Objecting to Property Valuation Under the Municipal Property Rates Act

by Frans Roos • 3 MIN • 597 Words





Introduction
The Municipal Property Rates Act (MPRA) of 2004 as amended, grants property owners in South Africa the legal right to challenge their municipal property valuations. This guide outlines the steps to follow when submitting an objection and provides an example of how to effectively structure your objection.

Steps to Object to Property Valuation
1. Review the General Valuation Roll (GVR):

• Access the GVR through your municipality's website or local office to review your property's valuation.
• Ensure the details are accurate and reflect the current market value.

2. Assess the Accuracy of Your Property Valuation:
• Compare your property's valuation with similar properties sold in the area.
• Identify any discrepancies or errors like the incorrect category assigned toe the property.

3. Obtain and Complete the Objection Form:
• Download the objection form from your municipality's website or collect it from their office.
• Fill out the form carefully, providing all required details to support your objection.

4. Prepare Supporting Documentation:
• Gather evidence such as:
• Independent valuation reports.
• Photographs of your property.
• Repair estimates for damages.
• Sale prices of comparable homes in your area.
• Include any relevant documentation that justifies your opinion of the property's assessment.

5. Submit the Objection Form and Supporting Documents:
• Submit the completed form and supporting documents within the stipulated timeframe.
• Ensure you receive an acknowledgement or formal receipt from the municipality

6. Await the Municipality’s Response:
• The municipal valuer will consider your objection and provide a written decision.
• If necessary, request written reasons for the decision within 30 days.

7. Appeal to the Valuation Appeal Board (if necessary):
• If you are not satisfied with the decision, you can appeal to the Valuation Appeal Board.
• This involves submitting your appeal in the prescribed manner and paying a fee, which may be refundable if your appeal is successful.


Example of an Objection
Subject: Objection to Property Valuation
Property Details:

• Property Address: [Insert Address]
• Property Description: [Insert Description, e.g., residential house]
• Current Valuation: R [Insert Current Valuation]

Grounds for Objection:
1. Incorrect Valuation: The current valuation of R [Insert Current Valuation] is excessive compared to similar properties in the area. For example, a comparable property at [Insert Address of Comparable Property] was recently valued at R [Insert Lower Valuation].

2. Structural Defects: The property has significant structural defects, including [list specific defects, e.g., roof leaks, foundation issues], which were not considered in the valuation.

3. Poor Location: The property is situated in an area with limited amenities, which adversely affects its market value.


Supporting Documentation:
• Attached are photographs of the structural defects and a report from a professional valuer confirming the lower market value.
• Also included are sale prices of comparable properties in the area.

Conclusion:
Based on the evidence provided, I respectfully request that the valuation of my property be adjusted to reflect its true market value. I appreciate your attention to this matter and look forward to your response.

Signature:
[Your Name]
[Your Contact Information]
[Date]

Important Notes

• Ensure all objections are based on the property's market value at the date of valuation, not on rate increases.
• Provide genuine comparable sales data and relevant evidence to support your objection.
• If your objection is deemed frivolous and you proceed to appeal, you may be liable for costs.

Property Services encourages property owners to review their property valuations and submit objections if they believe there are discrepancies. For more information or assistance with submitting objections or contact Frans Roos at Property Services 0833788826.



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