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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 property tax levied by local authorities on the occupiers of commercial and industrial property. Local authorities levy commercial rates on the basis of valuations provided to them by the Valuation Office. |
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 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 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.
A valuation date that coincides with a period of buoyant property values will not in itself increase the amount of rates collected by a rating authority following revaluation.
In the first year following a revaluation the commercial rates income of the local authority is capped at their preceding years rates income multiplied by the Consumer Price Index(+ or -). Therefore, the selection of one valuation date over another will not increase or reduce the overall total amount of rates collected by a local authority following revaluation. |
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 have a Revaluation?
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The existing Valuation Lists do not reflect the major shifts in property values that have occurred over the years. A revaluation will 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.
A revaluation will result in a redistribution of the commercial rates liability between ratepayers in a local authority area based on current rental values. |
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. |
How will my commercial rates liability be calculated Following a Revaluation?
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The local authority will calculate your commercial rates bill in the same manner as normal i.e. by multiplying the valuation of your property by the annual rate on valuation (ARV). The ARV (formerly known as "the rate in the pound") is determined by the local authority at their annual budget meeting. After a revaluation the ARV will reduce commensurately with the increase in the valuations.
For example, take three hypothetical properties each with a current rates liability of €7000 but with differing estimates of rental values of say, €30,000, €40,000 and €50,000. Assuming a post revaluation ARV of 0.175 the table below shows the potential change in the rates liabilty of each property following revaluation.
| Example A |
Example B |
Example C |
| Rates Liability before Revaluation | €7,000 | €7,000 | €7,000 |
| Estimate of Rental Value | €30,000 | €40,000 | €50,000 |
| ARV after Revaluation | 0.175 | 0.175 | 0.175 |
| Rates Libility after Revaluation | €5,250 | €7,000 | €8,750 |
| Changes in Rates Liability due to Revaluation | - €1,750 | No Change | + €1,750 |
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Will the revaluation increase the commercial rates income of a local authority?
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| The purpose of a revaluation is not to increase the total amount of commercial rates collected by local authorities. The legislation (Valuation Act 2001 and the Local Government (Buisness Improvement Districts) Act 2006 provides that the commercial rates income of local authorities in the year following a revaluation will be capped. The only increase in the total rates income of a local authority permitted in the year following publication of the Valuation List is an increase to cover inflation. If deflation exists,the overall rates income will be decreased accordingly |
Will someone call to assess the Valuation of my property?
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| A valuer from Revaluation Unit will call to inspect and assess the value of your property and to request any relevant information. |
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Will I be informed about my assessed valuation? |
When the valuations of all the properties in your local authority area have been assessed, the Valuation Office will send you a Proposed Valuation Certificate containing the proposed valuation. It will also be accompanied by a valuation report which will show you how the valuation was arrivied at.
You will be invited to make representations in writing within 28 days should you be dissatisfied with the proposed valuation or other details contained in the Proposed Certificate.
Following consideration of your representations the Valuation Office will send you a Final Valuation Certificate. This will be in December 2009 for the Fingal County Council area |
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. |
Can I appeal against my valuation?
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You can appeal against the valuation and other details contained in the FINAL valuation certificate to the Commissioner of Valuation within 40 days.The appeal should be made on the appeal form you receive with your valuation certificate.
The Commissioner of Valuation will consider your appeal and make a decision within 6 months of receiving the appeal. |
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
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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