Why do I pay rates?
Income from rates is used to maintain and provide services and facilities for the total area within Council's boundaries. Rates are calculated on the value of your land which is determined by the Valuer General, and then a rate in the $ levy is applied to this value.
Is Council's income totally derived from Rates?
Income generated by rates makes up approximately 25% of Council's total yearly income.
How are my Rates calculated?
Rates are calculated on the value of your land which is determined by the Valuer General and a rate in the $ levy is applied to this value. Added to this are the fixed annual charges for sewerage and waste services to all areas where these services are supplied.
Are all levies the same?
Rate levies vary according to the category of the land: eg Residential, Business, Rural Residential or Farmland. The property's category is based on the primary use of the property.
What is rate pegging?
Rate pegging is the percentage limit by which Council may increase the total income it will receive from rates. The rate pegging percentage is set each year by the Independent Pricing and Regulatory Tribunal (IPART) on behalf of the State Government.
What is meant by Base and Ad Valorem rates?
The base amount is a fixed amount and is the same for every property within the same rating category. Eg: Residential – 50% base rate.
The ad valorem amount is calculated by multiplying the rateable value of a property (which is set by Office of the Valuer General) by a rate set in the dollar by Council. Council sets the rate each year. This rate is shown on your Annual Rates notice.
Detailed tables are provided in each year's Revenue Policy that shows base amounts and ad valorem rates for property categories across our region. Planning and Reporting
Can my Rates increase by more than the limit allowed by the State Government?
The Rates paid by some rate ratepayers may increase, decrease or stay the same in regard to the rate peg % limit set by the Independent Pricing & Regulatory Tribunal (IPART) on behalf of the State Government each year. This will occur only as a result of a General Revaluation of all land values, which occurs every 3 years. (The determining factor is the land valuation on EACH individual property).
OR, if Council is successful in an application to IPART for a Special Rate Variation above the set Rate Peg % amount for that year, which can be effective for up to 7 years.
So why have my Rates increased and others decreased?
Land values generally increase over time. If the land values issued at the time of the General revaluation were used to generate Council’s Rate income at the rate in the dollar used for the previous year's calculations, then Council would raise more income than it is allowed.
In order to contain Council's income within the allowable limits, Council must reduce the rate in the dollar for each rating category. As the same rate in the dollar is then applied to each property within a rating category, the actual amount of rates payable is determined by the individual land valuation of the property.
As a result, due to the individual changes in Land Valuations for individual Ratepayers, some Ratepayers will experience variations in their Rates that will either increase, or decrease their rates for the first year after a General Revaluation.
If I have to pay more in rates will council be delivering more services?
Overall the amount of rates Council collects will not increase due to a new ratings structure. Income generated by rates makes up approximately 25% of Council's total yearly income. Council will continue to maintain current service levels including programs for improving roads, trees and community spaces.
I don't agree with my land value. What can I do?
All enquiries relating to your land value should be directed to the Office of the Valuer General on 1800 110 038.
Click here to download the Land Value Fact Sheet(PDF, 78KB) or visit their website valuergeneral.nsw.gov.au/ to learn more about the valuation of land.
How can I apply for a pensioner concession?
You will need to complete a pensioner concession application form.
You must hold a current Pensioner Concession Card or Department of Veterans Affairs Card issued by the Commonwealth Government.
You must also be the owner/occupier of the property the rate rebate application is for.
Search for the Council Pensioner Concession Rates Rebate Application Form via our Forms Page
What if I am having difficulty paying my Rates?
Arrangements can be made with Council to help make your payments more manageable.
Methods currently available are: Direct Debit, B-Pay and Centrelink Deductions and some employers offer payroll deductions (check with your employer).
Please phone Council to discuss your individual circumstances during business hours on 1300 275 782 (1300 ASK SVC)