How are my rates calculated and can I appeal them?
Q: How are my rates calculated and can I appeal them?
A: Commercial property rates are a tax levied on occupiers of commercial property and are charged on an annual basis. The Annual Rate of Valuation (ARV) is decided each year by the local authority or town council and is voted on by its elected members and is normally based on the estimated expenditure that the local authority or town council will incur in the coming year.
Rates are calculated on the basis of the rateable value of the property set by the valuation office multiplied by the annual rate of valuation (ARV) gives the amount of rates payable per annum.
In order to have a rateable value, the property is firstly assessed by the valuation office who arrive at a value for the property by reference to the values of comparable or similar properties on the valuation list in the area that the property is located.
If you are unhappy with the valuation, and wish to appeal, this can be done by either the occupier or owner of the property. An appeal for a revision must be made in writing to the commissioner of valuation, and must be accompanied by the appropriate fee.
Once an appeal has been made, a revision officer from the valuation office will undertake an inspection of the property to assess if the existing valuation is incorrect.
Once this inspection has taken place, the revision officer will send you a draft certificate containing the proposed valuation and other details of your property.
If you are unhappy with the valuation or other details contained in the draft certificate, you may make representation, in writing, to the revision officer within 28 days of the issue of the draft certificate. Following further assessment of your representation the revision officer will issue the final valuation certificate.
If you remain unsatisfied you can further appeal against the valuation to the Commissioner of Valuation, within 40 days from the date of issue of the final valuation certificate. The Commissioner of Valuation will make a decision within six months of receiving the appeal.
An appeal based on an existing valuation list can only be made per the Valuation Act 2001 if a material change has occurred to the property which would alter its value. However the Valuation Office are currently undertaking a revaluation of certain parts of Leinster which has seen rateable values on certain properties being reduced.
