Rates and valuations
In many areas of Queensland, the valuations received by
property owners have increased significantly, largely as
a result of the strong property market in Queensland. These
questions and answers will help property owners
understand the impacts of these valuations.
How will valuation changes affect my rates?
While the unimproved value of land forms the basis upon which
certain rates are calculated, an increase in the unimproved
value of property does not mean that rates must increase.
How does a Council decide the level of rates?
The way that local governments decide the level of rates to
be imposed on land owners is a relatively complex process which
must comply with the framework set by the Local Government
Act 1993 and City of Brisbane Act 1924 (Brisbane
City Council only).
Rates are determined by Councils according to the range of
services they intend to provide and how much revenue they need
to raise in order to pay for those services.
Councils must formulate a budget, considering how much money
they need to provide, for example, for waste management, local
roads, suburban care, community services, dog control and any
other services they provide.
Once they estimate required spending in that year, Councils
then consider how much they can expect to receive in funds from
the Commonwealth and State Governments, then decide how much
they need to raise from rates to cover the balance of expenditures.
For example, if a Council decides it needs to raise $5 million,
it can choose to spread this burden equally across all ratepayers
or, as many Councils do, divide the rating burden differentially
between industrial, commercial, high-rise units, residential
or farming land.
Consideration may also be given by Councils to reduce the rates
burden of those with limited capacity to pay.
Council rates and charges explained
What are some of the different types of rates or charges a local government can levy?
General Rate - a rate levied equally
on the unimproved value of the land and expressed as a number
of cents per dollar of valuation. It is the same rate for all
land in the local government area.
Differential General Rate - where it
will be inequitable to levy a single general rate on all land,
the Council determines differential categories of land and may
levy a different rate on each category. There is no maximum
number of categories, but the minimum is two.
A Council must levy either a general or differential general
rate on all rateable land each year.
Minimum General Rate - a Council may
set a minimum amount of a general or differential general rates.
Separate Rate or Charge - a levy on each rateable
parcel of land in the local government area for a specific service
facility or activity. For example, environment levy, waste management
levy and bushland preservation levy.
Special Rate or Charge - a levy on specific
land, which receives a special benefit from the provision of
a service, facility or activity. Typical examples are rural
electrification, road maintenance and rural fire levy.
Utility Charge - a charge for the provision
of water, gas, sewerage or refuse collection services. Water
charges may have a two-part charge for access and consumption.
What is the Urban Fire Levy?
On your rate notice you may see an item for an 'Urban
Fire Levy'. This money is collected as a rate through
the rate notice and is paid to the State Government to fund
Fire Services.
Who decides the rate in the dollar?
The Council decides the rate in the dollar. The rate in the
dollar is decided after all other separately identifiable revenue
sources have been identified and the remainder is the amount
the Council requires to fund its services for the year. A rate
in the dollar is then decided to raise this amount of revenue.
The general rate is the outcome of this process.
What is the difference between a rate and a charge?
A rate is expressed as a number of cents in the dollar of
valuation. A charge is a fixed dollar amount. Irrespective of
the method of calculation they are all generically called "rates".
Do valuations impact on the amount of rates I pay?
In most urban areas the total amount of the rate account is
made up of a number of different rates and charges. A portion
of these are based on the unimproved value of land, and are
called a general or differential general rate. However, an increase
in valuation does not mean an increase in rates. This is a decision
for Council.
None of the 125 Councils in Queensland relies solely on a single
general rate for all of their rate revenue.
It is not the valuation which determines the amount of the
rates you pay. Rather it is the 'rate' which a Council
applies to that valuation which determines the amount of rates
you pay. The level of this rate is decided by the Council as
a part of their budget process.
What if I live in a townhouse or unit complex?
As an owner of a lot in a Community Titles Scheme the valuation
notice for the whole scheme will be sent to the Body Corporate
and the Council will apportion this value in accordance with
your interest schedule of lot entitlement. You will then be
rated on your apportioned valuation.
What can my Council do to reduce the impact of valuation
increases?
Councils have a number of tools at their disposal to minimise
the impact of valuations and all Councils employ these to a
lesser or greater degree. These are:
Differential General Rates - creates
different categories of land, which may be based on land use,
access to, or consumption of Council services, or even valuation
bands. Each of these categories may have a different rate applied
to it to equitably share the revenue burden.
Averaging over 2 or 3 years - valuations
may be averaged over the last two or three years and the rate
levied against that averaged value.
Limitation of Increase (Rate Capping) -
Councils can limit the increase in rates by specifying a percentage
over the previous years rates (a cap) above which rates will
not rise.
Separate and Special Charges - a charge
to fund specific services facilities to activities and by doing
so reduces the impact of valuation based rates.
Concessions - Council can decide to
reduce the burden on some ratepayers such as pensioners or other
persons in the case of financial hardship. In addition, the
State Government provides a rate concession for eligible pensioners
of 20% of the gross rates and charges up to a maximum of $180
per year.
All of these powers can be used in combination or separately
to minimise the impact of valuation on the amount of rates a
property owner pays.
Council revenue explained
Local government revenue is derived from a wide variety of
sources.
Revenue that is internally generated includes, for example,
rates, charges, fees, fines and interest on investments and
is often known as 'own source revenue'.
Revenue that is externally generated includes, for example,
grants and subsidies from other levels of government (i.e.,
Commonwealth and State).
What is the principal basis for raising revenue?
A component of own source revenue is derived from rates made
and levied on the unimproved value of each parcel of rateable
land. The valuations are made by the Department of Natural Resources
and Mines under powers found in the Valuation of Land Act
1944.
Rates may be made and levied on the basis of the unimproved
value of land. The valuations are provided on an annual basis
except where the Minister for Natural Resources and Mines directs
that a valuation should not be undertaken in a particular year.
Where this occurs the valuations used in the previous year will
also be used in the subsequent year.
There are also a number of other means to raise revenue that
are related to the provision of a specific service, facility
or activity. These are for the provision of a separate or special
charge
How do Councils determine how much revenue they require?
There a number of processes each Council is required to carry
out in order to raise revenue. The documentation of these processes
is required to be made available to the public should you wish
to view them.
Corporate Plan - a part of the annual
planning process which sets the strategic goals of the Council
over a four-year term. It identifies needs for the community
and the means by which the Council is going to meet those needs.
Revenue Policy - expresses the principles
to be adopted by the Council in raising revenue to meet the
identified needs of the community.
Operational Plan - addresses the methods
by which the objectives of a corporate plan are to be achieved.
It also specifies the outcomes the Council wishes to achieve
and the internal processes needed to produce the outcomes. It
contains performance measures for these outcomes. The operational
plan is linked to budget funding.
Budget - every Council must adopt a
budget in each year (i.e., in June, July or August) in respect
of the financial year. It is a decision-making process which
allocates resources and authorises expenditure for the financial
year. The budget must be based on the corporate and operational
plans and have demonstrable links to those plans. The budget
must also be consistent with the revenue policy. Rates and charges
for the financial year must be decided at the budget meeting.
Following the budget meeting rate notices are issued by the
Council to ratepayers.
Revenue Statement - a statement expressing
the revenue measures adopted in the budget including the rates
and charges set for the year.
Further information
To find out how you Council intends to levy rates and charges,
contact your local Councillor or Council directly. It is your
Councillor who votes at the budget meeting for the rates and
charges adopted by Council. Contact details for your local Council
can be found in our Local Government
Directory. The phone number for your local Council is also
on the face of the valuation notice.
To find out more about the valuation process, read the brochure
that came in the envelope with your valuation notice.
You can also contact the Department of Natural Resources and
Mines call centre on 1300 664217 (Note: this
call centre will only operate for a period of two months from
29 March 2005) or visit the Department of Natural Resources
and Mines website at www.nrm.qld.gov.au.
To find out more about Land Tax, contact the Office of State
Revenue on 1300 301547 or visit the land tax
website at www.osr.qld.gov.au.
Last Updated: 26 July 2007