Since my property is very steep and is subject to slipping and is claimed to be in a flood zone at the other end, shall I tell the Council about this now or wait until they value it?

trade4us2 - 2021-08-11 15:40:00

I guess the question is why object? If it's because you feel the RV affects the true value then this is not correct. If it's because the higher rating will mean higher rate, then maybe!

jeffqv - 2021-08-11 15:55:00

The top third of my property is basically valueless because it is so steep. The last 11 metres of it slopes up to 17 metres. The whole area along the road has slipped several times.
The front 5 metres of the property is shown as in the flood zone on the Council map.
So I reckon the property is worth less than half the area on the title.
I don't intend selling, ever, so I may as well have the rates lower now.

trade4us2 - 2021-08-11 16:19:00

I would have thought they would already be aware

who you should probably tell though, is your insurer. If you have a claim, and it is noted that your home is subject to land instability, erosion or subsidence, or that the property has suffered previous loss due to those hazards, you will find yourself in for a not nice claims experience, and may well find yourself uninsured for non disclosure....

phoenix22 - 2021-08-11 16:25:00

I don't intend insuring for flooding, because it will not happen.
The house is 50 years older than Council records, but it's hard to prove that.

trade4us2 - 2021-08-11 16:56:00

trade4us2 wrote:

Since my property is very steep and is subject to slipping and is claimed to be in a flood zone at the other end, shall I tell the Council about this now or wait until they value it?

Firstly - you can't "object" in advance. You can only object AFTER a general revaluation and only within the 6 week objection period.

What you can do is raise a "Section 16" revaluation request, but that's chargeable to the owner, around $ 400 when I did it last.

sparkychap - 2021-08-11 18:24:00

trade4us2 wrote:

The top third of my property is basically valueless because it is so steep. The last 11 metres of it slopes up to 17 metres. The whole area along the road has slipped several times.
The front 5 metres of the property is shown as in the flood zone on the Council map.
So I reckon the property is worth less than half the area on the title.
I don't intend selling, ever, so I may as well have the rates lower now.

How do you know they haven't already taken that into account? They have on my property, where a steep slope makes the land somewhat unusable.

sparkychap - 2021-08-11 18:26:00

Finally, how does the Capital Value compare to similar properties?

sparkychap - 2021-08-11 18:35:00

Most properties in my street have the same value per square metre.

trade4us2 - 2021-08-11 20:30:00

trade4us2 wrote:

Most properties in my street have the same value per square metre.

of what? Land area? Capital value per m2 floor area?

sparkychap - 2021-08-12 10:39:00

trade4us2 wrote:

I don't intend insuring for flooding, because it will not happen.
The house is 50 years older than Council records, but it's hard to prove that.

you still need to tell your insurer that your property is at risk of natural hazard and has had previous slips occur. You run the risk of them going off risk as soon as they find out, and then blacklisting you for non disclosure.

phoenix22 - 2021-08-12 11:17:00

sparkychap wrote:

of what? Land area? Capital value per m2 floor area?

Land value per square metre of land, obviously.

trade4us2 - 2021-08-12 11:23:00