Can I still object to the uMngeni GV2022 roll?

The general objection period (closed in 2022) has closed. Supplementary rolls follow each year; the Municipality publishes each one on its website. The next general roll takes effect on 1 July 2027. An error of fact on your entry, such as the wrong category or extent, can usually still be raised with the valuations office.

Can I see the uMngeni GV2022 roll online?

The uMngeni publishes its roll and notices on its valuations page. Or type the address into ErfCheck above: the record shows the erf number, township and last registered sale for free, and the R99 report adds the GV2022 value beside recent sales on the street.

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.

When do the new values apply?

From 1 July 2022. Rates bills from then on use the GV2022 value.

Is GV2022 the 2022/23 valuation roll?

Yes. Its values are as at 1 March 2022, and rates bills use them from 1 July 2022 until the next general roll. Supplementary rolls revalue individual properties in between.

What value is on the roll?

The market value of the property as at 1 March 2022, 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.

uMngeni (Howick, Hilton) valuation roll GV2022 (rates from July 2022): property values and erf numbers

The uMngeni values every property in Howick, Hilton, Merrivale, Mpophomeni, Lions River, Balgowan, Nottingham Road and the farms 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.

Look up a property in uMngeni (Howick, Hilton)

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

ErfCheck reads the uMngeni GV2022 roll (values as at 1 March 2022, valid 1 July 2022 to 30 June 2027), which the Municipality publishes as one PDF, by erf and town or street address, farm portions by farm name and number, and sectional title units by scheme and unit. Farm portions valued together show the combined value on the main portion. The roll prints owners' names; ErfCheck reads only the property's own columns. You can also type an erf number with its township (for example "Erf 1234, Rondebosch") to get the street address back.

Reading a property's entry on the roll

Each property on the GV2022 roll is one line, whether you find it on the council's portal, on the published roll or on your valuation notice:

Property description: the erf (or farm portion, or sectional unit) and its township, as registered. This is how the council identifies the property, not the street address; what an erf number is.
Street address, where the council records one.
Category: residential, business, agricultural, vacant land and so on. The category sets which rate in the rand applies, so a wrong category costs money even when the value is right.
Extent: the registered land area (for a sectional unit, the section's floor area).
Market value as at 1 March 2022: the figure your rates are worked out from.

If the description, category or extent is wrong, that is an error of fact to raise with the valuations office, separate from disagreeing with the value.

How to object to your valuation

Check the window. The general-roll window (closed in 2022) has closed. Supplementary rolls follow each year; the Municipality publishes each one on its website. The next general roll takes effect on 1 July 2027.
Get the form. Objections go in on the City's own form, one property per objection. Notices and instructions: uMngeni valuations page.
Give evidence, not a feeling. An objection succeeds on market evidence as at 1 March 2022: 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 uMngeni (Howick, Hilton)'s 2026/27 tariff:

House prices by suburb in uMngeni (Howick, Hilton)

What properties sold for, suburb by suburb: the median of registered transfers in the last five years, from the Deeds Office records on file. Open a suburb for sales by year, its streets and every record.

Suburb	Properties on file	Median sale, last 5 years
Mpophomeni	2 305	R 272 500
Howick North	1 622	R 1 750 000
Greendale	984	R 1 470 000
Howick West	793	R 695 000
Howick Central	704	R 1 200 000
Merrivale	694	R 1 120 000
Hilton	519	R 917 500
Howick South	346	R 300 000
Lidgetton	336	R 100 000
Amberglen	208	R 2 025 000
Amber Valley	165	R 2 500 000
Eagle Ridge Estate	132	R 1 550 000
Merrivale Heights	126	R 1 305 000
KwaMevana	106	R 800 000
Howick East	83	R 1 550 000
Hilton Gardens	40	R 1 915 000

Questions

Can I still object to the uMngeni GV2022 roll?: The general objection period (closed in 2022) has closed. Supplementary rolls follow each year; the Municipality publishes each one on its website. The next general roll takes effect on 1 July 2027. An error of fact on your entry, such as the wrong category or extent, can usually still be raised with the valuations office.
Can I see the uMngeni GV2022 roll online?: The uMngeni publishes its roll and notices on its valuations page. Or type the address into ErfCheck above: the record shows the erf number, township and last registered sale for free, and the R99 report adds the GV2022 value beside recent sales on the street.
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.
When do the new values apply?: From 1 July 2022. Rates bills from then on use the GV2022 value.
Is GV2022 the 2022/23 valuation roll?: Yes. Its values are as at 1 March 2022, and rates bills use them from 1 July 2022 until the next general roll. Supplementary rolls revalue individual properties in between.
What value is on the roll?: The market value of the property as at 1 March 2022, 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 uMngeni's published notices. Check dates with the City before relying on them; ErfCheck is a record, not legal advice.