CoCT 2023 property valuations

Lostboy said:
Not certain if posted here previously, but if you want an estimated calc for your rates (including the increased rebate and re evaluation of property taken into account) use this.

Use the search by erf number

https://businesstech.co.za/news/property/670491/how-to-check-what-your-cape-town-property-is-worth/
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Just like I thought, a major increase in the property tax for my house despite the socialist grandstanding of CoCT that they will be reducing this. Typical. FU CoCT socialist lying scum. The good socialist cows must always give more milk.
 
binloud said:
What you bought it for last year should help. Unless its close to what COCT values it at.
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He bought it at what it’s currently valued at, if I understood correctly.

I bought last year and the new valuation is the exact purchase price and 4.3% over the 2018 valuation.
 
Bunta said:
Generally the COCT uses sales data from the area in which the property is.
You can object directly on Eservices or download the form from the Valuation roll page where your property is listed.
I used their very own valuation system against them in the previous objection. As a house Very similar to mine (in size) was sold for less than they valued mine at. (Sales data is listed on the Valuation page).
The objection was rejected, I then appealed with more information and property sales data.

They then sent out 2 "independent" valuers who did an inspection.
Then a few weeks later i was notified of a hearing. At the hearing they negotiated for a more reasonable valuation.
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Did they back date the rates though after appeal?

I am wandering if all this paper work to object is worth the fuss?
My rates effectively increased by 16% but valuation increased by 40%
 
Tman543 said:
Did they back date the rates though after appeal?

I am wandering if all this paper work to object is worth the fuss?
My rates effectively increased by 16% but valuation increased by 40%
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Yes they did, three months after the appeal decision, the credit was applied retrospectively.
 
Can somebody please explain to me exactly what I'm supposed to be objecting to? I mean, I objected, with multiple perfectly valid reasons, in 2019...only to receive no response. Now I hear you can appeal? To a 'no response' aswell?

HTH am I supposed to object based on other valuations in my area when the only info I have is some basic area measurements & the selling price...other than what I can see from the street? Meanwhile they want all the info about my place...# of bedrooms, bathrooms, toilets, garages, height of walls...extra features, etc.

I tell you I'm gonna tell them I need all that info about all of the home sales in my area before I can object to my own valuation...how ~ that?
 
Okay, so I just received my decision to my blah blah objection...and my valuation was reduced by 400K, so ~15% decrease from the yachety smackety valuation they claimed previously...and was about exactly by how much they wanted to increase it by....
 
Currantly said:
Okay, so I just received my decision to my blah blah objection...and my valuation was reduced by 400K, so ~15% decrease from the yachety smackety valuation they claimed previously...and was about exactly by how much they wanted to increase it by....
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Socialist thieving snakes they are. The city that works my ass!
 
AchmatK said:
So just received the notice about the property valuation increase taking effect from July 2023.

Property 1
Current rates valuation = R580 000
New rates valuation = R810 000
Increase of 39.655%

Property 2
Current rates valuation = R1 788 000
New rates valuation = R2 000 000
Increase of 11.857%

I will be objecting to at least the first one.

The wealth tax that erodes any sort of generational wealth you try and build up. At this point I'll be forced to sell in 15 years time as income is not keeping up with the value of the property 2. How someone thinks that it's fair to charge a tax based on perceived value when there is no relation to income. Either that or rent it out and move to a cheaper property.
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Did you come right? The city straight up rejected mine because I missed the deadline for objections, but I was not aware of the deadline and they're still showing the old valuation.
 
Been fighting with the City's Valuations Dept since April.
About 40 emails back and forth.
They claim i didn't submit evidence to support my objection, which i did, and re-sent.

Then they claimed that evidence does not support bla bla.
I responded again why it is relevant.
back and forth, we went.

After threats of legal action and suing the city for maladministration and interest on the exorbitant rates they charging, They eventually sent a Valuation Area Manager to my house 3 weeks ago.

Reasonable man, or seemed so. He asked me to send him the Valuations I compared my property to and he will do a comparison.

My property valuation increased by 23,6%, here's the kicker, that many may have missed,
The Cents per rand increase
1) from 0.0062730 per rand to 0.0063440 per rand a further 1.13% (seems smaal but on millions of houses with inflated values, it adds up)
2) the Rebate has reduced from R435000 to R285000 a further 52,6% increase,

So if your house was valued at R1m before, you paid rates:
R1m less R435k = R565k, ie R565k x 0.006273 = R3544 per annum

Now, you paying on the R1m plus X% (lets say 11%) = R1,110m less R285k = R825K x 0.006344 = R5233,80 per annum
That's a 47% increase.
 
I'm in CoJ, but they operate under the same rules, so this would apply to CoCT as well. I objected to my valuation got rejected, then appealed, and represented myself at the board. In the end, I won. I'm very glad I didn't pay someone to do it for me. All of these processes, with a little bit of effort, are achievable as an individual.

Going back to your case, there was someone else in the hearing who had purchased the property after the roll was compiled. The price she paid was much lower than the municipal value, so her argument was that the market had been tested, and the value should be adjusted to reflect the lower price. The city's argument was that the sale occurred after the roll was compiled, so it couldn't be considered and would only be relevant for the next roll.

The board then stepped in and agreed that the sale couldn't be counted because it was after the roll date, but they also agreed that a revaluation based on the sale was necessary. They advised the owner to submit a Section 78 review under the Municipal Property Rates Act 6 of 2004 to the city. This allows for a review of the valuation between roll periods.

So, even though you missed the appeal window, you can still request a revaluation if you have the evidence. I don't think the value will be backdated, but you’ll benefit from a lower rate moving forward.

Psypher86 said:
Did you come right? The city straight up rejected mine because I missed the deadline for objections, but I was not aware of the deadline and they're still showing the old valuation.
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Bunta said:
Been fighting with the City's Valuations Dept since April.
About 40 emails back and forth.
They claim i didn't submit evidence to support my objection, which i did, and re-sent.

Then they claimed that evidence does not support bla bla.
I responded again why it is relevant.
back and forth, we went.

After threats of legal action and suing the city for maladministration and interest on the exorbitant rates they charging, They eventually sent a Valuation Area Manager to my house 3 weeks ago.

Reasonable man, or seemed so. He asked me to send him the Valuations I compared my property to and he will do a comparison.

My property valuation increased by 23,6%, here's the kicker, that many may have missed,
The Cents per rand increase
1) from 0.0062730 per rand to 0.0063440 per rand a further 1.13% (seems smaal but on millions of houses with inflated values, it adds up)
2) the Rebate has reduced from R435000 to R285000 a further 52,6% increase,

So if your house was valued at R1m before, you paid rates:
R1m less R435k = R565k, ie R565k x 0.006273 = R3544 per annum

Now, you paying on the R1m plus X% (lets say 11%) = R1,110m less R285k = R825K x 0.006344 = R5233,80 per annum
That's a 47% increase.
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the whole rates thing is a bit of a mystery to me.
in my hood some houses have been sold for outlandish prices - in one instance there was a bidding frenzy, house came on the market on a wednesday, otp accepted the following tues - at just short of 25% above asking price.
then we have others who have done "renovations", again pushing prices up.
everything seems skewed with over inflated prices.

been talking to neighbors recently about the rates thing, got to find out a neighbor along the rd is now in for R13k pm - rates only.
maybe i should shut the fukk up, avoid coct, fly under the radar, and lay low
 
The bastards have raised my valuation again too (noticed a bunch of folks on my street too), still have time to respond but cannot really find good evidence yet to the contrary. What evidence are you guys using to argue your cases?

I'm busy going through the sales prices of similar sized houses in my area on Property24 and then looking at their valuations.
 
Grant said:
the whole rates thing is a bit of a mystery to me.
in my hood some houses have been sold for outlandish prices - in one instance there was a bidding frenzy, house came on the market on a wednesday, otp accepted the following tues - at just short of 25% above asking price.
then we have others who have done "renovations", again pushing prices up.
everything seems skewed with over inflated prices.

been talking to neighbors recently about the rates thing, got to find out a neighbor along the rd is now in for R13k pm - rates only.
maybe i should shut the fukk up, avoid coct, fly under the radar, and lay low
Click to expand...

Yeah they make it up as they go along.
At one point in my discussions with them, they used the Local Government: Municipal Property Rates Act (Act 6 of 2004) (MPRA) to try to persuade me.
I then threw constitutional slurs at them and threatened legal action, only then did they offer to send a valuer to inspect the property. I insisted that they cannot do mass valuations (using sales in the area), because no 2 properties are the same.

DrJohnZoidberg said:
The bastards have raised my valuation again too (noticed a bunch of folks on my street too), still have time to respond but cannot really find good evidence yet to the contrary. What evidence are you guys using to argue your cases?

I'm busy going through the sales prices of similar sized houses in my area on Property24 and then looking at their valuations.
Click to expand...

I did this initially, but they rejected it. Saying those sales are not on their database / therefore not accruate. They then referred me to the Valuation roll and to click on "sales".
They even gave all these details LOL!

" The steps to follow to access the VIEW SALES PAGE on our website are as follows:

Go To City of Cape Town: GV2022 Provision Roll
Insert your reference number as below, then press search
Click on the PROPERTY REFERENCE number
Click on VIEW SALES
A list of all the sales in your area will appear:
Note that you would have to complete your own investigation to identify the sale/s most comparable to yours
Also note that there are xxx sales listed for this search result
Also note that there are xx pages of sales which can be accessed in this instances
Also note that you have a search facility should you wish to narrow down on a particular sale / particular set of sales"

Didnt help them one bit, cos off the bat, i found 5 properties, similar size to mine, within 2 or 3 roads, that were all valued at less than mine. So their argument holds no water.
 
Anyways - for an update for those interested. I have contacted a few law firms and will find out what are my next steps. I am a bit gatvol. Hopefully we can move the city to urgency with just a letter of demand. I will keep you all updated.
 
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