Ratepayer associations across Durban are raising concerns over the latest municipal valuation roll, urging homeowners to check their property values before the 31 March objection deadline.
The Shallcross Civic and Ratepayers Association (SCARA) has been among the most vocal, warning that a lack of transparency in the process could leave homeowners in areas such as Chatsworth and Phoenix paying more than they should for years to come.
Pooh Govender from SCARA said many residents had not received direct notification explaining the new values attached to their properties in the General Valuation Roll 2026, released by the municipality in February. The roll determines the municipal value of properties across the metro and forms the basis for calculating property rates for the coming financial cycle — meaning any inaccuracies could directly affect household finances.
"Residents are being asked to accept property valuations that may affect their finances for years to come, yet they have not been provided with the most basic information explaining how those values were determined," Govender said.
"This lack of transparency undermines public trust and places ordinary homeowners at an unfair disadvantage."
The association also expressed concern that residents were not given clear valuation breakdowns distinguishing between land value and improvements such as buildings, making it difficult for property owners to properly evaluate the figures.
SCARA has encouraged residents to check their valuations immediately and to gather supporting evidence if they believe their property has been incorrectly assessed. Objections must be submitted before 31 March 2026.
Municipalities are required under the Municipal Property Rates Act to undertake a general valuation of properties at least once every four years. According to information published by the eThekwini Municipality, the current roll includes more than half a million properties across the city.
The municipality explains that while valuations cover all properties, it is not always possible to physically inspect each one.
"Physical inspection of all properties throughout the metro is neither feasible, affordable, nor required by law," the municipality states on its website, adding that inspections are conducted where considered necessary to verify information already available to the valuer.
Homeowners can view their property valuation online via the municipal website or by visiting their nearest Sizakala Centre.
Ratepayer organisations across the city are also encouraging residents not to ignore the valuation roll. Asad Gaffar, chairperson of the eThekwini Ratepayers Protest Movement, said the organisation has received numerous complaints from homeowners who believe their valuations may be inaccurate.
"If your evaluation is wrong, you have the right to challenge it," Gaffar said.
The group recently hosted an information session with legal experts to help residents understand how the valuation system works and how objections can be submitted.
From a property market standpoint, industry professionals say municipal valuations do not always reflect what a property might fetch in the open market.
Nabeel Ismail of RE/MAX Address explained that municipal valuations serve a different purpose from market assessments conducted by estate agents.
"Municipal valuations are primarily conducted for rating and taxation purposes and therefore do not always reflect the true current market value of a property," Ismail said.
"In many cases these valuations are based on historical data and mass appraisal methods rather than the specific condition, upgrades or positioning of an individual property."
He noted that the actual selling price of a property is determined by market demand, affordability and comparable recent sales in the area.
"For this reason, professional market assessments by estate agents often differ from municipal valuations," he said.
Residents who believe their property valuation is incorrect are encouraged to act before the objection period closes. Supporting documents such as photographs, comparable property sales or evidence of structural issues can help strengthen an objection.
Objections must be submitted before 31 March 2026 and can be sent via email to [email protected]. Residents may also submit objections directly through the municipality's valuation roll offices.
For many families across Durban, a home represents their largest financial asset. With the objection window closing at the end of March, civic organisations are urging homeowners across Chatsworth, Phoenix and the wider metro to check their valuation — a step that could have a lasting impact on what they pay in municipal rates in the years ahead.