Take charge of your property’s valuation and make sure it’s correct

It often happens that property owners miss the deadline to file an objection on incorrect details on a property roll.

With the 2021 valuations and data collection process already underway, the onus is on homeowners to ensure their valuations are correct.

By law, the municipality is obliged to perform a general valuation every 4 years to determine the market value of your property in relation to other properties in the municipal area.

According to KwaDukuza municipality the new general valuation roll will be published in February/March 2021 for public inspection and objection.

Dolphin Coast Residents and Ratepayers Association (Docrra) chairman, Deon Viljoen said residents have recourse if their valuations are not on par with current market-related assessments.

“Ratepayers will be afforded the opportunity to inspect the valuation roll and object to the municipal valuation if they feel it has been over-inflated or under-valued, or if property has been incorrectly categorised.

“You can do this by completing and handing in the prescribed form together with any information you have in support of your objection.

“Forms can be obtained from your local municipality.

“Once you have lodged an objection the matter is referred back to the municipal valuer, who will review the valuation in light of any additional information provided by you.

“You will be informed in writing of the outcome of this review. If you are still unhappy with the valuation you can lodge an appeal which will be heard by the Valuation Appeal Board appointed by the provincial government,” said Viljoen.

However, he warned that if an objection is not lodged during the advertised objection period there is little prospect of having the valuation changed, barring special circumstances.

Viljoen added that the onus was on the the objecting ratepayer to provide a substantiated motivation as to why they believe the valuation is incorrect.

“The best way to convince the municipal valuer to change the value of your property is to show a reference to similar properties that were sold in the same area and use this to prove the property is over- or under-valued. A professional valuation will also provide excellent support for your motivation as to why your valuation is incorrect,” he added.

“Docrra will be forming a dedicated sub-committee to be fully involved in this process. We will inform our members of the process when it unfolds, progress made and guide and assist our members to interact with the municipality on this issue. Docrra looks forward to this process as it is an opportunity to correct current anomalies as well,” Viljoen said.

According to KDM, valuations will be undertaken using 3D aerial photography and street video imagery to check the property information, and then if necessary undertake site inspections.

For sectional title properties, survey diagrams will be used.

The law states that the rate levied must be based on the market value of your property – that is the amount the property would have realised if sold on an open market by a willing seller to a willing buyer.

While values will change, the effect on rates of individual properties will only be known once the entire valuation exercise is complete and the rates tariffs have been determined.

New valuations will come into effect July 1, 2021.

Queries on the valuation process can be directed to valuations@bpgm.co.za, sandilek@kwadukuza.gov.za or thandiweg@kwadukuza.gov.za.

Municipal valuers or data collectors will have ID cards and letters of delegation and residents can request this to verify their identity, or alternatively call the project office at 031 303 8187 or 072 618 9379 if you need to identify them.