A timeline – understanding the general valuation process for property rates

The general valuation roll (GVR) is a crucial process in determining YOUR property rates within a municipality. Under the Municipal Property Rates Act, municipalities conduct a general valuation of all rateable properties every four to five years to ensure fair and accurate taxation.

The valuation process follows a structured timeline, beginning with the appointment of a municipal valuer, who assesses properties using market data, aerial imagery, and mass appraisal techniques. The compiled valuation roll is then published for public inspection, allowing property owners to review their valuations and lodge objections if they believe their property has been incorrectly assessed.

Municipal valuers process objections, and dissatisfied owners may appeal to the valuation appeal board. Once finalised, the valuation roll determines the property rates payable. Regular supplementary valuations account for changes such as new developments.

Understanding this process helps property owners ensure fair taxation and actively participate in their municipality’s financial planning.

Milestones in the general valuation roll process

Milestones in the general valuation roll (GVR) process are not fixed but are guided by the Municipal Property Rates Act. The key steps are as follows:

1. Step 1. Appointment of a valuer – The municipality should appoint a valuer by 1 July in the year preceding the implementation of the new general valuation roll.
2. Step 2. Completion of the general valuation roll – The valuation roll must be completed by the municipal valuer, and the proposed values must not be older than 12 months before the roll takes effect. The earliest possible valuation date is 1 July of the year preceding its implementation.
3. Step 3. Public inspection period begins – The valuation roll is typically made available for public inspection in February or March of the year it is adopted. Before this, it must be certified.
4. Step 4. Public inspection duration – The valuation roll must be available for public inspection for a minimum of 30 days.
5. Step 5. Objection review process – Once the public inspection period closes, the municipal valuer reviews and decides on objections. Ideally, this should be completed before the new roll takes effect, although this is not always the case.
6. Step 6. Appeals process – After receiving a decision on their objection, property owners have 30 days to lodge an appeal with the municipal valuation appeal board.
7. Step 7. Rates payment during pending appeals – If an objection or appeal is unresolved by the time the new valuation roll takes effect, most municipalities will require the property owner to pay rates based on the new valuation until the matter is settled. If the objection or appeal is successful and results in a lower valuation, the property owner should receive a rebate.
8. Step 8. Use of valuation roll for rate calculation – The valuation roll serves as the basis for property rates calculations over the next four to five years.
9. Step 9. Supplementary valuations – If a property’s status changes within this period (e.g. change in zoning, subdivisions, or corrections), it will be assessed through a supplementary roll, which must be conducted at least once a year and follows similar procedures to the general valuation roll.

This process ensures a transparent, fair, and accountable property valuation system, allowing municipalities to calculate property rates effectively while enabling property owners to engage in the process and challenge inaccuracies where necessary.