Welcome to the members area.
This area is exclusive to members of the RBA.
We have a strong and vibrant Association due to the sheer numbers of members. It is the unique strength of the Association – 146 member businesses – all based in Raheny!
A committee of 10 members are responsible for the running of the Association with the Coordinator – Barry Murphy tasked with the implementation of the programme.
We will constantly ask for your support for events organised during the year – there is no greater reward for our efforts than the sight of a big turnout of members to the events –it makes it all worthwhile.
Now more than ever we need to support each other in these challenging times.
There are simple things we can all do – how many goods and services do you buy-in from businesses outside the area – look at what you purchase and where you purchase.
We have a wide range of businesses in the association.
Please do a simple exercise – list your current suppliers and compare with the list of Raheny Business Association members. See the overlaps.
If we all took the time to at least give our fellow members the opportunity to quote, then if they meet or better the quality, the service and offer a competitive price, we might start to grow local business.
INFORMATION ABOUT COMMERCIAL RATES
MOST RATEPAYERS at this stage will be aware that Dublin City Council is being revalued for rates purposes. Currently the intention is that proposed valuation certificates will be issued in October of this year. Negotiations will begin with the Valuation Office in earnest from this point, and new assessments will apply from January 1st, 2014.
The main question on every ratepayers’ mind is, of course, “how is this revaluation going to affect my rates bill?”
The first thing to emphasise, and something which has not always been understood to date, is that Dublin City Council will not increase its revenues as a result of this revaluation.
- The annual rates take for Dublin city is just under €300 million, and this will be the same the year after revaluation. So from the council’s point of view the exercise should be revenue neutral. It is individual ratepayers who will see their rates bills go up or down.
The other being the legitimate questions businesses have concerning the level of rates costs which are imposed and which they have no input into; and what are they actually getting from their local authority for these rates. Many other costs have fallen or have been cut since the downturn, but rates generally have not, and this is a source of considerable frustration for businesses.
Commercial Rates are levied annually on relevant property, as defined in the Valuation Act 2001, by Dublin City Council. As a general rule, rates are levied on the occupiers of property.
1. What is a Valuation?
A valuation is an estimate of the annual rental value of a property at a specified valuation date on the assumption that the occupier is responsible for the commercial rates, repairs and building insurance of the property. A valuation date that coincides with a period of buoyant property values will not in itself increase the amount of rates collected by a rating authority or the amount payable by an individual ratepayer.
In the first year following a revaluation the commercial rates income of the local authority is capped at their preceding year’s rates income multiplied by the Consumer Price Index (+ or -). Therefore, the selection of one valuation date over another will not increase or reduce the overall total amount of rates collected by a local authority following revaluation.
2. Rateable Valuation
The rateable valuation of property is determined by the Commissioner of Valuation. The valuation of a property is based on its annual rental value at the date of valuation. This is multiplied by the annual rate on valuation (ARV) to give the amount of commercial rates payable per annum. The ARV is set each year by each local authority.
3. Annual Rate on Valuation.
The second factor that determines a rates assessment is what is called the “Annual Rate on Valuation” (formerly known as “the rate in the pound”). Put simply, it is a multiplier, and is determined by the Council at its Annual Budget Meeting. A rates assessment is determined simply by multiplying the rateable valuation by the annual rate on valuation e.g. R.V. Annual Rate Rates Assessed on Valuation €100 x 66.32 = €6,632. The rates year coincides with the financial year.
4. Is the Valuation of my property my commercial rates liability?
No. Your valuation is the basis on which local authorities levy rates on ratepayers. To calculate your rates liability the rateable valuation is multiplied by the annual rate on valuation (ARV).
5. How is the Valuation of my property assessed?
There are a number of methods used by valuers to assess the annual rental value. The most common method used is direct comparison with similar properties in the area.
6. Who will assess the valuation of the property?
A valuer, called a “Revision Officer”, from the Valuation Office will call to assess the valuation of your property. Once the property has been inspected, the revision officer will send you a draft certificate containing the proposed valuation and other details of your property. If you are unhappy with the valuation or other details contained in the draft certificate, you may make representations, in writing, to the revision officer within 28 days of the issue of the draft certificate. Following consideration of your representations the revision officer will send you the final valuation certificate.
7. What factors affect Commercial Rates assessment?
A rates assessment on properties involves two factors – rateable valuation and annual rate on valuation :
8. Who can apply to have the valuation of property revised or altered?
The occupier or owner of property, the Rating Authority, or an occupier of other property appearing on the valuation list may apply, in writing to the Commissioner of Valuation, to have the valuation of property revised.
9. Can I appeal my valuation?
You can appeal the valuation to the Commissioner of Valuation within 40 days from the date of issue of the valuation certificate.
The appeal must be made on the prescribed form (Appeal 1 2002 form) and accompanied by the appropriate fee.
10. What is a Valuation List?
A Valuation List is a list showing the valuations of all commercial and industrial properties in a local authority area. The Valuation Lists are available for inspection at the Valuation Office, the Local Authority or online at www.valoff.ie
11. What is Revaluation?
A revaluation is the production of a new and up-to-date Valuation List of all commercial and industrial property, within a Local Authority area, by reference to property rental values at a specified valuation date.
The revaluation process is essentially a redistribution of the overall burden of rates between office, retail, industrial and other categories of commercial occupiers. The Dublin city valuation base date is April 2011, so assessments will be based on current market rents.
Revaluation will lead to a redistribution of the commercial rates burden between ratepayers depending on the relative shift in rental values between locations and categories of properties.
For example, take three hypothetical properties each with a current rates liability of €8,000 but with differing estimates of rental values of say, €28,000, €30,000 and €32,000. Assuming a post revaluation ARV of 0.264 the table below shows the potential change in the rates liability of each property following revaluation.
|Rates Liability before Revaluation||€8,000||€8,000||€8,000|
|Estimate of Rental Value||€28,000||€30,000||€32,000|
|Assumed ARV (set by Council)||0.264||0.264||0.264|
|Rates Liability after Revaluation (Estimate of Rental Value x 0.264)||€7,392||€7,920||€8,448|
|Change in Rates Liability due to Revaluation||-€608||-€80||+€448|
12. Why have a Revaluation?
The existing Valuation Lists do not reflect the major shifts in property values that have occurred over the years. A revaluation is supposed to bring more equity, fairness and transparency into the local authority rating system. Following revaluation it is estimated that there will be a much closer relationship between rental value and commercial rates liability. A revaluation will result in a redistribution of the commercial rates liability between ratepayers in a local authority area.
13. Who is carrying out the Revaluation process?
The process is being carried out by the Valuation Office which is the State property valuation agency. The core business of the Valuation Office is the provision of accurate, up to date valuations of commercial and industrial properties to ratepayers and rating authorities as laid down by statute. The Valuation Office is independent of and does not act for local authorities
An occupier can make representations to the Valuation Office to review the valuation if they consider that the proposed valuation, or any of the details contained in the Proposed Valuation Certificate are incorrect. If making representations, an occupier must provide clear reasons and supporting evidence to justify an alternative valuation.
The occupier can accept the valuation set out in the Proposed Valuation Certificate or make representations to the Valuation Office within 28 days of its issue date. Ratepayers will also have the subsequent right to appeal their valuation to the Valuation Tribunal, an independent body set up for that purpose.
When these representations have been considered the Valuation Office will issue final valuation certificates by December 2013. This valuation will then be used by Dublin City Council to calculate rates liability for the 2014 rates year. The valuation is not the amount of rates actually payable. While the Valuation Office determines the valuation it will be Dublin City Council which determines, levies and collects the rates payable.
The Valuation Office website, www.valoff.ie, has detailed information about the revaluation and representations process. The Office also has a dedicated customer care unit to handle revaluation queries by email at email@example.com, or by phone 01 8171001 between 9:30 am and 5:30 pm from Monday to Friday.
|Dublin City Council revaluation: key dates
The change in any individual’s rates bill will reflect how their commercial sector and location grew relative to the rest of the property market between 1988 (when the last partial revaluation of Dublin city was undertaken) and 2011.
Once a property has been valued for rates in general, its assessment will not be looked at again by the Valuation Office until the next revaluation. Therefore it is important for businesses to take the opportunity to challenge their new valuation and ensure that their assessment is fair