Who decides the Rateable Valuation of a property?
The Rateable Valuation of a property is assessed and determined by the Valuation Office. The Valuation Office is the state property valuation agency and is located in Dublin. Its core business is the valuation of property for commercial rates. The Valuation Office is completely independent of Local Authorities.
The Valuation Office determines whether a property should be rateable and, if rateable, the appropriate rateable valuation of the property. The Valuation Office will ordinarily only (re)assess the rateability status or rateable valuation of a property on foot of an Application/Request for Revision of Valuation. Applications will only be considered if a material change of circumstances has taken place since the property was last assessed.
Who can apply to have the valuation of a property revised or altered?
- The owner or occupier of any property.
- An interest holder of a property in relation to that property.
- The Local Authority.
- The Commissioner may also request a revision.
Applications/Requests for Revision of Valuation may be made by means of the Commissioner of Valuation/Valuation Office on-line facility at www.valoff.ie/en/revision/online-revision-portal/. There is a fee of €250.
How does the valuation process work?
The Commissioner appoints a Valuer to assess the property.
Having assessed the property, the Valuer indicates to the occupier, by way of draft valuation certificate, how he/she intends to determine the result. He/she also provides a Revision of Valuation - Representation to Revision Officer (pdf) to the occupier.
The occupier has a right to make representations within 40 days from the date of issue of the Draft Valuation Certificate.
Having considered any representations, the Valuer issues a Final Valuation Certificate to the occupier. He/she also notifies the Local Authority of his/her determination.
The result is effective for rating and levy purposes, notwithstanding any appeal.
In the case of new premises, a Property Levy is payable from the Effective Valuation Date on the Certificate to year-end. In the case of existing and improved premises the result is effective for rating purposes from the following rating year. (see question on Property Levy for more information)
Can a valuation be appealed?
Yes. A dissatisfied party can appeal to the Valuation Tribunal within 28 days from the date of issue of the Valuation Certificate. Fees are payable. The appeal must be in writing, must specify the grounds of appeal and be accompanied by the appropriate fee. If dissatisfied with the result of the appeal, one can appeal further on a ‘case stated’ basis, i.e. on a point of law only, to the High Court.
A Guide to the Valuation Appeal process is available from the Valuation Tribunal's Website.
Where can I find the Rateable Valuation of my property?
The Rateable Valuation of your property is specified on your rate bill.
The Rateable Valuation of your property (and of all other properties in the state) is also available online on the Valuation Office's Valuation List Search Facility
Disclaimer: The Information provided above is for guidance purposes only, and is not intended as a definitive legal interpretation of the relevant governing legislation.