Far North District Council contracts Quotable Value to value properties on its behalf. Quotable Value is New Zealand’s largest valuation and property services company.
The Rating Valuations Act 1988 says that all properties must be valued every three years to help set local body rates. Far North District Council uses standard rating valuations governed by the Rating Valuation Act 1998 and audited by the Office of the Valuer-General.
QV compares your property with recent sales in an area to determine a property value. Many factors are considered, but can include location and land size, zoning, floor area, and consented work such as renovations.
How is the valuation done?
Quotable Value assesses properties using a mass appraisal process. Rather than inspect every property, QV takes similar property sales in each area at the time of the valuation and establishes a market trend. Sometimes roadside inspections are carried out to check the accuracy of proposed values. QV also uses property information like building consents held by Council.
What does land value, capital value and improvement value mean?
- Land value is the mostly likely selling price of bare land at valuation date. It includes drainage, excavation, filling, retaining walls, reclamation, grading, levelling, vegetation clearing, soil improvement, and protection from erosion or flooding. It does NOT include buildings.
- Capital value is the mostly likely selling price of the whole property at valuation date. It includes buildings and improvements. It does NOT include chattels, stock, crops, machinery or trees. Only capital value includes GST, other property types do not.
- Improvement value is the difference between the capital value and the land value. It reflects the value of the property’s buildings and other structures.
I haven’t made alterations to my property. Why has my property value increased?
The capital value is determined by recent sales in the area, which creates a market trend. Even if you have not made improvements to your land or property, its value may have increased because of strong sales in your area.
How can Quotable Value revalue properties without inspecting them?
It is not practical to inspect every property, nor is it necessary. Council holds a lot of information about properties. Council tells QV about major changes like subdivisions and building consents. Roadside inspections can also confirm other changes.
How land value affects your rates
Learn how Council calculates your rates invoice, in particular how the General Rate is impacted by an increase in the value of the land your property sits on.
Is my valuation public information?
Council is required by law to make some information public. The contents of your valuation notice are contained within a public register known as the District Valuation Roll. This is available for public inspection at Council offices for a limited time. You can access any information held about your property and ask for corrections to be made.
Can I remove my personal information from the roll?
You can ask for your name to be removed from the District Valuation Roll. Visit a Council Service Centre or phone us on 0800 920 029 or 09 401 5200.
Where can I get more information about my valuation notice?
Phone Quotable Value on 0800 787 284. Alternatively, go to QV’s website for online property information.
What can I do if I disagree with the valuation?
You can object if you do not think your valuation reflects the market value of your property. Talk to QV first by calling 0800 787284. If you are still concerned, you can make an official objection by completing the QV objection form online. Objections must be lodged within six weeks of valuation notices going out. Far North property owners need to lodge objections before 4 December 2019.
What happens if I lodge an objection?
After an objection your property will be inspected. If the issue can’t be resolved with an external inspection, the valuer will contact you to arrange access. You will be told about the outcome of your objection in writing.
How do new valuations affect rates?
Rating valuations form only a part of your rates bill. Far North District Council uses land values to set General Rates, Road Rates and the Kaitaia Business Improvement District (BID) Rate. Rating valuations do NOT set the Uniform Annual General Charge, Ward Rates or targeted rates for water and sewerage. New rates will be set by the Annual Plan 2020/21, which Council will adopt in June 2020. You will be charged new rates from 1 July 2020.
If my land value went up by 10%, will I face a 10% rates increase?
No. Only part of your rates bill is calculated using the value of your land, so an increase in your land value does not mean an equivalent increase in rates.
Will I get a reduction in rates if my land value went down?
This can happen. If your land value did not increase that much, or even decreased in value, you may get a rates reduction. Remember, land value is only one factor used to calculate rates. There may be other factors affecting your rates bill.
How can I find out what my rates will be for 2020/21?
We use the valuation to help calculate rates for the year starting 1 July 2020. Rates are set when we adopt our Annual Plan 2020/21 in June 2020. You can check the Rating Information Database during the consultation period.
The 2019 Far North revaluation has mostly recorded increases in value across the board from the previously 2016 valuation date. The overall average residential movement from the 2016 valuations is 30% on Capital Value and 35% on Land Value. (Different locations have increased at varied levels, this is the average across the district).
Key points to keep in mind - a lower value property may have moved at a greater percentage than a higher valued property has in the same area. The lifestyle market has also increased at a similar level to that of the residential market. Other sectors of note;
- Dairy and Pastoral Land movement was 20% on average across the district
- Horticulturally categorised property had the largest increase with an average land value increase of 49%
- Forestry the least with an average movement of 3.6% on Land value from 2016
- Commercial and Industrial land values shifted 30-35% on average. Location being a factor to growth in this sector.
- Across all sectors in the Far North district the average Capital Value movement was 25% and 30% for Land value movement from the previous 2016 valuation levels.
What did the 2016 property valuation tell us?
The 2016 property valuation revealed that values increased in all areas except Kaikohe, Kaitaia township and Awanui. Moerewa saw no change. Looking at the Far North as a whole, land values rose by 11.7 per cent and capital values rose by 12 per cent. That increase largely reversed losses recorded by the 2013 valuation.