Property valuation

Revaluation 2017

Every three years Auckland Council updates the rating values of all properties in the region. This process is called a revaluation and helps set and allocate rates based on the capital value (CV) of each property.

Revaluation doesn’t impact on the total amount of rates the council collects. Instead, it helps us work out everyone’s share of rates. The last revaluation was in 2014.

How we do it

Through a combination of inspections, sales analysis and surveys, our experienced valuations team works closely with independent valuers from Landmass Technology  (LM) and Quotable Value (QV) to determine a value for your property.

Before any valuations are finalised they are audited and approved by the Valuer-General, an independent statutory officer responsible for authorising rating valuations across New Zealand.

When is it happening again?

The values of your property will be established by our team this year and you will receive your new valuation notice mid-November 2017. This will help set rates for the rating year beginning on 1 July 2018.

We strive to ensure the revaluation process is robust and transparent. However, if you disagree with the value we assess for your property, you have the opportunity to make an objection once we publish the revised property values. This objection period is open for 30 working days from the date we release the values.

General revaluation

The aim of the general revaluation is not to provide values for property owners to use for marketing, sales or any other purposes. The general revaluation helps us set and allocate rates. We are required to do this every three years, by law.

You can view your property values using our Property search for rates and valuations on this site.

How we calculate property values

We compare recent sales in the area with the property being valued to help us determine a property value. We consider property type, location and land size, zoning, floor area, consented work (such as renovations), and many other factors.

A property value is made up of three components:

Capital Value (CV) - The most likely selling price at the date of valuation. The CV is also known as Government Valuation (GV) or Rateable Value (RV).

Land Value (LV) - The most likely selling price of the bare land at the date of valuation.

Improvement Value (IV) - The CV minus LV. The IV does not represent the replacement value of the building(s) and/or other improvements on the land.

Our tip

The CV should not be used for insurance purposes, as it does not reflect the cost to replace your home.


Supplementary valuation

The value of your property may change between general revaluations if you carry out any consented activity on your property such as:

  • subdivision of land
  • amalgamation of more than one piece of land
  • addition of new buildings
  • addition to, altering, or demolishing existing buildings

We will let you know by the end of the rating year if your property value has changed, by sending you a supplementary valuation notice. The value of the property will be treated as if it were being valued at the time of the last revaluation. If a current valuation is required, you must arrange and pay for a registered valuation.

Properties with weathertight issues fall into two categories:

  1. Buildings with known weathertight issues.
  2. Buildings constructed and designed in a way commonly associated with homes with weathertight issues.

We value buildings with known weathertight issues on a case by case basis and consider sales evidence, property information, and costs to rectify, where available.

Similarly, we follow the same process when valuing buildings which have no known damage caused by weathertight issues, but are constructed and designed in a way commonly associated with homes with weathertight issues.

Supplementary valuation objection

The objection period is shown on the supplementary notice of valuation.

Our tip

For your valuation objection to be valid, you need to provide a reason why you are objecting.

Once you lodge an objection, we will send you a letter of acknowledgment within 10 working days. We will refer your objection to a valuer for consideration. The valuer may want to discuss your objection with you, or arrange an inspection of the property, if necessary.


Late objections

We accept requests for late objections in special circumstances only (e.g. traveling outside of New Zealand during the entire objection period).

Our tip

To request a late objection, email us at Valuations@aucklandcouncil.govt.nz. We will not accept the objection if you do not give us a reason why it is late. Proof may be required (e.g. documents showing travel dates).

What you can object about

You can object to any information in a notice of valuation within the objection period shown on the notice, if:

  • you believe one or all of the values are incorrect or
  • the values are based on incorrect information.

You can object online or in writing.


What to include

Make sure we receive your objection no later than the date on your valuation notice.

You must include all of the following information with your objection:

  • the relevant reference number
  • the capital value, land value and the value of improvements (whichever is applicable) as stated in the notice of valuation
  • the reason for objecting
  • the value(s) in question
  • the name, postal address, and contact telephone numbers of the objector, and the address for service
  • the capacity in which the person is objecting eg. as owner, ratepayer, (or both) or agent
  • if the objection is by an agent, the name of the person who the agent is representing.

 

Our tips

You must inform the owner of the property (if you are not the owner) that you are objecting to their property valuation.

You cannot object to your valuation because of the effect it has on your rates. You can only object to your valuation details.

Search for your property address to find out how to object in your area:

  • We do not guarantee that a review will result in the value of property being amended.
  • An adjustment to the value of a property may result in a change of rates for that property.
  • A review could result in values going up or down.
  • All values will be reviewed as part of this objection.

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