How was my property value determined?
- All data collected/verified during the data collection phase (March to August 2012) has been captured and analyzed
- Through a process of research and market analysis, independent valuers will determine the market value (the price that would be achieved between willing buyer and willing seller) of each property by using computer – assisted mass appraisal systems and techniques.
How do I access my property valuation?
- Access www.mandelametro.gov.za, click on the box labeled “Click here to view the valuation roll”, and follow the instructions on the site.
- Visit any Customer Care centre (the centres where you pay your municipal account)
- A Section 49 notice will be mailed to you during February/March 2013 informing you of your valuation, category and right to object. If you have not received your notice, phone (041) 506 5555.
- E-mail email@example.com
How do I object if I believe the municipal valuation of my property is too high?
- There are three different objection forms (Form A for residential and sectional title properties, Form B for business, commercial and industrial properties, and Form C for agricultural properties).
It is extremely important to use the correct form.
- Obtain the appropriate objection form by:
- It is important to fill in all the information required by the form.
- Submit the form by:
- Faxing to (041) 506 1304
- Hand delivering to any Customer Care centre
- Mailing to: Valuations Office, PO Box 834, PE, 6000
What is the closing date for objections?
- Objections must be received by the municipality prior to the due date reflected in the Section 49 notice referred to above.
- The sooner you submit your objection, the sooner it can be attended dealt with.
On what basis can I object if I believe the municipal valuation of my property is too high?
- You can only object to your valuation if you are not in agreement with the market valuation. The market valuation is based on the amount the property would have realized if sold on the date (2 July 2012) of valuation in the open market by a willing seller to a willing buyer.
- The best way to do this is to compare the prices paid for properties similar to yours in your neighbourhood during June/July 2012.
- If you feel that there are factors that affect the value of your property that have not been taken into account, use these as part of your motivation for your objection. These might include such aspects as:
- Location of your property
- Quality and condition of your property
- Use of your property
How do I obtain information on market values in my area?
- EVERY ESTATE AGENCY THAT IS A MEMBER OF THE INSTITUTE OF ESTATE AGENTS OF SOUTH AFRICA will, possibly for a small fee, provide you with a record of sales in your area.
- A conveyancing attorney will be able to access the deeds register and provide the information you need (for a fee)
- You can access www.property24.com, register as a casual user, and obtain area reports of sales for a fee of R38 per report (payable via your credit card)
What process will be used by the municipality to consider objections?
- Section 50 to 55 of the Municipal Property Rates Act (Act 6 of 2004) describe the process to be followed.
- The relevant section of this Act are shown overleaf.
How will my rates be calculated?
- Property Rates Payable = Property Value x Rating Factor (cents in the rand)
- It is important to note that the rating factor HAS NOT YET BEEN DETERMINED.
When will I know what my new rates will be?
- Rates are used to cover the cost of general services such as road maintenance, firefighting, libraries, cemeteries, etc.
- The budget process will determine how much money the municipality will need to raise via rates to cover these costs.
- The rating factors for the various categories of properties will be determined as soon as the municipality has finalised the income it requires AND the value of all or most of the properties in the Metro.
- The final budget for 2012/13 will be presented to Council in June 2012, and the rating factors must have been determined by that time.
- As soon as the rating factors are determined, you will be able to calculate your rates for 2013/14.
When will the new rates be implemented?
- The new rates will be implemented from 1 July 2013.