Rates and Charges Explained

Councils use property values as the basis for distributing the rating burden across the municipality.

Calculating how much each property owner pays in rates involves determining the total amount of rate revenue required and dividing this across the total value of all rateable properties to establish a rate in the dollar. This is done as part of Council's annual budget process.

The rate in the dollar is then applied against the Capital Improved Value (CIV)* of each individual property to calculate how much each property owner pays. The formula for calculating general rates, excluding any additional charges or arrears, is:

General Rates = CIV x Rate in the CIV Dollar 

Any increase in our general rates revenue is capped at 2.75% across our entire rate base.

For more information about how your rates are calculated, visit the Local Government Victoria website.

* The Capital Improved Value (CIV) is the market value of the land plus buildings and other improvements. In Victoria, each property's CIV is assessed annually by the Valuer General.

Councils are able to levy either a uniform rate across all properties, or one or more differential rates. Differential rates are where councils set different rates in the dollar for different categories of rateable land. 

Benalla Rural City Council uses differential rates to ensure all rateable land makes an equitable financial contribution to the cost of carrying out the functions of the Council. This means there can be different rates in the dollar for each separate rating category.

Properties are allocated to a differential rating category based predominantly on the approved land use and zoning of the property under the Benalla Planning Scheme. In Benalla Rural City the categories are:

• Residential (Benalla)
• Residential (Rural Township)
• Vacant Land (Benalla)
• Vacant Land (Rural Township)
• Business
• Rural (Farmland)
• Rural (Non-farming)

From 2023/24, your annual rates notice must include the amounts applicable if your property was classified under any of the above categories.

If you would like to find out more about how your property is classified, visit our page on Differential Ratings and view the Rating and Revenue Plan 2021-2025.

If you believe your property is being rated under the incorrect differential category, please phone us on 03 5760 2600 or email council@benalla.vic.gov.au

The State Government has introduced the Fair Go Rates System (FGRS) which sets out the maximum amount councils may increase the average rates per property in a year.

Any increase in our general rates revenue is capped at 2.75% across our entire rate base. This means we cannot collect more than 2.75% more in general rates revenue compared to the previous financial year.

The Municipal Association of Victoria has prepared this short video describing how rate capping works and how rates are set.  

Municipal Charge

This is a fixed amount levied on all rateable properties to cover some of the administrative or fixed running costs of the Council.

The municipal charge ensures that all properties, regardless of their size or valuation, contribute a base, equal amount towards the operation of the Council.

The Local Government Act 1989 requires that the total revenue received from the municipal charge must not exceed 20% of the sum of the total revenue from general rates and the municipal charge. 

Farmers in receipt of multiple rate notices may apply for an exemption in certain circumstances, to ensure that only one rate notice is levied this charge. Where multiple dwellings exist on the Single Farm Enterprise, an exemption can only be claimed for one dwelling.

Applications for exemption must be lodged within 60 days of receiving your annual rate notice.

Waste Management Charges

A compulsory waste collection and recycling service is provided to all urban and rural households and businesses.

It is the responsibility of the property owner to ensure that you have received your waste collection bins and that your property is being serviced. This includes non-resident property owners. Contact the Council if you experience issues with this service.

Some properties have limited access and are not able to be serviced. These properties are exempt from waste management charges.

Urban Collection Properties

Rural Collection Properties

Additional Collection Items

The property owner elects the bin size to suit their needs. If the owner doesn’t select any particular size, the service will provide default 120 litre waste collection bins. If you would like assistance selecting a bin size, or would like to apply for a different size, please see our waste collection page for more information.

Commercial and industrial properties serviced by a private waste collection contractor are exempt from the Council waste service. Details of the private collector must be supplied in writing to the Council to receive this exemption. Contact the Council for further information about this exemption.

Fire Services Property Levy

The Victorian Government’s Fire Services Property Levy (FSPL) is collected by the Council on behalf of the Victorian State Government. It does not form part of Council revenue.

The Fire Services Property Levy funds vital lifesaving equipment, firefighters, staff and volunteers, training, infrastructure and community education.

For more information about the Fire Services Property Levy, visit the Victorian Government FSPL page.

Objection Review Process - Valuation of Land

All property valuations are undertaken annually by the Valuer-General Victoria.

How to lodge a valuation objection

If you believe that the valuation does not reflect market value of your property at 1 January of the relevant year, you may lodge an objection. 

For more information about lodging an objection, please visit the Victorian Government's Council rating valuations website.

1.  Prepare your documentation

Prior to lodging an objection, you will need to have a current annual valuation and rates notice.
Your objection must be submitted within two months of the issue date of the annual valuation and rates notice.

2.  Lodge an objection

To make an objection submit your objection online. Please contact us if you require a hardcopy form.

3.  Continue to pay your instalment

You are still required to pay the rate instalment/s by the due date/s, even if you have lodged a formal valuation objection.
If payment is not made by the due date/s, you may incur penalty interest charges.

4.  Amendments to the rate amount

If there is an adjustment to the valuation, there will be an amendment to the rate amount. Accounts in credit can apply to receive a refund.

Objections to Rates or Charges

You have the right to appeal to the County Court to review rates or charges imposed by the Council under Section 184 of the Local Government Act 1989.

Any appeal must be lodged with 60 days of issue of the annual (or supplementary) rates notice.

Land Tax

The State Revenue Office (SRO) uses the site value assessment on your rates notice for the purpose of assessing land tax. All enquiries relating to a Land Tax Assessment notice should be directed to the State Revenue Office in the first instance. If the enquiry relates to the valuation, the SRO will refer the matter to the appointed contract valuer.

Council has little to no involvement with Land Tax. If the SRO has directed you to Council, please request they provide you with something in writing, describing a summary of what is being requested of Council.