The new Mangaung property valuation roll has been published and owners would be well advised to *check their valuations sooner rather than later*. Owners of property in Mangaung who don’t agree with the valuations (which will form the *basis for the calculation of property rates they will have to pay for the next few years*) can *submit objections between 16 February 2022 to 20 May 2022*.
The municipality is required by law to notify each property owner of the new valuation of each of their properties, it is however in your best interest *not to rely on such notice*. The valuation rolls are open for inspection at the municipal offices and has been published on the municipality’s website, together with the OFFICIAL NOTICE:
The basis for the valuation is the market value on 1 December 2021, which is called the valuation date. That means the value should reflect what a willing and able buyer would have been prepared to pay a willing and able seller for the property on that date.
*Owners who don’t agree with their valuations can submit objections on the prescribed forms together with evidence to support the objector’s argument.* If the objection is successful, it might take time to implement the changes and ratepayers are required to pay the bill based on the original valuation in the meantime. If it is rejected, there is a limited period to submit an appeal against the ruling.
The valuation rolls are available online in these formats:
Full Valuations Roll in Excel: 21MB http://www.mangaung.co.za/wp-content/uploads/2022/02/MANGAUNG_FINAL_ROLL_2022-01-31_ALL_PROPERTIES.xlsx
Full Valuation Roll in PDF:
Sectional Title Valuation Roll in Excel: 3.5MB
Sectional Title Valuation Roll in PDF:
The forms for objections are available here:
FORM A: RESIDENTIAL (FULL TITLE AND SECTIONAL TITLE USED FOR RESIDENTIAL PURPOSES) http://www.mangaung.co.za/wp-content/uploads/2022/02/OBJECTION_FORM_A_MANGAUNG_GV2022_2022-01-26.pdf
FORM B: PROPERTIES OTHER THAN RESIDENTIAL OR AGRICULTURAL
http://www.mangaung.co.za/wp-content/uploads/2022/02/OBJECTION_FORM_B_MANGAUNG_GV2022_2022-01-26.pdf
FORM C: AGRICULTURAL HOLDINGS OR FARMS
http://www.mangaung.co.za/wp-content/uploads/2022/02/OBJECTION_FORM_C_MANGAUNG_GV2022_2022-01-26.pdf
The completed forms must be returned to:
Chief Financial Officer
P O Box 288
Bloemfontein
9300
Or handed in at any of the above-mentioned pay points.
For enquiries please phone 051-405 8677/051-405 8960; or 051 405 8275
Email: truddy.khanye@mangaung.co.za; rethabile.dichechane@mangaung.co.za or patrick.ntsollwane@mangaung.co.za
*The valuation roll and objection forms are also available at these venues:*
| Bram Fischer Pay Point | Cnr Nelson Mandela Drive and Markgraaff Street, Bloemfontein |
| New Taxi Rank | New Taxi Rank (Next to Pizza Parlour), Bloemfontein |
| Heidedal Pay Point | Da Vinci Crescent, Heidedal |
| Leslie Monnanyane Pay Point | Regional Office, Rocklands, Mangaung |
| Reahola Pay Point | Reahola Centre, Botshabelo |
| Civic Centre Pay Point Thaba Nchu | Civic Centre, Stasie Street, Thaba Nchu |
| Hostel no 1 Pay Point | Dr Belcher Road, Heidedal, Bfn |
| Dewetsdorp pay point | 20 Church Street, Dewetsdorp |
| Wepener Pay Point | 20 De Beer Street, Wepener |
| Van Stadensrus Pay Point | 372 Marthinus Street, Van Stadensrus |
| Soutpan Pay Point | 275 Nthunya Street, Ikgomotseng, Soutpan |
To view the *video* of the DA speech on the *tabling of the valuation roll in council*: https://youtu.be/Lp421c3TrjI
ADVICE: Things to Consider When Objecting to Municipal Valuations
http://www.weskusontheline.co.za/2017/02/06/2256/
The Municipal Property Rates Act (MPRA) stipulates that all properties in each municipal district need to be valued every four years. Mass appraisal techniques based on comparable sales are necessarily used by the Municipal Valuer to fulfill this function. Mistakes will inevitably happen. Values could be incorrect due to differences in quality and characteristics of properties, incorrect comparables being used, incorrect sizes of structures or land (though this is improving due to the use of aerial photography) and even simple typing mistakes in calculations can lead to gross over- or undervaluing. The MPRA is structured so that these errors can be corrected through public notification of valuations, followed by objections, re-valuations, notification, and then appeal should the objector not agree with the outcome. If your property value is incorrect, you should object and the municipal valuer will adjust it. There are a few things to remember when objecting:
- Only object to a specific property, not to the valuation roll in general or in part.
- You cannot object based on the value of other property values in the valuation roll (they may also be incorrect).
- Do not object based on rates increases. Municipal valuations are based entirely on current market value at the date of valuation and are entirely independent of rates. Taxes are calculated by taking the budget of the municipality and dividing it by the total value of all ratable property in the municipality to arrive at a rate in the Rand figure, which is then multiplied by your property value to arrive at the amount due for each property. Though the valuation amount is used to calculate the rates it is the budget that determines the fee you pay and the annual increase.
- Use recent comparable sales (that are genuinely comparable) in the area.
- If your property is currently for sale or has recently been on the market, this information should be provided, together with any offers received.
- You can also object based on quality, size, restrictions, servitudes or other things that materially affect the value of your property in relation to the comparable sales in the area. Bear in mind that these may already have been taken into account. As mentioned, there could be errors, and there will obviously be issues that the Municipal Valuer is not aware of due to the nature of mass valuations.
- Be sure to provide details and all relevant documentation, without which your value cannot be changed. Information you provided for a previous objection will not necessarily be known to the new valuer.
- A valuation by a professional valuer or from an estate agent may be attached, but ensure that comparable sales are included in the valuation.
- Be sure to provide accurate information. If your property is on the market at a lower price than the municipal valuation, there is clearly an error. However, beware if your house is being marketed at double the price mentioned in your objection.
- Do not object if your valuation is correct. There are cases where on closer inspection an increase in the value is justified. Also if taken on appeal and it is found that the objection is frivolous, the objector may be liable for costs.
- If your value is too low, you should object. It is up to each individual’s conscience, but remember when you want to sell or need a bond, the municipal valuation will be considered.
- For commercial properties provide financial information (rentals and expenses), but bear in mind that the valuer will use market related rentals if the rentals are too low (e.g. owner occupier with artificially low rentals).
Councillor Tjaart van der Walt 