bare land at the date of your local council’s last general revaluation.
Improvement Value (IV) – this is just the difference between the land value and the capital value. It’s important to note here it does not mean the replacement cost of buildings and services on a property.
How is a rating value calculated?
Assessing rating values is a service QV performs for local councils around NZ. Rating values are calculated by QV valuers who analyse recent sales and compare similar properties using technology and experience to determine a property’s rating value. QV valuers may also inspect properties sold recently and those where building consents show work has recently been completed. Because of the vast number of properties in NZ it’s not possible to view every property in person, (although many urban properties are looked at externally to check the accuracy of the proposed value level). You can research local area sales and other property information on QV.co.nz or on the QVhomeguide APP.
What is the difference between a capital value and market value?
Capital Values (CV) are for rating purposes. The CV is the likely price you could sell a property for at the date of the council’s last general revaluation (this differs for each council across NZ). Market valuations are different to capital valuations or rating valuations. You can request a current market property valuation at any time from a QV Registered Property Valuer. The QV Property Valuer will thoroughly inspect the interior and exterior of your property. They will also use their local knowledge and analyse recent sales data in the area. All this information will be presented in a comprehensive report that will include a market value for your property, which will be current at the date you request it.
I’ve renovated my property but the rating value’s still the same.
If you’ve refurbished or renovated your property, but the work hasn’t required a building consent e.g. a new kitchen, bathroom, deck or something else, QV or the council won’t know about those changes and your rating value may not have been amended to reflect this. In these cases you need to contact QV or the council to have these reviewed.
Give QV a call on 0800 787 284 and they can discuss your options further.
If my area has just had a rating revaluation then will my new value be used for rating purposes?
Any change in rating value will not be rated upon until 1 July of the next rates year
Are there any time restrictions on making an objection?
Yes. There is an official objections period – the last day for objections is 19 March 2021.
How do I make an objection to my rating value?
You can make an objection online, or by personal letter and posting to QV. Whichever way you make an objection; you’ll need to include these details:
- The valuation reference number
- The address of the property you’re objecting about
- A daytime contact telephone number
- Your postal address
- Your reason for objecting
- An estimate of what you believe is the true value of the property
What shall I do if I disagree with the new rating value on my property after a general revaluation in my area?
If you feel your property’s rating value doesn’t reflect your property’s market value (as at the date of your council’s last rating valuation), you have the right to object. The closing date to lodge an objection to your new rating value is outlined on your owner’s notice. It is approximately six weeks from when the new values are released.
What is the objection process?
Objections are part of the valuation process because they give property valuers the opportunity to assess individual factors that they may not have been aware of so have not been considered as part of the value assessment e.g. you may have put in a new kitchen.
How often is a council revaluation usually done?
A council revaluation is completed every three years. Outside of this period you may have made changes to your property, which didn’t require a consent, that might affect your rating value. If this is the case, you may be able to request an Urgent Rating Value Review
Telephone QV on 0800 787 284 (0800 QV Rating), and discuss your concerns with them. Often issues can be resolved without formally objecting to the valuation. We can only process objections to ratings valuations that QV completed.
When might a property owner get an Urgent Rating Value review?
You may have completed some work on your property that didn’t require a building consent (such as a deck, landscaping, a new kitchen or bathroom etc) or you may simply consider that your rating valuation was not right at the time of your council’s last general property revaluation.
To reflect the current condition of your property you can request an Urgent Rating Value Review by one of QV’s experienced property valuers. An inspection of your property will usually take place within five working days from your request. The property valuer will check the accuracy of the property valuation and details held on it. They will then compare your property’s characteristics to those of similar properties as at the date of the council’s last revaluation to determine whether your rating value should be changed. The property valuers are required to comply with strict guidelines set out in the Rating Valuations Act 1998 (Section 16), which outlines the need for consistency in values across all properties that are considered similar.
What’s taken into account when my rating value is reviewed?
A rating valuation has many aspects to it, some of the aspects valuers consider are:
- Quality of the construction
- Views / outlook
- Access (drive on)
- Garaging / off street parking
- Other buildings or notable features
- Sun (aspect)
- Modernisation (kitchen and bathroom)
- Number of bedrooms / bathrooms
- Access to local transportation and amenities
- Street Appeal
I have reroofed my property recently. Does my rating value need to be updated?
This may not affect the rating value, as every home requires a certain amount of maintenance to keep the home in good working condition. Not all maintenance ‘adds value’ to your property, however a potential buyer would probably view your property in a more positive light as they won’t need to re-roof for another 30 years or so.
What happens if my real estate agent has told me that my rating value is too low and it should be updated?
All property owners are entitled under legislation to pay to have their rating value reviewed, however any new property valuation must comply with the rules stipulated in the Rating Valuations Act 1998. The primary purpose of a rating valuation is to assist your local council with the allocation of rates therefore, any new property valuation must ‘preserve uniformity with existing roll values of comparable parcels of land’. To explain this simply, if your property is one of five identical properties, they should all have a similar rating valuation.
You do have the option to request an Urgent Rating Value Review. See above or go to http://qvgroup.qv.co.nz/urgent-rating-value-review
Why is my rating valuation lower than my neighbours, particularly as I have been inside their property and I think that mine is better?
A lot of work can be done to a property that doesn’t require a building consent. In these instances, unless the owners have contacted QV to tell them of these changes, it is unlikely that we will know about them. This includes improvements such as modernising a kitchen or bathroom, redecorating, landscaping and much more. Our valuers can inspect your property and compare your property’s characteristics to other similar properties. Following inspection you will be sent an updated Owners Notice.
What do I need to do if I have just completed an extension to my property and would like my rating value to be updated?
If QV is the rating valuation services provider in your area we will be automatically informed by your council when building consents and subdivisions occur and will make an inspection of the property when they are next completing valuations in your area. This could be up to 3-6 months into the future. If you would like your rating valuation reviewed urgently, you can pay to have a valuer come out at your convenience and time frame.
What happens if I pay for a review and my value doesn’t change?
Owners are entitled to lodge an objection to the review decision if received within the specified time frame and manner required. QV may require another valuer to re-inspect the property and provide a ‘second opinion’ on the value of the property. A decision will be forwarded to the owner in due course.