Can I still object to the eThekwini Municipality GV2026 roll?

The general objection period (13 February to 31 March 2026) has closed. Supplementary rolls follow the general roll; the Municipality publishes each one and its objection period on its valuation roll page. An error of fact on your entry, such as the wrong category or extent, can usually still be raised with the valuations office.

Does objecting stop me paying rates?

No. Rates stay payable on the roll value while the objection is decided. If the value is reduced, the City adjusts the account.

What value is on the roll?

The market value of the property at the roll's date of valuation, set by the municipal valuer by mass appraisal. It is not today's market value and not a bank valuation.

Where do I find my erf number?

On your rates account, your title deed or the SG diagram, or type the street address into ErfCheck. See how to find an erf number.

Valuation rolls · eThekwini Municipality

Durban (eThekwini) valuation roll

The eThekwini Municipality values every property in Durban, Umhlanga, Pinetown, Westville, Chatsworth, Amanzimtoti and the rest of eThekwini on its general valuation roll, and your rates are worked out from that value. Here is what the current roll says, how to look a property up, and how an objection works.

Current roll

GV2026

general valuation

Values as at

—

date of valuation

In effect from

—

rates bills use it

General objections

Closed

13 February to 31 March 2026

Look up a property in Durban (eThekwini)

Free: erf number, township, last registered sale and imagery. No owner names.

eThekwini's roll search blocks automated lookups, so ErfCheck has no Durban roll values. Durban records still carry the erf, township and last registered sale from the Deeds Office extract; look the value up on the Municipality's own roll search.

How to object to your valuation

Check the window. The general-roll window (13 February to 31 March 2026) has closed. Supplementary rolls follow the general roll; the Municipality publishes each one and its objection period on its valuation roll page.
Get the form. Objections go in on the City's own form, one property per objection. Notices and instructions: eThekwini Municipality valuations page.
Give evidence, not a feeling. An objection succeeds on market evidence as at the date of valuation: registered sales of similar properties on your street, in your scheme or suburb close to that date, and your own purchase price if it was recent. Defects the valuer could not see (structural damage, a smaller extent than recorded) count too.
Keep paying rates on the roll value while the City decides. If you disagree with the decision you can appeal to the valuation appeal board; the City's decision letter explains how.

The R99 ErfCheck report puts that evidence on one page: the roll value, every recent registered sale on your street or in your scheme, your own transfer, and a plain verdict on whether the gap is worth contesting.

How the value turns into rates

Annual rates are the roll value, less any residential exclusion in the City's rates policy, multiplied by the rate in the rand the council sets in each year's budget (effective 1 July). A lower roll value lowers the bill in proportion. Try it with Durban (eThekwini)'s 2026/27 tariff:

Suburbs on file in Durban (eThekwini)

Congella92 properties · median R 23 500 000 Everton46 properties · median R 2 475 000 Genazzano46 properties · median R 1 500 000

Questions

Can I still object to the eThekwini Municipality GV2026 roll?: The general objection period (13 February to 31 March 2026) has closed. Supplementary rolls follow the general roll; the Municipality publishes each one and its objection period on its valuation roll page. An error of fact on your entry, such as the wrong category or extent, can usually still be raised with the valuations office.
Does objecting stop me paying rates?: No. Rates stay payable on the roll value while the objection is decided. If the value is reduced, the City adjusts the account.
What value is on the roll?: The market value of the property at the roll's date of valuation, set by the municipal valuer by mass appraisal. It is not today's market value and not a bank valuation.
Where do I find my erf number?: On your rates account, your title deed or the SG diagram, or type the street address into ErfCheck. See how to find an erf number.

Roll facts are taken from the eThekwini Municipality's published notices. Check dates with the City before relying on them; ErfCheck is a record, not legal advice.