eThekwini Property Owners Challenge 2026 Valuation Roll as Objections Drag On
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Ratepayers in eThekwini's Ward 31 say steep valuation increases, unclear guidance and slow feedback are fuelling uncertainty over their municipal rates, as the metro works through about 10,000 objections to its 2026 General Valuation Roll.
Property owners in eThekwini's Ward 31 say steep increases in property valuations, limited guidance and lengthy turnaround times are adding to uncertainty over their municipal rates accounts as the metro works through objections to its 2026 General Valuation Roll.
The Ratepayers Association of Musgrave Precinct NPC said it had received multiple complaints from Ward 31 property owners facing steep increases in their valuations and rates. Its chairman, Yogesh Naidoo, said that while an objection process exists, many ratepayers believe it is not user-friendly and that the municipality has been slow to provide feedback on outstanding objections. "This has left affected households anxious about affordability and uncertain about whether their concerns are being taken seriously," Naidoo said.
Ward 31 councillor Romano Mackenzie confirmed that residents had raised concerns about the 2026 General Valuation Roll, particularly the potential impact of revised valuations on their monthly municipal accounts. He said some residents were unsure whether their properties had been correctly valued, and that first-time objectors in particular found the process — including the requirements for lodging an objection, supporting documentation and applicable deadlines — difficult to navigate. Mackenzie said some residents were reluctant to object because they feared their valuations could rise rather than fall, and called for clearer information and greater interaction by municipal officials at ward level.
The Westville Ratepayers Association said many residents had been affected by the valuation process and that a number of property owners had lodged objections. Its chairperson, Asad Gaffar, said valid objections had subsequently been granted.
The concerns come as eThekwini Municipality works through thousands of objections to the 2026 roll. In a statement published on 28 September, the municipality said it had processed approximately 2,000 objection outcomes after receiving about 10,000 objections and subsequent status enquiries, and that the remaining objections would continue to be processed as a priority. It said the objection process was expected to take between 10 and 12 months given the volume of submissions and investigations required.
Responding to the concerns, the City said approximately 2,500 of the 10,000 objections received against the 2026 General Valuation Roll had been finalised. Municipality spokesperson Senzelwa Mzila said 1,671 property valuations had been reduced, 712 remained unchanged and 117 had increased.