Modjadjiskloof residents fume over new property valuations
Residents of Modjadjiskloof are fuming about the sharp increase in their property valuations that were recently done by MOD Hope for the Greater Letaba Municipality.
They have been slapped with increases of up to 371%. This will affect their monthly municipal bills. Johan Harrer whose house was increased by 371% from R850 000 to R4 million, says that although he understands that valuations must increase, the percentage of the increase is exorbitant. “I have already completed an objection as I will not be able to pay the high monthly bill that comes with the new valuation,” he said.
In a recent article in BusinessTech, Jerome Levitz, a director at the law firm Fluxmans, stated that municipalities ascribe rates and service fees for a property in terms of Section 229 of the Constitution. If the municipal valuer adjusts the value by more than 10%, an objection will automatically be submitted to the Valuation Appeal Board for a compulsory review. Thabo Mahasha, a teacher, said his property increased from R766 000 to R2.2 million. “With my salary, I will not be able to pay the rates and cover my monthly expenses.”
Also read: Modjadjiskloof residents question municipality’s property valuations
He said his house is not fenced and is smaller than two properties in his area with electric fences which were valued lower than his property. Another resident who wanted to remain anonymous said that aerial valuations are not sufficient: “The valuers were supposed to enter our premises and check what we have and do not have, not drive by and think that they are able to do a valuation on our properties.” He said Modjadjiskloof is covered with vegetation making aerial valuations difficult.
“My house is next to a house that is much larger than mine, but I received a higher valuation than my neighbour. How can my small property be worth more? I feel the valuations were not done properly, residents are not happy about this,” he said. According to the valuation document in the Herald’s possession, a large vacant house is valued less than the smaller houses nearby.
“I am not sure how the company went about the valuations,” said Chantèl Du Toit, a resident. In one street in Panorama, the rate per m² differs between R500 to R2500. The municipality says we can lodge objections, but the objection document has blank spaces which the municipality needs to complete. We as residents want to know if they took into consideration that we almost never have water and have nonstop electricity problems. We want the municipality to answer our questions,” she said.
In mid-town valuation increases fluctuate. Some properties went from R450 000 to R600 000, R750 000 to R700 000, R500 000 to R1.4 million, R450 000 to R900 000, and R450 000 to R500 000. Hobby Print’s valuation went from R990 000 to R2.3 million. Herald contacted the Greater Letaba Municipality spokesperson Lovers Maenetja. She said they are waiting for the company to provide them with the processes they followed, but as the municipality, they adhered to all requirements.
