The deadline for inspection and lodging of objections to the valuation roll has been extended, and property owners now have until 17 May 2013, to do the aforementioned, according to the Ekurhuleni Metropolitan Municipality (EMM).
The deadline for inspection and lodging of objections to the valuation roll has been extended, and property owners now have until 17 May 2013, to do the aforementioned, according to the Ekurhuleni Metropolitan Municipality (EMM).
The closing date of the public inspection period for the valuation roll for the financial years 1 July 2013 to 30 June 2017 was initially advertised as 19 April 2013 but has been shifted due to the post office strike and possible late delivery of section 49 notices to property owners.
The roll was published on 4 March and is available for inspection at the selected municipal offices on Mondays to Fridays during office hours from 08:30 to 15:30 or visit www.ekurhuleni.gov.za for more information.
“Upon the inspection of the Valuation Roll, property owners can exercise their rights, in terms of section 50 of the Municipal Property Rates Act (MPRA) and object to their value or any other property value that is deemed to be incorrect,” says Sam Modiba, EMM spokesperson.
The MPRA requires that a valuation roll of all properties be compiled in terms of market value, and be updated at least every four years.
The last EMM general valuation roll was implemented with effect from 1 July 2009.
“The overall impact of individual property rates however, can only be determined once all properties have been valued and the tariffs determined according to the 2013/4 budget,” Modiba points out.
On objections, Modiba explains that they can only be lodged against a specific individual property and not against the valuation roll.
The municipal valuer considers several types of properties in the municipality such as residential, sectional title, non-residential and agricultural.
The valuer first establishes the market conditions, and this is based on recent sales activity in the various areas.
Therefore this will take into consideration areas where values have declined or remained stagnant due to the current state of the economy.
Properties are valued on different valuation methods and they all relate to the market value.
“For example, residential property (including sectional titles) is valued on a comparable sales method.”
“Most commercial property (including retail, offices, warehousing) are valued on an income basis, whilst institutional properties such as schools, hospitals and clinics are valued on a cost basis,” he says.
The form for the lodging of an objection is obtainable from the selected municipal offices and the EMM website.
The completed objection forms must be returned by hand to any municipal office before 15:30 on 17 May 2013.
The Section 49 notice will assist when submitting the objection and expedite the submission process. No form of electronic submission will be accepted.
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