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Update on the property valuations |
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Ekurhuleni Metropolitan Municipality implemented the 2009 general
valuation roll, in terms of the new Municipal Property Rates Act (MPRA)
6 of 2004, on 1 July 2009 which will remain in effect till 30 June
2012. In terms of this act assessment rates are payable on the market
value of the improved property (including site and improvements).
As properties are constantly changing, the municipality is maintaining
the valuation roll on an ongoing basis, and will frequently publish
supplementary valuation rolls which will reflect only the properties
where changes have occurred.
- Why the municipality publishes a supplementary valuation roll?
Supplementary valuations will be published in cases where properties
have been improved upon, omitted or when there are subdivisions or
consolidations. The municipality can also correct errors in the
valuation roll through a supplementary roll. Other instances such as
change in use or rezoning and rating category can result in a
supplementary valuation. New townships and sectional title properties
are also published in the supplementary roll once the properties are
registered.
- When will Supplementary Valuation Rolls be published?
The first supplementary valuation roll linked to the general valuation
roll was advertised in June, and also implemented on 1 July. The second
supplementary roll was published on 30 September and open for
inspection till 30 October, there-after implemented as from 1 November. As was the case with the general valuation roll,
there will be advertisements placed by the municipality, giving notice
of the publishing of the valuation roll, and the period for inspection.
In addition, all affected property owners will be sent a Section 49
notice advising them of the change in the valuation roll. The Metro intends to publish quarterly supplementary
rolls but, due to the upcoming holiday period, is likely to publish the
next supplementary on 1 February 2010.
- What happens if you are unhappy with the valuation published?
In terms of the MPRA, a property owner must submit any objection to
information published on the valuation roll prior to the closing date.
Owners can object to the market value, rating category, owner name,
property address and the property description. Objection forms are only
accepted for properties affected in the published and advertised roll,
and can be obtained online from the municipal website or at any of the
CCCs.
- What is the process for objections?
Where an objection was lodged against a property the municipal valuer
must, in writing, notify the objector of the valuer’s decision
regarding the objection. In terms of the MPRA, there is no specified
timeframe for the outcome, but the Metro will attempt to expedite this
to ensure the outcome does not affect the ratepayers. Once the outcome
is processed by the municipal valuer, the billing system is then
adjusted and the rates adjustment processed with effect of the date of
implementation of the roll. If the objector is not satisfied with the decision
of the valuer, the objector can either write to the municipal valuer
requesting reasons, or lodge an appeal within 30 days of the above
notice with the municipality. The outcome letter states the date by
which appeals are to be made. In cases where reasons are requested, the
objector has 21 days from the date of the reason letter to appeal the
outcome. An independent valuation appeal board will consider
the appeal and make a final decision on the matter. It is therefore
necessary for the appellant to provide comprehensive motivation for the
appeal. In the case of the general valuation, if the market
value of the property is adjusted (either downwards or upwards) by the
valuation appeal board, the assessment rates already paid by the owner
will be recalculated and adjusted against the account as from 1 July
2009.
- Why is the old valuation roll having a supplementary roll printed at
the same time?
Previously all valuation rolls were compiled in terms of the Local
Authorised Rating Ordinance of 1977 of which the last roll was valid
for the period 1 July 2004 to 30 June 2009. In terms of this ordinance
assessment rates are only payable on the site value of the property and
not on the improvements on the property. Supplementary valuation rolls were compiled for each
of the financial years between 2004 and 2008 to maintain and update the
valuation roll. The supplementary valuation roll for the 2008/2009
financial year has now been compiled and will be open for inspection by
the public from 4 November 2009 to 4 December 2009. This 2008/2009 supplementary valuation roll consist
of properties of which the status has changed between 1 July 2008 and
30 June 2009 by way of subdivision, consolidation, rezoning, newly
registered properties and newly completed improvements on the property.
Only properties appearing on this supplementary roll can be objected to.
Please note: that these adjustments are only
effective for the previous year, and will be raised using the tariffs
applicable for that period.
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Last Updated ( Monday, 08 March 2010 )
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