How your rates are calculated

Your land rates are based on the property land values in your area, and determined in accordance with the Local Government Act 1993. This legislation provides the process to calculate rates and limits the income that councils can receive from rates.

Depending on the main use for your property, it will fall into one of four categories for rating purposes: 

  • Residential
  • Business
  • Farmland
  • Mining

The breakdown 

As a council, we've adopted the structure of minimum and base amounts to levy rates on all rateable properties, calculated annually. You can expect your annual rate notice to include: 

Ordinary rates

These are applied to properties based on independent valuations supplied to Clarence Valley Council by the NSW Valuer General. 

Base rates enable each property to pay a similar amount for basic service provision, together with the calculated ad valorem amount. The ad valorem rate is based on the unimproved value of the land and does not include the value of your house, buildings, or other improvements to the land.

Because we charge a minimum rate, if the rate applicable under the ad valorem amount is less than the minimum, the minimum amount will apply.

Annual charges

Seperate to your ordinary land rates, the following annual charges may appear on your rates notice: 

Sewer charges

Any dwelling connected to the council sewer main must pay an annual connection charge. These charges are based on the size of the largest water meter connected to the property. The larger the water meter, the higher the charge, due to the property's increased potential to impact the sewer system during peak periods.

Vacant land within 75 metres of the council sewer main is levied an annual availability charge.

Onsite wastewater management (OSM)

The management of all OSM systems falls under council responsibility. Properties with an OSM system, such as a septic tank or reticulated water cycle system pay an annual charge, which covers:

  • survey costs to identify defective OSM systems that threaten public or environmental health
  • general advice 
  • replacement of the need for annual renewal of approval to operate fees.

Water charges

Any dwelling connected to the council water main pays an annual connection charge based on the size of the water meter connected to the property. Vacant land within 225 metres of the council water main is levied an annual availability charge.

Strata units

Strata units are levied an annual water connection charge per unit. Strata units that don't have individual water meters will be billed for water consumption are forwarded to the owner’s corporation. Units serviced by a dedicated water meter to each unit receive an individual water consumption notice in the unit owner’s name.

Domestic waste

A separate annual charge is levied for domestic waste management services. The cost of these services cannot be financed from ordinary rates and the charge must be sufficient to recover the reasonable costs of providing the services. Domestic waste management charges provide for garbage, green waste and recycling services (red, green & yellow) where available. An annual availability charge is levied on all properties classified as vacant land within a serviceable area.

If you need a new service, bin repairs or if your bins have been stolen, call Clarence Waste Solutions on 1800 335 599. After bins have been ordered they must stay on the property they were ordered for.  

Liquid trade waste

Trade waste means all liquid waste other than sewage of a domestic nature. Grease, solids, chemicals or other contaminants can be present in trade waste. For this reason, trade waste almost always requires pre-treatment before being discharged into the sewer. Typically this requires the installation of a grease trap that is regularly pumped out. An annual charge is levied on properties that generate liquid trade waste.

For more info, call the water cycle department on 02 6643 0200.

Waste management charge

An annual waste management charge on all rateable properties is used to fund the operation network of waste transfer stations including waste disposal, and the development of two additional waste transfer stations in the council area.

See how Clarence Valley Council rates stack up against other councils in NSW.