DETERMINATION OF ANNUAL VALUATION
(AV) :
a) If the property is used by the owner himself, then
"Reasonable Rental Method" is applied, i.e. from
our database and comparing with similar premises, expected
rent per month, the property is capable of fetching, is
determined, then it is multiplied by 12 and a 10% statutory
maintenance allowance is subtracted to arrive at the Annual
Valuation (round to nearest 10).
b) If the property is tenanted, then the exact monthly rent
(including service charges if any) is multiplied by 12 less
10% statutory allowance to arrive at the Annual Valuation.
c) In case of Theatre/cinema halls, 7.5% of the Gross Annual
receipts (excluding taxes) is fixed as Annual Valuation
for the Hall.
Rates of Taxes :
a) If the Annual Valuation as fixed above, does not exceed
Rs.600/-, then the rate of tax is 11% of the Annual Value.
That is if A.V. is Rs,500/- then the property tax per year
is Rs.55/- plus Howrah bridge tax @ 0.5% of the quarterly
tax is allowed if deposited in time.
b) If the Annual Valuation as fixed above, exceeds Rs.600/-
but does not exceed Rs.18000/-, then tax ration is the
percentage of the A.V. worked out by dividing the A.V.
of the premises by 600 and adding 10 to the quotient,
the sum thus worked out being rounded off to the nearest
first place of decimal. That is A.V. of premises
is Rs.1300/-; then 1300/600=2.16. Hence property tax percentage
is 2.16+10=12.2% (rounded off). So the person has to pay
Rs.158.60/- per year plus Howrah bridge tax @ 0.5% of
A.V. and a further rebate of 5% of the quarterly tax is
allowed if deposited in time.
c) If the Annual Valuation as fixed above exceeds Rs.18000/-,
then the rate of tax is 40% of the Annual Value. That is
if A.V. is Rs20000/- then the property tax per year is
Rs.8000/- plus Howrah Bridge tax @ 0.5% of A.V. and a further
rebate of 5% of the quarterly tax is allowed, is deposited
in time.
d) For Bustee, specified educational institutions, some
statutory organizations the rate of tax is different.
e) For commercial/non-residentially used premises a surcharge
@ not exceeding 50% of tax is levied additionally.
How to learn outstanding dues in respect of property tax
:
Please procure an LOI from Computer Section and get it verified
from the concerned division and if the LOI is found correct
then that is your O/S. [see sample]
Functions of Municipal Assessment Tribunal :
Each assessee is given liberty to appear before a Hearing Officer
if he has any objection against the valuation proposed by
KMC (Section 186 and 187 of CMC Act, 1980). Hearing Officer
considers such objections (verbal/written) and fixes the Annual
Valuation against the premises of the assessee under section
188 of CMC Act, 1980. The assessee has been given a further
chance to appeal against such valuation as determined under
section 188. He has to prefer appeal before Municipal Assessment
Tribunal consisting of a Chairman and a number of other members
not exceeding five in number. However no appeal will be entertained
by the said tribunal if the disputed tax is not deposited.
Provisions of Limitation Act, 1963 is applicable relating
to such appeal before tribunal. Valuation as determined by
the Tribunal is final and no proceeding shall lie in any Civil
Court against the valuation as determined by The Tribunal.
Information sheet for recovery of property tax through other
penal measures :
Sections 219-221B, 223, 225 and Section 275(aa) of Calcutta
Municipal Act, 1980 deals the situation as mentioned above.
a) Issuance of Warrant of Distress and sale of movable property
(Sections 220-221)
b) Attachment and sale of immovable property (Sections 221A
and 221B)
c) Recovery under Bengal Act III, 1913 (Section 223)
d) Attachment of rent of the tenant(s) [Section 225]
e) Disconnection of water supply line (Section 275 [aa])
PROCEDURE
OF MUTATION >>
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