2024-25 Rates Increase
The Valuer-General issued adjustment factors to be applied to property values in the Kentish Municipality for 2024/25 rating purposes. These adjustment factors resulted in higher property values for rating purposes.
Council reduced the general rate in the dollar of Assessed Annual Value (AAV) for 2024/25 by 4.16%, however due to property value increases, most ratepayers will still have an increase in their rates bill this year.
Rates have been set in FY2024/25 relying on a recent adjustment provided to Council by the Valuer-General, and Council must rely on this information in setting rates when it is received.
To lessen the impact of the change in property values on rates bills, Council has applied a 15% rate increase cap for the general rate. The cap of 15.0% is applied only to the general rate, not to service charges such as waste management service charges.
The average weekly increase in the General Rate for residential ratepayers is $2.78, with a further $1.78 per week resulting from increases to the waste levy, 240l bin suite and transfer station access charges.
Services delivered by Council
The breadth of services delivered by Kentish Council is extensive and multifaceted, reflecting its commitment to enhancing the quality of life for residents and supporting the overall development of the community including:
| Facilities Management | Sheffield Town Hall, Sheffield Visitor Centre, Kentish Health Care Centre, Barrington Hall, Beulah Hall, Claude Road Hall, Railton Kings Hall, Railton Recreation and Community Hall, Wilmot Memorial Hall, Railton Squash Courts, Sheffield Recreation Ground, Railton Recreation Ground, Wilmot Recreation Ground, Kentish Museum, Working Art Space, Sheffield Arts Centre, Railton Neighbourhood Centre, Public Art works. |
| Parks | King George V Park, Mural Park, Kentish Health Care Centre Park, Goliath Park, Lions Park, Railway Park, Sykes Sanctuary, O’Neills Creek Reserve, Wilmot Hall Park, Lake Barrington Park, 115ha of open space. |
| Wild Mersey | World Class Mountain Bike Trails. |
| Community Development | 30 + Public Events including Mural Fest, Steam Fest, Taste of the North West, Weindorfer Memorial. |
| Stormwater Management | 20,000 metres of stormwater piping, flood mitigation, drainage, detention systems. |
| Roads | 267 km of sealed roads and 205 km of unsealed roads, 104 bridges/culverts. |
| Waste Management | Sheffield Waste Transfer Station, Wilmot Waste Transfer Station 1,700 bin suites serviced. |
| Cemeteries | 7 cemeteries (3 open for burials). |
| Animal Control | 2,100+ dog registrations. |
| Building and Regulation Services | Building and plumbing inspections. |
| Planning Services | 120+ applications |
Council's Rates and Charges Policy
As required by the Local Government Act, Council's policy is based on the principle that rates are a form of taxation where ratepayers of similar wealth pay similar taxes, and those with greater wealth pay more. Property value is generally accepted as an indicator of wealth, and rates are considered a property-based tax rather than a fee for service.
Frequently Asked Questions
The AAV represents an assessment of the rental value of a property or a 4 per cent minimum of the capital value (whichever is the greater value). The AAV is determined by the Valuer-General who is required to assess statutory values of all properties in Tasmania. Generally, an updated valuation of a municipality is undertaken every six years.
Every two years, the Valuer-General issues adjustment factors for each major category of property to make allowance for property market movements since the original municipal revaluation. Rates have been set in FY2024/25 relying on a recent adjustment provided to Council by the Valuer-General, and Council must rely on this information in setting rates when it is received.
In addition to the above municipality-wide valuations, the Valuer-General issues supplementary valuations for individual properties whenever a major change occurs to some aspect of the property (for example building improvements).
Under Council’s rating policy it applies the Assessed Annual Value (AAV) to each property, which is noted on your rate notice, which is then multiplied by the Council approved cents-in-the-dollar rate to arrive at the total general rates and other charges payable.
The capital value is the sum of money that might be realised if the land and any existing dwelling or improvements were offered for sale at a particular time. It includes both land value and the value of any buildings on the property. Council do not rely on this value in determining the rates for your property.
Rate capping limits the maximum allowable percentage increase in property rates. For 2024/25, the maximum rate cap on the general rate is 15%. This helps smooth out the impact of property revaluations over time. Please remember the cap is only applied to the general rate component on your rates notice.
The rate increase cap does not apply to properties that received a supplementary valuation since 30 June 2023 due to an increase in the value of their property (usually because of property improvements).
If your property value increased more than others during the last full revaluation, or due to the recent adjustment factors applied, your general rates may have increased by more than the average.
This year, with the cap lifted above the general rate increase, the impact of past valuations is now at least partially reflected in your rates. The recent adjustment factor applied shifted the rate burden towards residential and primary production properties.
Like businesses and households, Council has also experienced cost of living pressures through price increases from suppliers for the goods and services it uses to deliver the required services to the community.
Council will invest a total of $5,523,574 in renewing and building new assets and infrastructure during the 2024/25 financial year.
Key Projects include $1,027,500 for road renewal work, on both sealed and unsealed roads, with the major road project being $500,000 for the Main Street/High Street Roundabout in Sheffield.
Stormwater will receive $1,130,000 primarily focused on $500,000 for the Dowbiggin Street Bridge – Flood Mitigation Works and $300,000 for Stormwater Upgrades – Spring Street and Sheffield Recreation Ground.
Footpath and Kerb will receive $476,239 primarily focused on kerb extensions for Main Street Sheffield.
The waste transfer station charge for 2024/25 is $87.62 for properties that receive a waste removal service and $188.88 for those that do not. This charge is compulsory and applies to all properties to cover the operational costs of the waste transfer stations.
Fees in 2023/24 for the transfer station if you receive a bin suite - $37.62
Fees in 2024/25 for the transfer station if you receive a bin suite - $87.62
Fees in 2023/24 for the transfer station if you do not receive a bin suite - $138.88
Fees in 2024/25 for the transfer station if you do not receive a bin suite - $188.88
On average, an increase of $0.96 per week.
Waste management costs will increase during 2024/2025 due to factors such as price increases from contractors, an increase in the State Waste Levy, and the introduction of a Food Organics and Garden Organics (FOGO) collection service.
The State Government introduced the waste levy as a disincentive to sending waste to landfill, with money collected to be reinvested in improving local recycling, composting and resource recovery services, facilities, and infrastructure. The waste levy is doubling from $22 per to $44 per tonne.
This levy is included in both the kerbside and transfer station charges and has been a primary driver of the prices experienced over recent years. The Council's goal with the FOGO program is to divert more waste into recycling, reducing the amount of waste sent to landfill. This initiative will help minimise cost increases for council and ratepayers, and the associated requirement to increase rates.
The weekly increase per household is $1.78 resulting from increases to the waste levy and increased services to the 240l bin suite.
Last year for a 140L bin suite Council charged rate payers $308.52 this included general waste and recycling. In 2024/25 for general waste, recycling, and FOGO the cost will be $345.43.
Last year for a 240L bin suite Council charged rate payers $384.89 this included general waste and recycling. In 2024/25 for general waste, recycling, and FOGO the cost will be $427.22.
For some ratepayers, total rates may have increased by more than 15% due to a combination of factors. If your property was subject to the maximum general rate cap, the addition of the uncapped increase in waste services charges may have further increased your total amount payable.
Waste management charges are not subject to the rate increase cap and have increased by more than 15% due to increasing waste management costs for Council. This means that even with general rate cap in place, the overall total can exceed 15% when these additional charges are included.
Council’s Financial Hardship Assistance policy allows ratepayers to apply for assistance. Applications can be made in writing and submitted via mail or email. Council will notify applicants of its decision in writing.
A Fire Levy is on each rate notice in Tasmania. It is a charge that property owners pay to contribute to the funding of fire services in the state. This levy helps fund the Tasmania Fire Service (TFS), which is responsible for fire prevention, firefighting, and emergency response services across Tasmania. The levy is mandated by the Fire Service Act 1979, which outlines the responsibilities of property owners to contribute to fire services.