Bedfordview residents raise grievances over property valuations
According to residents, some properties saw an increase of more than 10% without any clear explanation in the Section 49 letters received from the municipality.
After enduring years of harrowing appeals and objections and some only recently received their outcomes, residents now face yet another tedious process with the new property valuation roll.
This resulted in community members flocking to the Italian Club on March 6 for a community meeting called by Ward 20 Clr Jill Humphreys.
The meeting saw a significant turnout, along with City of Ekurhuleni (CoE) and DA officials and valuation experts, to address residents’ grievances about the new valuation roll.
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The new valuation roll will be implemented on July 1, and many residents feel is inconsistent and unfair.
Grievances from residents include substantial increases in their valuations and a lack of transparency about why the property value has increased significantly.
According to residents, some properties reflect an increase of more than 10% without an explanation in the Section 49 letters received from the municipality.
Others claimed the CoE based their increase on previous valuations, which was only recently reduced and must now restart the same tedious and money-costing processes of objecting and appeals.
While many remained unsure how to proceed, some called for a class action lawsuit against the CoE.
Residents also explained their properties are ‘unsaleable’ because of the lack of maintenance, potholes and constant water and electricity outages, not to mention the old infrastructure.
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CoE’s divisional head for revenue management, Lereku Leku, explained to residents the city hires independent valuers for the valuation process.
However, the community is calling for a one-year postponement of the new valuation roll to address outstanding appeals and objections adequately.
A petition was circulated at the meeting to support a motion to delay the implementation, which will be presented at the next council meeting.
Leku explained there was an objection period under Section 50 of the act.
During this time, property owners can object if they believe their property is over-valued, improperly described, or incorrectly categorised.
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He added ownership errors such as incorrect credentials are considered administrative, do not require a formal objection, and can be corrected at the Customer Care Center (CCC).
About the objection process, the municipal valuer reviews it, but if there are too many objections, processing may take longer.
The owner can appeal to the Valuation Appeal Board when an objection outcome is issued and if the owner is not satisfied.
He said property owners must be realistic about their property values, as some appeals may result in higher valuations than before, leading to back payments on underpaid rates.
He also told the community each municipal valuer works independently and must defend their valuation based on market data.
During the meeting, Leku mentioned that for the 2021-2025 valuation roll, they received public appeals of over 5 000.
Additionally, they aimed to complete all appeals before implementing the new valuation rule on July 1.
Residents are, however, sceptical about the efficiency of the city, also voicing the link for objections does not always work.
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When BE News sent a media enquiry to the CoE regarding the raised concerns from residents about the valuation process, they referred us to a media statement released on March 7, which reads:
“The CoE informs all property owners that the Fifth General Valuation Roll for July 1 to June 30, 2029, is now open for public comment. The deadline for lodging objections is 15:30 on June 25. No late submissions will be accepted.
“The valuation roll is available for inspection at the municipal offices listed below, on Mondays to Fridays, during office hours from 08:30 to 15:30. Alternatively, property owners can access online at ww.ekurhuleni.gov.za
The inspection period runs from February 19 to June 25.
“Property owners are invited to lodge objections regarding any matter reflected in or omitted from the valuation roll.
“Reviewing the evaluations will help ensure the valuation is accurate and reflective of market values.
“Failure to do so may result in incorrect rates and taxes being applied for the duration of the valuation roll period,” explained the municipal spokesperson Zweli Dlamini.
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Objections must be specific to an individual property and not against the valuation roll as a whole.
Objection forms can be obtained from the Municipal Offices or downloaded from www.ekurhuleni.gov.za.
Thereafter, the completed forms must be submitted by hand to the relevant municipal office, accompanied by the owner’s Section 49 notice, to expedite the process.
For further information or assistance, property owners may contact any of the municipal offices listed below for assistance:
• Edenvale Customer Care Centre
011 999 7229
011 999 9194
011 999 9172
011 999 3180
011 999 3224
• Germiston Customer Care Centre
011 999 0432
011 999 0416.
