Department of
Primary Industries, Parks, Water and Environment
Owner’s Guide
OBJECTION TO VALUATION
Office of the Valuer-General
Department of Natural Resources and Environment Tasmania
Office of the Valuer-General
Department of Natural Resources and Environment Tasmania
GPO Box 44, Hobart, 7001
Email: ovg@nre.tas.gov.au
Phone: 6165 4444 (Option 2)
This is an example of how to present your
evidence using comparable sales evidence.
Reason for objection —
That the capital value assigned to my property is
too high.
Details of comparable sales evidence for
property:
Address: 13 Jones Street, The City, Tas, 7000
Sale price: $250,000
Date of sale: 25/06/2014
Land area: 1000m
2
Building area: 250m
2
Attributes of the sale property (if
known): The sale property is a 2 storey, brick
and tile home, located within two streets of my
home, with 4 bedrooms, a double garage and
separate granny at.
Comparison to your property:
My land is 809m
2
, which is smaller than the
sale land and I have a smaller brick and tile 3
bedroom home, of 210m
2
with a single garage.
The sale property has better water views and has
the same zoning as my property.
Can I get someone else to lodge my
objection?
If you have a formal arrangement with a solicitor or property
agent, that person can lodge an objection and sign as your agent.
Can I withdraw an objection?
You can withdraw from the objection process by writing to the
Valuer-General and requesting the matter be withdrawn.
Can I appeal the nal decision of the
Valuer-General?
Yes. You have 30 days following receipt of the notice of decision
to require the Valuer-General to refer the matter to the Land
Valuation Court. The Court will then decide the matter.
It is up to you to justify the objection to the Court and prove
that the valuations made by the Valuer-General are wrong and
that the values or matters stated in your objection were correct.
You must conne your case to only those matters listed in your
objection.
The Valuer-General will be represented by the Ofce of the
Director of Public Prosecutions and a qualied property valuer
will provide expert testimony. You may need to retain the
services of a property valuer to prepare your appeal for
Court. You are responsible for your legal costs and the costs of
retaining a property valuer.
Where can I get an objection form and
lodge my objection?
Objections can be lodged online at www.nre.tas.gov.au/ovg
Objection forms can be downloaded from the website
and posted to the address denoted on the form. If you
experience issues please email [email protected].au or phone
6165 4444 (Option 2)
GD11961
Objection to Valuation –
What is it?
The Valuer-General determines statutory
valuations for properties in Tasmania in
accordance with the Valuation of Land Act
2001. Following completion of a six-yearly
revaluation (fresh valuation) or when an
interim supplementary valuation is made,
each property owner is issued with a Notice
of Valuation.
If you disagree with a valuation, you have 60
days from receipt of the Notice of Valuation,
to lodge an objection with the Valuer-General.
An objection is a formal legislative process
with specic requirements on both parties.
Can I discuss my concerns with somebody
before lodging an objection?
If you have general questions about the Notice of Valuation
you can call this Ofce (contact details are on the back of this
brochure). If your question is about the property values, you will
be transferred to a property valuer.
What are the grounds for an objection?
An objection can only be based on one, or more of the
following 7 grounds for an objection set out in legislation. That
the:
a) land value, capital value or assessed annual value assigned to
any land is too high or too low;
b) interests of the several persons having an interest in any land
have not been correctly apportioned;
c) apportionment of any valuation is not correct;
d) lands which should be included in the one valuation have
been valued separately;
e) lands which should be valued separately have been included
in the one valuation;
f) person named in any Notice of Valuation is not an owner of
the land to which the notice relates; and/or
g) area, dimensions or particulars of any land are not correctly
described.
No other basis for an objection can be accepted, for example
you cannot object about your land tax or local council rates.
These are matters you need to take up with the relevant
authority.
How long do I have to make an objection
and can I get an extension?
You have 60 days to lodge an objection from when the Notice of
Valuation is deemed to have been received. Objections which are
received in the mail on the morning after the closing date are
accepted however, objections made online must be received on
the closing date.
Forms received after the closing date may still be reviewed by
the Valuer-General, however they are treated as correspondence
and the property owner does not have statutory rights of appeal
to the Land Valuation Court.
The Valuer-General has unconditional discretion to extend
the 60-day objection period and this discretion is exercised
reasonably, in light of relevant circumstances. A request for an
extension must be in writing and should be accompanied by
a statutory declaration setting out the reasons for seeking an
extension.
The Land Valuation Court may also extend the 60-day objection
period.
What happens when I make an objection?
The diagram summarises the steps involved in an objection. The
key facts are:
• Your objection form must be fully completed. The grounds
for objection must be valid, the reasons fully explained and
evidence supporting your claims must be attached. If the
objection does not satisfy these requirements, it is not a valid
objection and may be returned to you.
• A valid objection is reviewed and assessed by either a
Valuation Contractor or a property valuer within the Ofce
of the Valuer-General.
• The property valuer will phone the ‘contact person’ to discuss
the grounds for objection. In some cases, a suitable time will
be arranged for a reinspection of the property to view any
issues of concern.
• The property valuer prepares a formal objection report and
recommendation based on their investigations. The report is
reviewed by the Valuer-General who may require additional
information.
• The Valuer-General will inform you of the decision in writing
and if the valuation or property information is adjusted, a
new Notice of Valuation will be issued. The changes will be
backdated to the original valuation date.
• The Notice of Decision which accompanies the new Notice of
Valuation will explain the reasons for the decision and your
appeal rights.
• Any change in valuation is automatically sent to the relevant
Council and to the State Revenue Ofce.
How long does the objection process
take?
The length of time depends on the complexity of the objection
and the type of property involved. However, as an indication:
• Objections to Fresh Valuations (Revaluations) can take up to
6 months depending on the number of objections lodged
following the issue of a revaluation.
• Objections to Supplementary Valuations can generally be
completed within 3 months from receipt of the objection.
What type of evidence do I attach to
support my objection?
The most common reasons for objections and the type of
evidence which needs to be supplied are:
• The values are either too high or too low. Three examples of
comparable market sales/lease evidence of properties sold/
leased close to the date of valuation and an explanation
about how each sale/lease compares to your property.
• I am not an owner of the land. Proof that you are not the
owner of the property.
• The lands should be separately valued. Sufcient written
evidence and details of the properties concerned.
Where can I obtain comparable market
sales evidence and how do I present it?
You can obtain property sales information from the LIST at
www.thelist.tas.gov.au. Administrative fees may apply. Data
about property sales is also available from a range of commercial
organisations.
The most relevant comparable sales/leases are those transacted:
• prior to, or near the date relating to ‘Level of Values as at’
shown on your Notice of Valuation (sales after this date may
not reect the market as of the date of valuation); and
• with similar general attributes to your property. This
allows a comparison of your property and the sale/leased
property. Example attributes are - land area, building size and
construction; location, views and aspect; access to services
(water supply, sewerage, electricity, roads); and the present
use of the land, its zoning and the land’s highest and best use.
Properties ‘for sale’ are not valid sales evidence and should not
be used.
• Completes the
Objection to
Valuation Form.
Attaches evidence
to support the
objection.
• Includes ‘contended
values’ if the
objection is to land,
capital or assessed
annual values.
Timeframe
Must lodge within 60
days of receipt of the
Notice of Valuation.
Objector Valuer-
General
Property
Valuer
Valuer-
General
Objector
• Checks objection
form is valid; signed
and dated; ‘contended
values’ are included
(if relevant); and
sufcient evidence is
attached.
• Invalid form returned
to objector.
• Valid objection
recorded and sent to
property valuer.
• Acknowledgement
sent to objector.
Timeframe
Up to 2 weeks.
• Reviews the
objection.
• Contacts the
objector.
• May reinspect the
property.
• Prepares objection
report with
recommendation.
Timeframe
(1) Property Valuer -
Within 45 days of
receipt.
(2) Valuation Contractor
-Within 45 business
days of the closing
date for objections.
• Reviews Report.
• May require further
information.
• Determines the
objection.
• Sends objector
Notice of Decision.
• May issue new Notice
of Valuation and
advise Council and
State Revenue Ofce.
Timeframe
Up to 60 days.
• May require the
Valuer-General to
refer the objection
to the Land Valuation
Court or Supreme
Court.
Timeframe
Must be lodged within
30 days of the date of
the Valuer-General’s
Decision.
