BCM, adjust rates factor
Beacon Bay Ratepayers and Civic Association members are up in arms about the recent astronomical rates increases. At two previous meetings of our association, an official from BCM addressed us on how information collection would unfold. Residents were warned to expect officials with identification bibs and asked to assist the canvassers.
However, we have checked far and wide and not one resident has seen the officials referred to.
At the second meeting, he was asked what the rate factor would be. You cannot object to an increase in rates payable if you don’t know what impact the increased valuations will have. He fobbed it off and said it was an administrative matter.
In the past, the rate factor was determined at budget time, when the valuations were adjusted as a result of annual valuation increases or a general valuation. This is necessary to bring in additional revenue to balance the budget. But when the valuations were increased the rate factor was adjusted so that the rates increase was fair. In this case, the rate factor stayed the same, yet there was a vast increase in valuations.
We understand from reliable sources that it was a desktop exercise and that outdated aerial photographs were used. It is alleged that in fact no properties were visited, hence the many anomalies. If there were no service providers appointed, it would have been impossible to do the exercise with the existing staff. The valuation roll is riddled with inaccuracies. A few examples are a property rezoned in Sunrise on Sea from agricultural to industrial, and property in Gonubie rezoned from residential to industrial. No requests from owners.
Other discrepancies include a large double-storey house with a pool, adjacent to a vacant plot, being valued as vacant land. Quite clearly no one visited the property in question.
Various other properties in old areas like Bonza Bay developed by Beaconhurst Estates many years ago are such a mixed bag now that it would be impossible to value the properties fairly without an inspection, as many homes have been renovated, extended etc.
That being said, we believe the valuations per se are not the problem as estate agencies have done several sample valuations and most seemed fair. The problem is that the rate factor was retained unchanged while values were increased substantially, which cannot be correct, with an apparent average increase in rates of around 30%. This is way above inflation, and we endorse the views of the Buffalo City Ratepayers Forum (“BCM, Know the Law”, DD Oct 9) that the rates increases must be reviewed. SAPOA have also taken issue and this must surely convey some kind of message to the City Hall.
People will sell up and leave for areas with more businesslike councils. If the rates increases are not reviewed and adjusted, it will kill the city and there will be no growth.
– M Symons for Beacon Bay Ratepayers and Civic Association