Valuation information main content
Revaluation Frequently Asked Questions |
| If you don't find the answer to your question, please call our customer care unit at 353-1 817 1033, locall 1890 531 431 or email us - revalinfo@valoff.ie. |
What are Local Authority Commercial Rates? |
| Commercial rates are an annual charge on commercial property to pay for the general provision of services of local authorities. Commercial rates do not represent payment for any particular service provided to any speific ratepayer.They are payable on commercial, industrial and some other non-domestic properties. The local authorities charge commercial rates on the basis of the valuations provided to them by the Valuation Office. |
What is a Valuation List?
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| A Valuation List is a list showing the valuations of all commercial and industrial properties in a local authority area. The Valuation Lists are available for inspection at the Valuation Office, the Local Authority or online at www.valoff.ie |
What is a Revaluation?
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| A revaluation is the production of an up-to-date Valuation List of all commercial and industrial property, within a local authority area, by reference to property rental values at a specified valuation date. |
What is a Valuation? |
A Valuation is an estimate of the annual rental value of a property at a specified valuation date on the assumption that the occupier is responsible for the commercial rates, repairs and building insurance of the property.
Valuations are based on rental values at the valuation date. The valuation of a property is multiplied by the annual rate on valuation (ARV), formerly known as the rate in the pound, to give the amount of commercial rates payable per annum. An ARV is set each year by the local authority , in the light of the money it needs to raise to provide services.
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How is the Valuation of my property assessed? |
| There are a number of methods used by valuers to assess the annual rental value. The most common method used is direct comparison with annual rental values of similar properties in the area. |
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What happens if my property is owner occupied?
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| The same basis of assessment applies to all properties irrespective of whether they are rented or owner occupied. |
Why is revaluation taking place ?
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Property values have shifted significantly in recent times and a revaluation is neccessary to ensure that all ratepayers pay a fair share of the commercial rates to be raised. The purpose of a revaluation is to bring more equity, fairness and transparency into the local authority rating system. Following revaluation there will be a much closer relationship between rental value and commercial rates liability.
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Is the Valuation of my property my Commercial rates Liability?
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| No. Your valuation is the basis on which local authorities levy rates on ratepayers. |
Will the revaluation increase my commercial rates liability ?
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Your commercial rates liability may increase, decrease or remain unchanged.
Until all properties in your rating authority area have been revalued it will not be possible to predict how an individual property will be affected.
Even though property values have fallen generally, not everyone will gain from the revaluation - there will be winners and losers. It depends on how the rental value of your property changes relative to the other property values. In general, however, the number of winners has exceeded the number of losers in the revaluations carried out to date.
To establish the amount of commercial rates to be paid on your property, the valuation assessed by the Valuation Office for your property is multiplied by the annual rate on valuation (ARV) set by the local authority.
For example, take three properties each with a current rates liability of €6,000 but with differing estimates of current rental values of say, €13,000,€15,000 and €17,000. Assuming an ARV of 0.40 after the revaluation, the table below shows the potential change in the rates liability of each property following revaluation.
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Example A |
Example B |
Example C |
| Rates Liability before Revaluation | €6,000 | €6,000 | €6,000 |
| Estimate of Rental Value after Revaluation |
€13,000 |
€15,000 |
€17,000 |
| Assumed ARV* after Revaluation | 0.40 | 0.40 | 0.40 |
| Rates Libility after Revaluation |
€5,200 |
€6,000 |
€6,800 |
| Changes in Rates Liability due to Revaluation | - €800 | No Change | + €800 |
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Will the revaluation increase the commercial rates income of a local authority?
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No. Under the Valuation Act 2001 the commercial rates income of the local authority will be capped in the year following a revaluation. Any increase will be limited to the rate of inflation.
The purpose of revaluation is to redistribute the commercial rates liability more equitably between ratepayers rather than to increase the total amount of commercial rates collected by a local authority.
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How will the revaluation be done ?
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| A valuer will assess the value of your property and set a valuation in line with rental values at the valuation date of 7th April 2011. You will be asked to complete and return a market information form. The information provided will be kept confidential. The Valuation Office will analyse the returned market information and the other information available to it so as to establish the true and fair market rental values at the date of the revaluation. Should an inspection and / or survey of your property be required you will be notified in advance. |
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When will my new valuation come into effect? |
| The Valuation Order for the Revaluation in your local authority area will specify a date when the new Valuation List will be published. This new Valuation List will then be used to calculate your commercial rates liability from 1st January of the following year. |
What if I am unhappy with my proposed valuation?
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When the revaluation in your local authority area is complete, the Valuation Office will send you a proposed valuation certificate which will show the details and the valuation proposed for your property. You will also receivie a form on which you may ( within 28 days from the date of issue of the proposed certificate ) make representations if you are unhappy with anything contained in the proposed valuation certificate.
Following consideration of your representations the Valuation Office will send you a final valuation certificate. This will be the basis for the commercial rates that will be levied on your property by the local authority in the future. |
How will the revaluation be done ?
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| A valuer will assess the value of your property and set a valuation in line with rental values at the valuation date of 7th April 2011. You will be asked to complete and return a market information form. The information provided will be kept confidential. The Valuation Office will analyse the returned market information and the other information available to it so as to establish the true and fair market rental values at the date of the revaluation. Should an inspection and / or survey of your property be required you will be notified in advance. |
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Can I appeal against my final valuation? |
| Under the Valuation act 2001 you can appeal against your valuation to the Commissioner of Valuation within 40 days from the date of issue of the final valuation certificate. |
| If you are unhappy with the Commissioner's decision on your appeal there is a further right of appeal to the Valuation Tribunal . The Tribunal is an independent body set up to settle disputed valuations between the Commissioner of Valuation and the ratepayers or local authorities. |
| The decision of the Valuation Tribunal is final on the amount of the valuation. There is a further right of appeal to the High Court and ultimately to the Supreme Court on a point of law. |
The Appeal Process |
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The appeal should be made on the Appeal Form you received with your valuation certificate.
If you have misplaced this form, click here to download a new Appeal Form. However don’t forget to enter your property number as stated on the valuation certificate in the space provided.
Your appeal must be in writing, and must specify, as appropriate, the grounds on which you consider:
- that the valuation of the property is incorrect and what you consider to be the correct valuation
- that any detail, other than the valuation of the property as contained in the valuation certificate, is incorrect
- that the property ought to be included or excluded from the valuation list
More Rating Appeal Guidelines
The appropriate fee based on the valuation amount must accompany your appeal – see table below. The appeal fee will be refunded where the valuation of the property is amended or its rateable status altered.
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| Valuation |
Appeal fee |
| Up to €20,000 |
€60 |
| Between €20,001 and €50,000 |
€125 |
| Between €50,001 and €250,000 |
€250 |
| Exceeding €250,000 |
€375 |
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Do I need a professional advisor to lodge an appeal? |
| No, you don’t need a professional advisor to lodge an appeal. You can lodge an appeal on your own behalf by filling in the prescribed appeal form, which will be available on the Valuation Office website. |
What if I am still unhappy with my Valuation?
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There is a further right of appeal to the Valuation Tribunal. This is an independent body set up to settle disputed valuations between the Commissioner of Valuation and ratepayers or local authorities.
To be valid, an appeal to the Valuation Tribunal must follow the determination of the initial appeal by the Commissioner of Valuation. It must be in writing and must specify the grounds of appeal. The appeal must be made within 28 days and must be accompanied by the appropriate fee. For more information on the Valuation Tribunal visit www.valuation-trib.ie |
| Is the Valuation Tribunal's decision Final? |
The decision of the Valuation Tribunal is final on the amount of the valuation. However, there is a further right of appeal to the High Court on a point of law and ultimately to the Supreme Court. |
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