Metro’s valuation roll objection deadline is June 5

Residents can view the roll on the municipal website (, or at any municipal office on weekdays between 8.30am and 3.30pm until June 5.

The following are the municipal offices where the roll can be inspected:

• Actonville – Admin Building, 730 Khan Crescent/011 999 7350

• Benoni CCC – Rates Hall, corner Tom Jones Street and Elston Avenue/011 999 7254/7268

• Daveyton CCC – Room 11, Eiselen Street/011 999 7229

• Etwatwa CCC – Rates Hall, corner Eiselen Street and Chris Hani Drive/011 999 1392

In terms of section 49(1)(a)(ii) of the Act, any property owner, or any other person who so desires, can lodge an objection in this regard.

According to the municipality, the objection must be in relation to a specific individual property and not against the valuation roll as such.

Objection forms are available in the categories of agricultural, non-residential and residential.

These forms can be downloaded from the city’s website.

The completed form must be hand-delivered to the municipal office where the account is held.

Residents are urged to bring along the Section 49 notice when submitting their objection, as this will expedite the submission process.

No electronic submissions will be accepted.

The closing date has been extended to June 5 at 3.30pm and no late objections will be accepted.

What is the general valuation roll? 

It is a legal document that consists of property information of all rateable properties within the boundaries of the municipality.

It is produced according to the Municipal Property Rates Act 6 of 2004, which says that valuations must be done every four years.

What is market value? 

This is the highest price a willing buyer would pay and a willing seller would accept, both being fully informed, and the property being exposed for sale for a reasonable period.

The market value may be different from the price a property can be sold for at a given time (market price).

What is the purpose of the valuation roll? 

It is to determine fair values for all properties.

In some instances, the rates may go up while in others the rates may come down.

It must also be remembered that many properties that have not been valued in the past will now all be valued, and incorporated into the valuation roll.

The rates calculated for all properties will be determined from time-to-time by the rating policy, as well as how properties will be categorised.

How is property valued? 

There are approximately 700 000 properties in Ekurhuleni.

They fall into two main categories: residential and non-residential.

The residential valuation is based on market value. For non-residential properties, valuations are only calculated on the ‘willing seller, willing buyer’ principle.

With income-producing properties, factors considered include market rentals, occupancy and vacancy levels, operating expenses and capitalisation rates.

Other non-residential properties, like schools and churches, are valued at building costs less depreciation.

These are normally properties that do not sell on the open market.

Factors that influence the value of your property include location, condition of the property and size of the building.

What if I don’t agree with the valuation? 

You can lodge an objection against the value, or any entry in the valuation roll that is captured incorrectly, until June 5.

What if I am not happy with the objection outcome? 

You can lodge an appeal within 30 days of receiving the outcome letter of objections.

The appeal is heard by the Valuation Appeal Board.

Did the municipality inspect every property within Ekurhuleni? 

With approximately 700 000 properties in Ekurhuleni that must be included on the valuation roll, it is impossible to gain access to all properties within a year.

However, because it is a mass valuation, the city uses tools such as pictometry, GIS, aerial photos and views some areas to determine the value of those properties.

In the 2017 – 2021 term, approximately 40 per cent of residential properties were inspected, and all businesses.

The Act makes provision for this.


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Khutso Maphatsoe

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