Think the property valuation on your Victorian council rates notice is too high? You may have grounds to object, but you need to act within the required timeframe.
Your council rates notice includes a property valuation used to help calculate your rates. If that valuation does not reflect your property's characteristics or relevant market evidence, you may be able to request a formal review.
Victorian property valuation objections are governed by the Valuation of Land Act 1960. In most cases, you have two months from the issue of the relevant notice to lodge an objection.
R J Sanderson & Associates offers a Rates Notice Objections service to help property owners review their valuations and, where appropriate, prepare and lodge an objection.
What does the valuation on your rates notice mean?
In Victoria, properties are valued annually for rating and taxation purposes. Valuer-General Victoria oversees the valuation process.
The annual valuation date is generally 1 January. For example, a 2026–27 annual rates notice will ordinarily reflect the property's valuation as at 1 January 2026.
Your notice may show several valuation figures. Understanding the differences helps you identify what you are actually questioning.
Capital Improved Value (CIV)
The estimated market value of the land and improvements together, including buildings and other relevant improvements.
Site Value (SV)
The value of the land excluding buildings and other improvements, assessed under the applicable valuation rules.
Net Annual Value (NAV)
A statutory valuation measure linked to the property's rental value, subject to relevant valuation rules.
Your council rates
The amount payable depends on the council's rating structure, applicable valuation and other charges or levies.
A higher property valuation does not necessarily mean your rates will rise by the same percentage.
Councils also set rates in the dollar and may use differential rating categories. Other charges can appear on the same notice.
The Victorian Government explains these factors in its guidance on council rating valuations .
When can you object to a property valuation?
You do not need to accept a valuation simply because it appears on an official notice.
An objection may be appropriate where you have evidence that the assessed value is incorrect or another recognised ground under the legislation applies.
Relevant issues may include:
- The valuation is too high or too low compared with appropriate market evidence.
- The property's size, dimensions or description is incorrect.
- The valuation does not properly reflect relevant property restrictions.
- Interests in the land have been incorrectly apportioned.
- Land that should be valued together has been valued separately, or the reverse.
Other statutory grounds may apply. Your objection should identify the relevant ground and explain the facts supporting it.
Assume a residential property has substantial structural damage requiring expensive repairs.
If the valuation does not adequately reflect that condition as at the relevant valuation date, the owner may have grounds to question it.
Inspection reports, photographs, repair quotations and comparable property sales may help support the objection.
How long do you have to object?
In most cases, a valuation objection must be lodged within two months of the notice being given.
Check the issue date and the objection instructions on your rates notice. Do not assume that the deadline runs from the date you first read it.
The RJS service refers to this as a 60-day timeframe to encourage prompt action. The Victorian legislation generally specifies two months, so the statutory deadline applying to your notice should be checked.
Sending your notice to RJS for an initial review does not itself constitute a formal objection to your council.
The formal objection must be lodged through the appropriate process within the required timeframe.
How the valuation objection process works
The process starts with checking your notice and the evidence supporting your concern.
Follow the steps in order and keep the statutory deadline in view.
Identify the property valuation, valuation date and notice issue date.
Check property details, relevant sales and any circumstances affecting value.
Collect relevant sales information, photographs, reports and property documents.
Submit the written objection through the relevant council or its approved portal, generally within two months.
The appointed valuer considers the objection and may request further information or inspect the property.
The valuation may be confirmed or amended, subject to the applicable approval process.
This diagram is a general guide. Objection procedures and appeal rights are governed by Victorian legislation.
What evidence can support your objection?
A successful objection usually requires more than a belief that the valuation is excessive.
The evidence should explain why the valuation does not accurately reflect the property at the relevant valuation date.
| Evidence | Why it may help |
|---|---|
| Comparable property sales | May show how similar properties were valued by the market around the relevant date. |
| Building or condition reports | May identify defects or structural issues affecting value. |
| Photographs | Can document property condition, access limitations or damage. |
| Repair quotations | May help quantify work required to address significant defects. |
| Title and planning information | May identify easements, restrictions or other relevant limitations. |
| Property measurements | Can help establish whether land area or property descriptions are incorrect. |
Evidence needs to relate to the correct valuation date. A property sale occurring much later may not provide a reliable comparison without adjustment.
Are nearby property sales enough to challenge a valuation?
Comparable sales can be useful, but the properties need to be genuinely comparable.
A neighbouring property may differ significantly in land size, building condition, renovations, zoning, access or other characteristics.
For example, comparing an unrenovated house with a recently renovated property may produce a misleading result.
Look at the sale date, land characteristics, building condition and any relevant restrictions.
Property A is assessed at $950,000. Property B recently sold for $850,000.
That difference alone does not prove Property A is overvalued. Property A may have a larger block or better improvements.
The owner needs to compare the properties properly and consider their value at the relevant date.
Is a council rates objection the same as a land tax objection?
No. Council rates and land tax are separate obligations, even though both may rely on Victorian property valuations.
If you are questioning a valuation shown on your council rates notice, the objection is lodged with the relevant council through its accepted process.
If you are questioning a valuation used in a land tax assessment, the objection is lodged with the State Revenue Office Victoria.
The State Revenue Office's land valuation objection guidance explains the separate process.
Check which notice you received before preparing your objection.
Do you still have to pay your rates while objecting?
Generally, yes.
Lodging a valuation objection does not automatically suspend your obligation to pay council rates by their due dates.
If the valuation is later amended, the council may recalculate the relevant rates and issue an adjusted notice or refund, depending on the circumstances.
Do not withhold payment solely because an objection is being considered.
What happens after you lodge an objection?
Once a valid objection is received, the relevant valuer considers the grounds and supporting evidence.
You may be contacted to discuss the property or arrange an inspection.
The valuer may confirm the original valuation or recommend an amendment. The statutory review and approval process determines how any change takes effect.
If you disagree with the outcome, appeal rights may be available under the Valuation of Land Act 1960. These have their own procedural requirements and deadlines.
How can RJS help with a council rates valuation objection?
Preparing an objection takes time. You need to understand the valuation, identify relevant evidence and meet the deadline.
Through its Rates Notice Objections service , R J Sanderson & Associates can review your notice and relevant property information.
The review may consider:
- Comparable property sales and market information.
- The property's age and condition.
- Renovations or substantial improvements.
- Significant repairs that may be required.
- Easements and access restrictions.
- Flooding or other location-related issues.
- Other factors that may adversely affect the property's value.
Where there are reasonable grounds, RJS may prepare and lodge an objection on your behalf, subject to the applicable engagement arrangements.
Provide your current council rates notice, property address, contact details and any relevant supporting documents.
An initial request to RJS is a request for review, not confirmation that an objection has been lodged.
Your council rates objection checklist
Before taking action, work through the following questions.
- Have you checked the issue date of your rates notice?
- Do you know the deadline for lodging an objection?
- Have you identified which valuation figure appears incorrect?
- Do you understand the valuation date being used?
- Have you gathered comparable sales or other relevant evidence?
- Are there property defects or restrictions that may affect value?
- Have you confirmed the correct objection process?
- Have you retained copies of your documents and submission confirmation?
Related RJS services and information
Frequently asked questions
How long do I have to object to my council rates valuation?
In most cases, you must lodge within two months of the notice being given. Check the statutory deadline and instructions applying to your notice.
Can I object because my rates have increased?
An increase in your rates does not itself establish that the property valuation is incorrect. You need grounds relevant to the valuation or another applicable statutory ground.
Do I lodge my objection with the council or the Valuer-General?
Council rates valuation objections are lodged with the relevant council through its accepted process. Many councils use the Victorian Government's online objections portal.
Can I challenge the valuation of a commercial property?
Yes. Eligible objections can relate to residential, rural, commercial and industrial properties. The supporting evidence will depend on the property's characteristics.
Do I still need to pay council rates while the objection is reviewed?
Yes. A valuation objection generally does not suspend your obligation to pay rates by the applicable due dates.
Does sending my notice to RJS count as lodging an objection?
No. Sending documents to RJS requests an initial review. A formal objection must still be lodged through the relevant council process.
Review your valuation before the deadline
A council rates valuation should reflect the property under the applicable valuation rules.
If the figure appears incorrect, review the supporting information promptly. Identify the grounds for your concern and gather evidence that relates to the correct valuation date.
Most importantly, do not allow an informal enquiry or a request for professional assistance to cause you to miss the formal objection deadline.
Concerned about your council rates valuation?
R J Sanderson & Associates can review your rates notice and property information to assess whether there may be reasonable grounds for an objection.
Request a Rates Notice ReviewSources and further reading
Victorian Government: Objecting to a Rating Valuation
Valuer-General Victoria: Council Rating Valuations
State Revenue Office Victoria: Object to a Site or Capital Improved Valuation
Related RJS resource: Rates Notice Objections Service
Information current as at October 2026.
This content is general commentary only and does not constitute advice. Before making any decision or taking any action in relation to the content, you should consult your professional adviser.
To the maximum extent permitted by law, neither R J Sanderson & Associates Pty Ltd or its affiliated entities, nor any of our employees will be liable for any loss, damage, liability or claim whatsoever suffered or incurred arising directly or indirectly out of the use or reliance on the material contained in this content.
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