What is a Property Valuation Objection?
A property valuation objection is a formal process that allows property owners to dispute the valuation placed on their property by the municipality. This valuation is used to calculate property rates.
Objection Guidelines
Emfuleni
Who Can Object?
- The registered owner of the property
- A person authorised by the owner (with written authorisation)
- A tenant who is liable for rates (in certain circumstances)
Grounds for Objection
You may object on the following grounds:
- Market Value: You believe the market value assigned to your property is incorrect.
- Category: You believe your property has been incorrectly categorised (e.g., residential vs commercial).
- Physical Characteristics: The recorded physical details (size, improvements) are incorrect.
- Ownership: The ownership details recorded are incorrect.
Supporting Documentation
To strengthen your objection, consider providing:
- Recent comparable sales in your area
- Professional valuation report
- Photographs showing property condition
- Building plans or survey diagrams
- Recent purchase agreement (if applicable)
- Any other evidence supporting your objection
The Objection Process
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Submit Your Objection
Complete the online objection form with all required information and supporting documents.
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Receive Case Number
Upon successful submission, you will receive a case number and confirmation email.
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Review Process
Your objection will be reviewed by the municipal valuer. You may be contacted for additional information or a site inspection.
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Decision
You will be notified of the decision in writing. The valuation may be upheld, adjusted upwards, or adjusted downwards.
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Appeal (If Necessary)
If you are not satisfied with the decision, you may have the right to appeal to the Valuation Appeal Board within the specified timeframe.
Important Notes
- Objections must be submitted within the official objection period.
- Late objections may not be accepted.
- Incomplete objections may delay the review process.
- The onus is on the objector to prove that the valuation is incorrect.
- Submitting an objection does not suspend your obligation to pay rates.
Legal Framework
Property valuations and objections are governed by the Municipal Property Rates Act (MPRA), Act 6 of 2004. Key sections include:
- Section 49: Publication of valuation roll and invitation for objections
- Section 50: Lodging of objections
- Section 51: Decision of municipal valuer
- Section 52: Appeals to valuation appeal board