Rating and Valuation Department - Frequently Asked Questions

Rates

1.	What is rateable value? Rateable value is an estimate of the annual rental value of the property at a designated valuation reference date, assuming that the property was then vacant and to let. For the 2012-2013 rateable value, the designated reference date is 1 October 2011.
2.	What factors are considered when assessing the rateable value? All factors which affect the rental value of the property are considered, such as age, size, quality of finishes, location, transport facilities and amenities.
3.	How often do rates have to be paid? Rates are payable quarterly in advance. Demands are usually sent out at the beginning of each quarter and are payable before the end of the first month of the quarter, i.e. January, April, July and October.
4.	My property is subject to restrictions on sale and letting. Will any concessions be given due to these restrictions and my special financial status? No concessions will be given in these situations. The rateable value of all types of property, including private and public housing, are assessed on the same basis, disregarding any special concessions whether statutory or otherwise in the rent actually being paid. Similarly any restrictions on letting or sale to which you have agreed when you purchased the property will not affect the level of assessment either, because the value to you of the occupation is unaffected by such restrictions. Your special financial status which may affect your ability to pay rates is not to be taken into account in determining the level of rateable value.
5.	My property is located in an area with poor services. Why do I have to pay the same overall percentage charge as areas with better services? Rates are now part of general Government revenue and a source of funding for public services such as police, fire services, education, health and hygiene which everyone has access to in one way or another. If local services are poor, this may be reflected in the rents and hence the rateable value. However in the situation where there is no Government water supply the rates payable will be reduced by 15%, and where the Government water supply is unfiltered the reduction in rates payable will be 7.5%.
6.	Why do owner-occupiers have to pay the same rates as for rented properties? Rates are a tax on occupation and normally borne by the occupier. Thus whether you are an owner-occupier or a tenant the basis for charging rates will be the same.
7.	Why are rateable values of domestic units on higher floors higher than those on lower floors? This is to reflect the market preference for higher floors. The rentals of properties generally tend to rise with the floor level of the unit. On the other hand, lower floors in a building suffer from street noise etc. and additional allowance is made for this.
8.	What is the purpose of a revaluation? The main purpose of a revaluation is to redistribute the liability for rates and Government rent fairly amongst rates and rent payers according to the up-to-date rental level of their properties. Because rental values of properties change over time and the changes vary for different types of properties and in different locations, it is necessary to conduct a revaluation to ensure that the rateable values represent the up-to-date rental values of the properties.
9.	How am I notified of the new rateable values following a revaluation? You will be notified of the new rateable values in the April to June quarterly rates and/or Government rent demands which will be issued at the end of March or early April. A leaflet will be sent with each demand to explain the revaluation and what action to take if you disagree with the rateable value.
10.	How can I object to the new rateable values? You can lodge an objection to the new rateable values in the months of April and May. Such objection should be made on a specified proposal form (Form R20A) which is available at the Rating and Valuation Department and District Offices, or can be downloaded from the Public Forms Section of this homepage. If you are paying rates and Government rent together you only need to object against the rateable value for rates provided the rateable value for charging rates and rent is the same. However, if the rateable value for rent is different you should object to both.
11.	Is there any way I can obtain the rateable values of other properties, such as those in the district I live in? The new Valuation List and Government Rent Roll listing the rateable values of all assessed properties will be on display at the Rating and Valuation Department in April and May. District Offices will also have relevant sections of the Valuation List and Government Rent Roll. You may inspect the Valuation List and Government Rent Roll at the Department or at the relevant District Office of the district in which your property is situated. Entries in the List and the Rent Roll can also be searched on the Department's web site during this period.
12.	When will newly constructed premises become liable to rates? Generally for newly constructed premises, rates and/or new Government rent will be payable from:- (a) Domestic Premises- 90 days from the date of issue of the occupation permit/consent to assign/consent to lease/certificate of compliance (whichever is applicable), irrespective of the date on which the premises were first occupied. (b) Non-domestic Premises- 180 days from the date of the occupation permit/consent to assign/consent to lease/certificate of compliance (whichever is applicable) or the date on which the premises were first occupied, whichever is the earlier.
13.	When will I be informed of the rateable value and the amount of rates and/or Government rent payable? Generally we will inform you by sending the Notice of Interim Valuation and the First Demand for Rates and/or Government Rent to your correspondence address last reported to us by ordinary post within 12 months from the date on which rates and/or Government rent become payable.
14.	How can I object to the rateable value? If you consider that the property is valued above its proper rateable value or is not liable for assessment to rates and/or Government rent you may, with TWENTY-EIGHT DAYS of the service of the Notice of Interim Valuation, serve on the Commissioner a Notice of Objection. Copies of the specified Notice of Objection (Form R23A)(pdf) are available from this Department or District Offices, or can be downloaded from the Public Forms Section of this homepage. Notices of Objection are carefully considered by our professional staff. We will then issue a Notice of Decision within six months either advising you that no alteration to the original rateable value will be made, or advising you what alteration is to be made.
15.	What if I am not satisfied with the decision? If you are not satisfied with the decision you may appeal to the Lands Tribunal within TWENTY-EIGHT DAYS of the service of the Notice of Decision. A fee is payable on lodging the appeal.
16.	If I make an objection or lodge an appeal, can I withhold payment of rates and Government rent until the matter is settled? Generally no. Rates and Government rent, based on the original rateable value, must be paid as demanded, and late payments will be subject to surcharge. If the rateable value is amended as a result of the objection or appeal, adjustments to the rates and rent will be made in subsequent demands.
17.	If rates are charged on an unauthorised structure, does this mean it has been authorized? No, this is not the case. Rates are a tax on occupation, and any property which can be separately occupied is liable to assessment, regardless of whether or not the structure is authorised. The assessment to rates and/or payment of rates in respect of any premises with unauthorised structures does NOT imply that these structures have legal status, nor does it confer any legal sanction or authorisation to them.