WHAT IS THE EFFECT OF THESE DETAILS ON THE ROLL?

• If your property is on this roll, you need to see whether you are happy with the proposed property details as they appear on the roll. If you are happy, you need not do anything.
• If you are unhappy, you will need to object and follow the normal course of the objection.
  If you did expect or want your property to be on the roll (perhaps you were waiting for the roll to open in order to file an objection in relation to your property), and it is not on the roll, then you will follow the normal objection procedure to file an “omission objection”.

IF YOU ARE NOT HAPPY WITH YOUR PROPERTY DETAILS AS THEY APPEAR ON THE ROLL:

You must file an official objection BEFORE OR ON 2 MAY 2025. If you don’t, there is another way to deal with the situation, but it takes much, much longer and will probably cost you more money. DON’T MISS THE DEADLINE AND MAKE SURE YOU SUBMIT YOUR OBJECTION FULLY AND PROPERLY.

WHAT IMPACT WILL ANY CHANGE TO MY PROPERTY DETAILS ON THIS ROLL HAVE ON MY RATES CHARGES?

The market value and category of your property ascribed to your property on the 2025 General Valuation Roll will determine how you will pay for your property rates, in accordance with COT’s Property Rates Policy, which will be implemented on the 1st of July 2025. The Category determines the property rates tariff that will be applied when calculating your property rates charge, based on the market value of the property.

REBATES FOR RESIDENTIAL: TSHWANE 2025

There are two applicable rebates to residential properties in COT: the applicable impermissible value rebate on R15,000.00 of the market value of the property and a second valuation rebate on R135,000.00 of the market value. To illustrate this in rand terms, for R 1m rands worth of property value:

• Monthly property rate before rebate = R 968,33
• – R 14,53 (impermissible value rebate)
• – R 130,73 (Valuation rebate)
• = R 823,08 that you would have paid to COT monthly.

WHAT MUST I DO IF I HAVE A PROBLEM WITH MY PROPERTY’S CATEGORISATION ON THE 2025 GV?

If you disagree with the market value or categorisation of the property as it appears on the 2025 GVR but fail to submit an objection by the closing date, it means that for the duration of the 2025 GVR (from 1 July 2025 to 30 June 2029) you will pay incorrect property rates based on the property valuation and/or categorisation as it appears on the roll.

Kindly note that new property rates tariffs will be published by the City for the 2025/2026 financial year, which will be effective from the 1st of July 2025.

WHAT KIND OF VALUATION EVIDENCE DO I NEED TO INCLUDE IN MY OBJECTION?

There is evidence that a property owner can submit to support their objection. Kindly find the link below to our article on Evidence Supporting Municipal Valuation Objectives for more information:
https://hbgschindlers.com/evidence-supporting-municipal-valuation-objectives/

FURTHER INFORMATION ON HOW PROPERTY ROLLS WORK

If you need more information on how Property Rolls work and how they can affect your municipal property rates, kindly find a link to further resources below:

• https://hbgschindlers.com/how-do-property-valuations-work/
• https://hbgschindlers.com/how-to-fix-incorrect-valuations-categorisations-of-properties-in-between-property-rolls/
• https://hbgschindlers.com/municipalities-and-the-pay-now-argue-later-principle-in-relation-to-rate-charges/

CONTACT AN EXPERT VALUER

We have a number of property valuers that we have worked with that we can recommend to the public.

OBJECTION FORMS AND PROPERTY RATES POLICY

To access the necessary objection forms and the COT Property Rates Policy, you can use the following link to the COT’s website:

https://propertyvaluations.tshwane.gov.za/default

IF YOU NEED HELP:

HGBSchindlers can assist but we do charge for our services. Email public@hbgschindlers.com for more info or if you require our assistance with your objection.