Valuations & Objections

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Property valuations

Rates are calculated according to the value of your property. All properties in the Ararat Rural City Council were last valued on 1 January, 2014. This revaluation resulted in great variation of property values within each class of property.

Table 1 below details the changes in valuations between the different classes of properties.

The revaluation of properties does not increase the total amount of money the Council collects in rates. It merely redistributes the amount of rates paid between individual properties. Some ratepayers pay more, some pay less, and Council receives the same total amount.

Council is now required to revalue all properties every two years and the valuer must physically inspect each property at least once every six years.

Determining Valuations

Council uses the services of an independent contract valuer to determine the value of properties in our municipality. The Valuation of Land Act specifies what a valuer is required to consider when valuing a property. For example, sales analysis, use of the land, shape, size, topography, soil condition, situation of the land in respect of natural resources and to transport and other facilities and amenities, etc.

Objecting to Valuations

Ratepayers have the opportunity to object to their valuation on a number of grounds. In the past, some ratepayers have objected because they believe the rates are excessive, not because they believe the valuation is excessive. This is not a valid reason for objecting to their valuation. Contact Council’s Rate Department on (03) 5355 0200 for further information regarding valuation objections.

Table 1. 

 % change 2014% change 2012% change 2010% change 2008% change 2006
General0.35%11.96%4.6%6.94%31.00%
Commercial

10.18%

5.84%

(2.00%)

17.35%

24.71%

Industrial

7.52%

(0.13%)

(0.3%)

21.10%

26.96%

Farm

2.26%

(7.05%)

18.7%

17.36%

27.02%

Total

1.87%

0.35%

12.2%

13.23

28.47%