Australia: Property owners are not restricted by earlier statutory valuations determined by consent

Clayton Utz Insights
Last Updated: 16 June 2015
Article by Brian Noble, Tim Jones and James Byrnes

Most Read Contributor in Australia, August 2016

Key Points:

Generally, earlier decisions do not restrict the evidence or matters that owners may put forward in subsequent valuation proceedings.

The decision in GPT RE Limited v Valuer-General [2015] QLC 14 relates to land valuations and confirmed that property owners are not restricted in their statutory valuation appeals from raising or adducing evidence about matters that occurred prior to the time of an earlier statutory valuation determined by a Court via the consent of the parties. This means that the conduct of a valuation appeal will not be restricted as a result of a valuation determined by consent for a previous valuation.

The Valuer-General's application to restrict evidence and matters that could be raised

GPT RE Limited had appealed against the valuation of 123 Eagle Street, Brisbane as at 1 October 2012 under the Land Valuation Act 2010 (Qld) (2012 Appeal). During the course of the 2012 Appeal, the Valuer-General made an interlocutory application seeking to limit the evidence and matters that GPT could raise in the 2012 Appeal because of the determination by consent of GPT's appeal against the valuation of the Property as at 1 October 2010 (the 2010 Appeal). In the 2010 Appeal, the statutory valuation of the Property had been determined by consent as being $87 million as at 1 October 2010.

The Valuer-General's application depended on the principle of issue estoppel. In general terms, where the principle of issue estoppel applies, it prevents a party from raising again the same issue that has previously been determined in earlier litigation between the same parties. The orders sought were that the only evidence admissible in the 2012 Appeal was evidence of:

  • comparable sales to the property which were not identified in the grounds of appeal of the 2010 Appeal and where the date of sale was after 1 October 2010; and
  • other facts relevant to the valuation of the property which first occurred or existed after 1 October 2010.

The Valuer-General also sought an order that GPT was estopped from putting into contest in the 2012 Appeal any matter of fact (including a fact asserted on the basis of expert opinion) other than a matter put into contest by the evidence referred to above.

Decision: issue estoppel did not apply and GPT was not restricted in the evidence and matters it could raise

Dismissing the majority of the Valuer-General's application, Member Smith ordered that GPT was only bound by the fact that the statutory valuation of the Property as at 1 October 2010 was $87 million as determined by the Land Court (by the consent of the parties). Accordingly, GPT was not otherwise restricted in the evidence it could lead or the matters it could raise by reason of the past consent determination.

In his reasoning, Member Smith stated that the determination in the 2010 Appeal was "a site valuation as at a specific date for a specific parcel of land in accordance with the Land Valuation Act. Nothing more, nothing less." The statutory valuation at an earlier point in time does not dictate the subsequent valuation and each valuation will involve an exercise taking into account the valuation test. In addition, it is for the Land Court in a particular matter to determine the weight of any previous decision of the Land Court or the Land Appeal Court, and this varies from case to case.

Member Smith concluded that the determination of the 2010 Appeal by consent caused problems in identifying the issues necessarily determined in that appeal (the issues must be properly identified in order to make a finding of issue estoppel). Given the 2010 Appeal was determined by consent, it was not the case that the parties had accepted contentions raised in the 2010 Appeal in its determination and the Land Court had no way of knowing what essential issues were determined. Indeed, the consent determination may have been entered into for different reasons by the parties.

Accordingly, Member Smith decided that the Valuer-General failed to identify with any precision the issues which were decided in the 2010 Appeal which caused an issue estoppel to arise with respect to the 2012 Appeal, apart from the determination of the value as at 1 October 2010.

Analysis: clarity and comfort for property owners about issue estoppel

This decision provides some clarity and comfort for property owners as to the operation of issue estoppel in connection with previous land valuation appeals and generally supports the proposition that earlier decisions do not restrict the evidence or matters that may be put forward by owners in subsequent valuation proceedings.

This is particularly important where a property owner is trying to establish that the property valuation has declined in circumstances where an earlier higher value has been accepted by the Court. It is also relevant to new incoming owners and the potential existence of two valuations.

However, further clarity on this topic would be beneficial given the particular facts of this case and the importance of the consensual nature of the determination of the 2010 Appeal in Member Smith's reasoning.

Clayton Utz communications are intended to provide commentary and general information. They should not be relied upon as legal advice. Formal legal advice should be sought in particular transactions or on matters of interest arising from this bulletin. Persons listed may not be admitted in all states and territories.

To print this article, all you need is to be registered on Mondaq.com.

Click to Login as an existing user or Register so you can print this article.

Authors
 
Some comments from our readers…
“The articles are extremely timely and highly applicable”
“I often find critical information not available elsewhere”
“As in-house counsel, Mondaq’s service is of great value”

Mondaq Advice Centre (MACs)
Up-coming Events Search
Tools
Print
Font Size:
Translation
Channels
Mondaq on Twitter
 
Register for Access and our Free Biweekly Alert for
This service is completely free. Access 250,000 archived articles from 100+ countries and get a personalised email twice a week covering developments (and yes, our lawyers like to think you’ve read our Disclaimer).
 
Email Address
Company Name
Password
Confirm Password
Mondaq Topics -- Select your Interests
 Accounting
 Anti-trust
 Commercial
 Consumer
 Criminal
 Employment
 Energy
 Environment
 Family
 Finance
 Government
 Healthcare
 Immigration
 Insolvency
 Insurance
 International
 IP
 Law Performance
 Law Practice
 Litigation
 Media & IT
 Privacy
 Real Estate
 Strategy
 Tax
 Technology
 Transport
 Wealth Mgt
Regions
Africa
Asia
Asia Pacific
Australasia
Canada
Caribbean
Europe
European Union
Latin America
Middle East
U.K.
United States
Worldwide Updates
Check to state you have read and
agree to our Terms and Conditions

Terms & Conditions and Privacy Statement

Mondaq.com (the Website) is owned and managed by Mondaq Ltd and as a user you are granted a non-exclusive, revocable license to access the Website under its terms and conditions of use. Your use of the Website constitutes your agreement to the following terms and conditions of use. Mondaq Ltd may terminate your use of the Website if you are in breach of these terms and conditions or if Mondaq Ltd decides to terminate your license of use for whatever reason.

Use of www.mondaq.com

You may use the Website but are required to register as a user if you wish to read the full text of the content and articles available (the Content). You may not modify, publish, transmit, transfer or sell, reproduce, create derivative works from, distribute, perform, link, display, or in any way exploit any of the Content, in whole or in part, except as expressly permitted in these terms & conditions or with the prior written consent of Mondaq Ltd. You may not use electronic or other means to extract details or information about Mondaq.com’s content, users or contributors in order to offer them any services or products which compete directly or indirectly with Mondaq Ltd’s services and products.

Disclaimer

Mondaq Ltd and/or its respective suppliers make no representations about the suitability of the information contained in the documents and related graphics published on this server for any purpose. All such documents and related graphics are provided "as is" without warranty of any kind. Mondaq Ltd and/or its respective suppliers hereby disclaim all warranties and conditions with regard to this information, including all implied warranties and conditions of merchantability, fitness for a particular purpose, title and non-infringement. In no event shall Mondaq Ltd and/or its respective suppliers be liable for any special, indirect or consequential damages or any damages whatsoever resulting from loss of use, data or profits, whether in an action of contract, negligence or other tortious action, arising out of or in connection with the use or performance of information available from this server.

The documents and related graphics published on this server could include technical inaccuracies or typographical errors. Changes are periodically added to the information herein. Mondaq Ltd and/or its respective suppliers may make improvements and/or changes in the product(s) and/or the program(s) described herein at any time.

Registration

Mondaq Ltd requires you to register and provide information that personally identifies you, including what sort of information you are interested in, for three primary purposes:

  • To allow you to personalize the Mondaq websites you are visiting.
  • To enable features such as password reminder, newsletter alerts, email a colleague, and linking from Mondaq (and its affiliate sites) to your website.
  • To produce demographic feedback for our information providers who provide information free for your use.

Mondaq (and its affiliate sites) do not sell or provide your details to third parties other than information providers. The reason we provide our information providers with this information is so that they can measure the response their articles are receiving and provide you with information about their products and services.

If you do not want us to provide your name and email address you may opt out by clicking here .

If you do not wish to receive any future announcements of products and services offered by Mondaq by clicking here .

Information Collection and Use

We require site users to register with Mondaq (and its affiliate sites) to view the free information on the site. We also collect information from our users at several different points on the websites: this is so that we can customise the sites according to individual usage, provide 'session-aware' functionality, and ensure that content is acquired and developed appropriately. This gives us an overall picture of our user profiles, which in turn shows to our Editorial Contributors the type of person they are reaching by posting articles on Mondaq (and its affiliate sites) – meaning more free content for registered users.

We are only able to provide the material on the Mondaq (and its affiliate sites) site free to site visitors because we can pass on information about the pages that users are viewing and the personal information users provide to us (e.g. email addresses) to reputable contributing firms such as law firms who author those pages. We do not sell or rent information to anyone else other than the authors of those pages, who may change from time to time. Should you wish us not to disclose your details to any of these parties, please tick the box above or tick the box marked "Opt out of Registration Information Disclosure" on the Your Profile page. We and our author organisations may only contact you via email or other means if you allow us to do so. Users can opt out of contact when they register on the site, or send an email to unsubscribe@mondaq.com with “no disclosure” in the subject heading

Mondaq News Alerts

In order to receive Mondaq News Alerts, users have to complete a separate registration form. This is a personalised service where users choose regions and topics of interest and we send it only to those users who have requested it. Users can stop receiving these Alerts by going to the Mondaq News Alerts page and deselecting all interest areas. In the same way users can amend their personal preferences to add or remove subject areas.

Cookies

A cookie is a small text file written to a user’s hard drive that contains an identifying user number. The cookies do not contain any personal information about users. We use the cookie so users do not have to log in every time they use the service and the cookie will automatically expire if you do not visit the Mondaq website (or its affiliate sites) for 12 months. We also use the cookie to personalise a user's experience of the site (for example to show information specific to a user's region). As the Mondaq sites are fully personalised and cookies are essential to its core technology the site will function unpredictably with browsers that do not support cookies - or where cookies are disabled (in these circumstances we advise you to attempt to locate the information you require elsewhere on the web). However if you are concerned about the presence of a Mondaq cookie on your machine you can also choose to expire the cookie immediately (remove it) by selecting the 'Log Off' menu option as the last thing you do when you use the site.

Some of our business partners may use cookies on our site (for example, advertisers). However, we have no access to or control over these cookies and we are not aware of any at present that do so.

Log Files

We use IP addresses to analyse trends, administer the site, track movement, and gather broad demographic information for aggregate use. IP addresses are not linked to personally identifiable information.

Links

This web site contains links to other sites. Please be aware that Mondaq (or its affiliate sites) are not responsible for the privacy practices of such other sites. We encourage our users to be aware when they leave our site and to read the privacy statements of these third party sites. This privacy statement applies solely to information collected by this Web site.

Surveys & Contests

From time-to-time our site requests information from users via surveys or contests. Participation in these surveys or contests is completely voluntary and the user therefore has a choice whether or not to disclose any information requested. Information requested may include contact information (such as name and delivery address), and demographic information (such as postcode, age level). Contact information will be used to notify the winners and award prizes. Survey information will be used for purposes of monitoring or improving the functionality of the site.

Mail-A-Friend

If a user elects to use our referral service for informing a friend about our site, we ask them for the friend’s name and email address. Mondaq stores this information and may contact the friend to invite them to register with Mondaq, but they will not be contacted more than once. The friend may contact Mondaq to request the removal of this information from our database.

Security

This website takes every reasonable precaution to protect our users’ information. When users submit sensitive information via the website, your information is protected using firewalls and other security technology. If you have any questions about the security at our website, you can send an email to webmaster@mondaq.com.

Correcting/Updating Personal Information

If a user’s personally identifiable information changes (such as postcode), or if a user no longer desires our service, we will endeavour to provide a way to correct, update or remove that user’s personal data provided to us. This can usually be done at the “Your Profile” page or by sending an email to EditorialAdvisor@mondaq.com.

Notification of Changes

If we decide to change our Terms & Conditions or Privacy Policy, we will post those changes on our site so our users are always aware of what information we collect, how we use it, and under what circumstances, if any, we disclose it. If at any point we decide to use personally identifiable information in a manner different from that stated at the time it was collected, we will notify users by way of an email. Users will have a choice as to whether or not we use their information in this different manner. We will use information in accordance with the privacy policy under which the information was collected.

How to contact Mondaq

You can contact us with comments or queries at enquiries@mondaq.com.

If for some reason you believe Mondaq Ltd. has not adhered to these principles, please notify us by e-mail at problems@mondaq.com and we will use commercially reasonable efforts to determine and correct the problem promptly.