The Valuators have been busy with various valuations in Ndlambe. The Draft GVR will be available by the 15th of December. The Final GVR will be implemented on 1 July 2024. Objections must be lodged within 30 days of the publication of the Draft GVR in December 2023.The Valuation has been enhanced by aerial photography which can measure the area of the building and the erf. Other enhancements of the process are a street view camera that has photographed a selection of properties.
A General Valuation is a team effort:
- There are 3 role players
- Municipal Valuer
- The Municipality
- Rate Payers/Residents through various Rate Payers Associations
Important to know the roles to ensure the team reaches the goal of a credible valuation roll that stands up to scrutiny.
The team needs to support each other throughout the 5 year period.
The Valuers and the other role players aim to provide as accurate as possible General Valuation Roll using recognized methods:
- Computer Assisted Mass Appraisals
- Property by Property Valuations
- Quality Control
- Objection resolution
- Appeal Resolution
- General Query resolution
General Valuation Roll Process:
- Generate Draft Roll
- Objection Process
- Implementation 1 July 2024
- Appeal Process
- Valuation Appeal Board
Objection Process:
- Receive S49 notices
- Obtain correct objection form
- FULLY complete the objection form
- Objecting to value
- Comparable sales around 1 July 2023
- Building details including sizes
- Objecting to Category only then reasons
- Correction of Errors like ownership then proof
- The objection must include the change/s requested.
- Expected value
- Expected category etc.
- Submit to Municipality not directly to the Municipal Valuer
- Municipal Valuer reviews the objection
- Notifies the Objector of the decision made Vis S53 notice
Invalid Objections:
- Objecting due to no service delivery.
- I am a pensioner – see rebate per rates policy
- My rates are too high
- I cannot afford the rates at the new valuation
- Comparing with other valuations on the roll. Must use actual sales around the 1 July 2023 Valuation Date
- Comparing current valuation with previous valuation
- Not more than 1 property on an objection form. Each must have its own form
Valid Objections:
- Property description
- Owner name
- Rating Category
- Registered extent
- Market Value
- Omitted property
Bear in mind that the objection form is submitted to the Appeal Board if necessary and must meet the requirements as given here.
Appeal Process:
- Receive S53 notices
- Obtain correct appeal form
- FULLY complete the appeal form
- Submit to Municipality not directly to the Municipal Valuer
- Appeals submit to Valuation Appeal Board
- Hearing held
- Appellant presents arguments
- Municipal Valuer presents how they arrived at value
- Appeal Board deliberates
- Appellant and Municipal Valuer notified of decision
Review Process:
- All properties where the municipal valuer has adjusted the value by more than 10% as a result of an objection need to be reviewed by the Valuation Appeal Board
- List of Reviews submitted to Valuation Appeal Board
- Review held
- Objection Form is reviewed by the Appeal Board
- Municipal Valuer presents how they arrived at value
- Appeal Board deliberates
- Appellant and Municipal Valuer notified of decision if the revised value is not accepted by the Appeal Board.
If you are unable to access your valuation from the draft GVR issued during December 2023 you can contact PARRA at 0828526522 or email – dawie@geocoal.co.za
