Lodging an objection

How to lodge an objection

Anyone who’s liable to pay any rate or tax assessed in respect of land is entitled to make an objection to the Valuer-General at Landgate, if they are not satisfied with the valuation.

Before you lodge an objection, view our helpful resources:

• Read the detailed information on GRV, UV or pastoral rent value.
• Watch our videos on GRV and UV.

Please also note that:

• An objection must be lodged within 60 days of the date of issue stated on your local government rates, water rates, land tax or pastoral rent notice.
• Your billing notice is required to be paid by the due date, irrespective of whether an objection will be or has been lodged. Once a decision has been made by the Valuer-General, Landgate will inform all relevant rating authorities of any revised gross rental value (GRV) or unimproved value (UV). These authorities will reference the new assessment, adjust your rates or land taxes where applicable, and provide either a refund (where GRV/UV has reduced) or an interim rate notice for additional payment (where GRV/UV has increased). 

Step 1: Check why your rates or land tax has increased

An increase in your bill isn’t always due to a change in your GRV or UV. Comparing your charges to previous years may help you to understand why the amount payable may have increased.

Has your rate in the dollar charge increased?

This rate is set by the respective rating authority that has issued your notice and, in this instance, queries should be directed to the issuer e.g. your local government authority, RevenueWA, or water services provider, such Water Corporation WA.

Have local government levies increased?

Local government levies, such as rubbish collection, may have increased. Again, this is set by your local government and all queries in this instance should be directed to them.

Has the emergency service levy (ESL) caused the increase?

All queries relating to the rate in the dollar set for ESL are to be made to the Department of Fire and Emergency Services (DFES).

Has your GRV or UV increased?

This is the valuation completed by Landgate for your property. You may want to learn how your GRV or UV is determined. A common concern we receive is that a property owner may find their rates are higher than their neighbour. Find out why this may be here.

Watch the GRV video to learn more
Watch the UV video to learn more
If you have questions after reviewing these links, please contact our Customer Service team.

If you are still concerned about your valuation, please follow the steps below to lodge an objection with us.

Step 2: Gather evidence for your objection

For your objection to be considered, evidence will need to be provided demonstrating why the valuation is incorrect:

• GRV objection - provide rental evidence on comparable properties or other pertinent information at (or around) the latest date of valuation (DOV). Compare with properties within your local area that have the same physical and locational attributes. Check this list of websites to assist you with gathering evidence on comparable properties.
• GRV objection for land with no buildings - provide vacant land sales evidence on comparable land or other pertinent information at (or around) the DOV. Review information on how GRV is determined on land with no buildings.
• UV objection - provide vacant land sales evidence on comparable land or other pertinent information at (or around) the date of valuation (1 August of the previous year), compared to similar properties that have the same physical and locational attributes.
• Pastoral rent value objection - please call to speak to a pastoral valuer.

Step 3: Have your information ready to lodge an objection

An objection should be lodged within 60 days of the date of issue stated on your local government rates, water rates, land tax or pastoral rent notice. When outside of this period, approval to lodge an objection is to be obtained from the Valuer-General. Find out more. 

Before you lodge your objection:

• Are you an owner of the property? If not, you must provide a letter of authorisation, signed by the property owner, allowing you to act on their behalf. This authority may allow tenants to act on behalf of their lessor.
• Have a copy of your rates notice, land tax assessment or pastoral rent notice relevant to the valuation/s that you will be objecting to.
• Have a copy of the most current floor plans for the building/s (if available).
• Note down the date of valuation.
• Have your evidence and pertinent information to support your objection, as detailed in Step 2.
• Inform all other owners of the property that you are lodging an objection.
• For rural and pastoral properties, have a copy of mapping documents, which details arable land, grazing, waste, flooding and salt. Furthermore, for pastoral properties, documents to outline pertinent issues e.g. water, fencing, respective grazing systems, inaccessible areas and carrying capacities.

Step 4: Submit your objection

Lodge an objection online

For your convenience, an online lodgement system is offered to complete your submission, attach supporting documents, save a draft and receive instant confirmation when your objection is lodged. When prepared, completing the form should take no more than 30 minutes for each property. You can always save and resume an online objection if you find you need to obtain more information.

A maximum of 10 properties can be included in the one submission.

Download an objection form

Alternatively, an objection form can be downloaded and completed. A separate form is required for each property, or when objecting to the GRV and UV for the same property.

Important information:

• Review the objection checklist to check that you are ready to submit.
• Complete all sections and sign the objection form.
• If you are not the property owner, a letter of authorisation must be provided, signed by the property owner, authorising you to act on their behalf.
• Provide evidence or other pertinent information to support your objection.

Submit your objection with supporting evidence:

If you have any enquiries, contact our Customer Service team.

Step 5: Your objection is assessed by our valuers

Following receipt of your objection, Landgate will take the following steps to a resolution.

Gross rental value (GRV) objection

1. Your application and supporting documentation (e.g. rental evidence on comparable properties as at date of valuation) will be reviewed, to verify that Landgate has been provided with the required information to assess your objection. You will be notified within 10 working days if further information is required or to advise that we can proceed with your request.
2. Once we have all the required information your objection will be allocated to a valuer. The valuer will review the evidence provided, analyse the information against property market values as at the date of valuation and assess the individual property attributes to confirm a fair rental value for the property.
3. Once the review has been completed, the valuer will contact you to discuss their findings.
4. You will be informed by letter of the Valuer-General’s final decision; either that the objection is ‘disallowed’ (the original GRV is deemed valid) or the objection is ‘allowed’ (the GRV has been adjusted).
5. Landgate will inform all rating authorities if the GRV has been adjusted. These authorities will adjust any rates or taxes and provide a refund or credit, if applicable.

Please note, due to the complexity of some objections, Landgate may require up to 12 months for an objection to be finalised.

Unimproved value (UV) objection

1. Your application and supporting documentation (e.g. comparable vacant land sales evidence as at date of valuation) will be reviewed, to verify that Landgate has been provided with the required information to assess your objection. You will be notified within 10 working days if further information is required or to advise that we can proceed with your request.
2. Once we have all the required information your objection will be allocated to a valuer. The valuer will review the evidence provided, analyse the information against property market values as at the date of valuation and review the individual property attributes to confirm a fair Unimproved Value for the property.
3. Once the review has been completed, the valuer will contact you to discuss their findings.
4. You will be informed by letter of the Valuer-General’s final decision; either that the objection is ‘disallowed’ (the original UV is deemed valid) or the objection is ‘allowed’ (the UV has been adjusted).
5. Landgate will inform all rating authorities if the UV has been adjusted. These authorities will adjust any rates or taxes and provided a refund or credit, if applicable.

Please note, due to the complexity of some objections, Landgate may require up to 12 months for an objection to be finalised.