This is the cached copy of http://www.wellington.govt.nz/services/rates/pdfs/understanding-value.pdf

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For further information call QV on 0800 787 284 or go to www.qv.co.nz
Understanding your Rating Value
Rating Values and their effect on the amount of rates you pay is a topic of interest for many
ratepayers in New Zealand. The calculation of Rating Values and how they impact on the
rates is a complex process which can vary between Councils. The rating valuation process
used in New Zealand is an efficient method of determining a large number of property
values for the purpose of allocating rates. Here we will attempt to shed some light on
Rating Values.
What is a Rating Value?
•
A “Rating Value” is assigned to every property in New Zealand, and is made up of:
1. The Capital Value; the likely price a property would sell for at the time of the
revaluation.
2. The Land Value; the likely price the land would sell for at the time of the
revaluation with no buildings or improvements.
3. The Value of Improvements; the difference between the Capital Value and Land
Value, reflects the value which buildings and improvements add to the bare land.
•
The Rating Value may also include an Annual Value which is a calculation involving the
rental value.
•
Councils use Rating Values as only one component in apportioning the rates.
Who Determines your Rating Value?
Rating Values are prepared either by your Council or on behalf of your Council by a
Valuation Service Provider. QV is one of several Valuation Service Providers in New
Zealand.
How are Rating Values Calculated?
•
Rating Values are calculated using a complex
process called mass-appraisal. In its simplest
sense, valuers consider all relevant property
sales which occurred in an area around the
date of the last revaluation. A market trend is
established and applied to similar properties
in the area.
•
A number of assessments of individual
properties are completed every year as a
result
of
issued
building
consents,
subdivisions, sales inspections, objections
and ratepayer requests to update their Rating Value. These individual assessments
supplement the mass-appraisal process.
•
The process for calculating Rating Values is independently audited by the Office of the
Valuer General. Strict quality standards must be met before a revaluation is confirmed.
When are Rating Values Calculated?
An important aspect of a Rating Value is its “effective date” which is the date of the
revaluation. The Rating Value of a property depicts its value at the effective date, and it is
usually updated once every 3 years (depending on the Council). As time passes the Rating
Value will diverge from the current market value, until a new revaluation of the district.
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For further information call QV on 0800 787 284 or go to www.qv.co.nz
If you don’t look inside my house, how do you know
what it is worth?
Councils store details on every property which QV and other
Valuation Service Providers use. When Rating Values are
calculated, a market trend is established from similar
properties which have recently sold and applied to the
properties in the group. Similar properties have similar
attributes such as land area, floor area, age of building,
condition of the property, and location. Properties are
inspected throughout the year to make sure their details are updated where changes have
occurred (as notified on a building consent).
How can my house have a Rating Value if it wasn’t built at the time of the valuation?
Houses that have been newly built or renovated since the last valuation receive an updated
Rating Value that reflects what it would have been worth if it existed at the effective date.
As Rating Values are used to apportion rates for up to three years, this keeps all property
values comparable and therefore enables the Council to allocate rates accordingly.
Why is the change in my Rating Value different from the changes in property values I
hear in the media?
Most Councils revalue their properties every three years therefore any change in Rating
Value is compared with the last revaluation three years prior. Most media coverage refers
to changes in property values over the last 12 months. Therefore, different time periods are
being reported on which explains the different numbers.
If my house value drops, won’t my rates go down?
This is not necessarily true because your Rating Value is expressed as a percentage of the
total value of all properties in order to apportion the rates. If all Rating Values drop by the
same amount, your percentage remains the same, and so do your rates. Of course, this is
assuming that the expenditure requirements remain the same. If Council expenditure rises,
your rates could rise irrespective of changes in your Rating Value, as the money has to
come from somewhere.
What is the difference between a Rating Value and a current Market Valuation?
Rating Values exist for the purposes of apportioning rates and are determined at the
effective date for each Council. Market Valuations can be requested at any point in time.
They involve an extensive interior and exterior inspection, as well as an assessment of the
comparable sales, so that an accurate depiction of an individual property value can be
presented in a comprehensive report. The valuer will use their expertise and will analyse
recent sales data to arrive at a figure which will be current at the date the report is issued.
What should I do if I disagree with the Rating Value on my property?
Please call QV on 0800 787 284 if you disagree with your Rating Value so we can discuss
your concerns with you. Ratepayers have the right to object to their Rating Value. In fact
this is an integral part of the whole process, as objections allow valuers to assess individual
components which may not have been considered in the mass-appraisal process. You can
object online at http://www.qv.co.nz or call 0800 787 284 to request an objection form.
Check the objection close date on your notice of valuation to ensure that you lodge an
objection before the cut-off date in your area.