Did You Inspect my property?
this is a mass valuation, the Municipal Valuer uses a computer aided mass
appraisal (CAMA) system to determine the values of all properties. This is
based on statistical analysis and geographical information systems (GIS), and
therefore requires reliable and accurate data.
For residential property, obtaining access to all properties is not possible,
and as such, the Municipal Valuer makes use of advanced technology that allows
the collection of data. This includes the use of building plans and Pictometry,
which is the state of the art 3D aerial photography that allows the valuers to
see the properties from all angles, and be able to measure the extents and
heights of the
buildings, as well as other information relating to quality, condition and
other improvements. This is augmented by the used of street level video footage
which is collected by driving down each street and recording the street
frontages. This method is acceptable in terms of the MPRA, and endorsed by the
International Association of Assessing Officers (IAAO) the international body
standards to mass appraisal importantly endorses more.
However, in cases where the aerial photography and other imagery is not
useable, usually in the cases where properties have a lot of foliage, or high
security walls, then physical inspection of the site is undertaken.
The data collection process is independently reviewed for quality assurance
purposes to ensure the data collectors are consistent in their approach and the
data they record is correct for the subject property.
For non-residential properties, field visits are undertaken to obtain data such
as the property use, rentals and financial records of businesses.
Do I need a Lawyer to represent me at the Appeal Board?
Appeal Board is not a court of law, and you do not need to bring a lawyer,
unless you wish to do so. You may also bring any other expert to assist
you during your appeal hearing. However this will be for your own account.
The Valuation Appeal Board will consist of a Chairperson with legal
qualifications and sufficient experience in the administration of justice. The
remaining members will be made up of not fewer than two and not more than four
other members with sufficient knowledge of, or experience in, the valuation of
property. At least one must be a professional valuer registered in terms of the
Property Valuers Profession Act 47 of 2000.
The Appeal Board is an independent Body appointed by the MEC Local Government.
How long will an objection take to be resolved?
The number of objection received will have an effect on the process period. The
Municipal Valuer will review the objections taking in consideration the
information that was provided on the objection form.
The outcome of the Municipal Valuer decisions will be mailed to objectors in
phases as per completion.
How do I object?
You can object to the market value of the property,
bearing in mind the valuations are determined as
of 2 July 2012, and not the current market. In addition, you can object to the
stated category of the
property. Objections will also be possible if the property description or owner
names are incorrect.
The required forms for the lodging of an objection to an individual property
are available at the
Customer care centres and website www.nelsonmandelabay.gov.za. Valuation staff will be
available at the centres to assist. The completed objection forms must be
returned BY HAND to any of the centre(s) listed below. Kindly bring
along this Section 49 notice when submitting your objection, as this will
expedite the submission process.
NO FORM OF ELECTRONIC, EMAIL OR FACSIMILE (FAX) SUBMISSIONS WILL BE ACCEPTED.
NO LATE OBJECTIONS WILL BE ACCEPTED.
CLOSING DATE FOR OBJECTIONS IS FRIDAY, 19 APRIL 2013 BEFORE 16H00.
What happens after I have lodged my objection?
The matter will be referred back to the valuer, who will review the valuation
in the light of any
additional information provided by you. You will be informed in writing of the
outcome of this review.
What happens if I am still unhappy with my valuation?
You may lodge an appeal against the valuation and this appeal will be heard by
the Valuation Appeal
Board, which is a tribunal appointed by the Provincial Government.
How do I lodge an Appeal?
Details of this will be provided to you together with the outcome of your
How does the City Value your property?
purpose of the valuation project is to determine a market value of
all properties, which implies the most probable price that a property would
realise on the date of valuation, if sold on the open market by a willing
seller to a willing buyer.
There are several types of properties in the municipality – residential,
sectional title, non- residential and agriculture. Each is valued on different
basis, although they all relate to the market value. For example, residential
property (including sectional titles) is valued on a comparable sales method. Most
commercial property (including retail, offices, warehousing) are valued on an
income basis, while institutional properties such as schools, hospitals and
clinics are valued on a cost basis.
When valuing the properties, the Municipal Valuer establishes the market
conditions, and this is based on recent sales and market information activity
in the various areas. Therefore this will take into consideration areas where
values have declined, increased or remained stagnant due to the current state
of the economy as on the Valuation date
How does the value of my property affect my rates bill?
are calculated by charging a percentage of the valuation of your property as an
annual fee. The higher the value of your property, the higher your rates will
be. The value of the property is determined by valuers and the resulting value
is multiplied by a factor (eg 2.4%), which in turn results in the amount
of rates charged. These funds are then used by the Municipality to maintain NMBM
infrastructure (such as roads and streetlights).
I have objected to the new value of my property. Must I continue to pay my rates even though I think I am paying too much?
MPRA Section 50 (6) states:
"The lodging of an objection does not defer liability for payment of rates
beyond the date determined for payment".
Therefore the account must still be paid until the objection process has been finalised.
The MPRA Section 55 (2) states :
"If an adjustment in the valuation of a property affects the amount due
for rates payable on that property, the municipal manager must :
(a) calculate -
(i) the amount actually paid on the property since the effective date;
(ii) the amount payable in terms of the adjustment on the property since
the effective date ; and
(b) recover from, or repay to, the person liable for the payment of the rate
the difference determined in terms of paragraph (a) plus interest at a
What can’t I object against?
allows you to object to any entry or omission from the General Valuation Roll
but not the roll in total. A property owner can also not object to the rates
that you are paying or are due to pay; The Valuation Services directorate does
not determine rates. We are responsible for the determination of property
values, which are used as the City's rates base by the Rates & Taxes
directorate to calculate your rates.
What do I do if I disagree with my property valuation?
makes ample provision for any person to object to an entry in a General
Valuation roll, provided that such objection takes place in the prescribed
manner and within the prescribed objection period. An objection will be
considered by the Municipal Valuer and a Valuation Appeal Board, should a
property owner wish to appeal against the findings of the former. Each new valuation
roll must be advertised in a prescribed manner, and such roll must be made
available to the public for inspection and objection. Once the inspection
period has closed no more objections will be accepted.
Specific details on the objection dates and venues will be advised in the
individual notices to owners regarding their property valuations (sect 49
What is a General Valuation Roll?
A General Valuation Roll (GV) is a legal document that consists of property information of all rateable
properties within the boundaries of a municipality. It is produced according to The Municipal Property
Rates Act 6 of 2004 (MPRA).
What is a Section 49 Notice?
A section 49 Notice informs property owners of the amount
at which your property has been valued
as on 2 July 2012 by the Municipal Valuer and entered in the new valuation
roll, which takes effect
on 1 July 2013.
What should I do?
If you are satisfied that this figure represents the market value of your
property as at 2 July 2012,
you need to take no action. Should you feel that your property has been over or
under valued, you
may lodge an objection. You can do this by completing and handing in the
prescribed form together
with any information you have in support of your objection. The forms are obtainable
the attached notice. The completed objection forms must be returned by
hand to any of the listed
Municipal Offices. No form of electronic submission will be accepted.
What is a supplementary valuation?
The City is compelled by legislation to reflect all changes on
properties in a Supplementary Valuation Roll. Supplementary valuations are
performed during each financial year, according to the relevant legislation, to
supplement the current general valuation roll with any new properties and/or
changes to property values contained in the current general valuation roll.
What is the date of valuation and why is this important?
date of valuation refers to the date at which property values are determined
and fixed for the purpose of the General Valuation Roll. For the purpose of the
new GV 2013 2nd July 2012 has been set as the valuation date. It is also the
date that will be used for all future calculations for the purposes of supplementary
valuations up until a new general valuation roll replaces the General Valuation
What is the meaning of effective date of valuation?
effective date of valuation refers to the implementation of the General
Valuation Roll. This is usually coincides with the date of the new financial
year of the municipality. It means that a person may be levied rates according
to the new general valuation roll from the effective date. The effective date
of the General Valuation Roll 2013 is 1 July 2013.
What is the purpose of a General Valuation Roll?
The General Valuation Roll assigns a value to all properties in a municipality with the objective of
generating rates on an equitable basis.
When can I inspect the GV13?
valuation roll must be handed to the Municipal Manager by 31 January 2013. The Municipality
will thereafter publish the Valuation Roll and open it for inspection at the
municipal offices and on its website by 18 February to the 19 April 2013. All
property owners will also be notified of their new values in writing.
The roll will be made available for public inspection for a period of 73 days
when property owners can exercise their rights, in terms of section 50 of the
MPRA and object to their values or any other property value that is deemed to
Objections can only be lodged against a specific individual property and not
against the valuation roll.
When do my rates increase?
The annual increase takes effect on the first
of July of each year, as this Municipality’s financial year is from 01 July
until 30 June the following year
When a supplementary valuation is done
Every four years, when the entire Metro gets
revalued in terms of the Property Rates Act
Why a new Valuation Roll?
last NMBM valuation roll was implemented with effect from 1 July 2008, and by
law the City of Port Elizabeth needs to review its GV every four years. In the
case of the city of Port Elizabeth, the MEC for local Government granted the
City a 12 month extension and therefore Port Elizabeth residents will see the
GV implemented on 1 July 2013.
The general valuation is tied to a specific date for the entire period of the
valuation roll, and must be at most one year from the date of implementation.
This is referred to as Date of Valuation, at which all property values are
"pegged” or "fixed” and will be 1 July 2012. The values must reflect the market
value of the properties in accordance with the market conditions which applied
at that date.