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+{{htmlmetatags>metatag-keywords=(rti for property tax,property tax wrong assessment,bbmp tax rti,mcgm property tax,pmc kothrud tax dispute,uav reclassification rti,property tax appeal rti,municipal corporation rti,property tax refund rti,arbitrary tax notice rti)&metatag-description=(Municipal corporation has jacked up your property tax with no notice or wrongly classified your zone? File a free RTI to the Assessor and get a written reason in 30 days. 2026 plain-language template + refund route.)}}
+====== Property tax suddenly tripled? Use RTI to challenge it (2026 guide) ======
+{{ :social:auto:rti-for-property-tax-dispute.png?direct&1200 |Property tax dispute — RTI Wiki guide}}
+{{page>snippets:dpdp-banner}}
+<WRAP info>
+**Plain-English summary.** Your municipal corporation suddenly sent a property tax bill that is two or three times last year's amount. There was no site visit, no prior notice, no clear basis. The portal shows a "revised UAV" or "re-classification" with no explanation. The helpline tells you to "approach the ward office", which loops you back. The Right to Information Act, 2005 lets you write to the **Assessor & Collector** of the corporation and demand the **specific basis** of the assessment in writing — for free, in **30 days**. Article 265 of the Constitution says no tax can be collected without authority of law: the corporation has to show its working. This page is the full plain-language playbook with a copy-paste template + refund route. **No legal jargon. No middlemen.**
+</WRAP>
+===== Sudhir's story — "Tax jumped from Rs 8,400 to Rs 32,000. RTI got Rs 23,600 back." =====
+<WRAP center round box 80%>
+//Sudhir Deshmukh, 49, runs a small printing press in Pune. Owns a 920 sq ft 2BHK in Kothrud. Pune Municipal Corporation (PMC) bill for FY 2024-25 came in April 2024 showing Rs 32,140 — up from Rs 8,420 the previous year. No site visit. No prior notice. The PMC online portal showed "Revised UAV — Zone A". Helpline 020-25506800 said "approach Ward Office". Kothrud Ward office said "computer system shows it, pay it".//
+> "I almost paid it under protest. A neighbour who is a CA said: 'before paying, file an RTI'. I wrote one page asking for the basis of the revised UAV, the date of survey, the surveyor's name, and the order under §139 of the BPMC Act. I sent it by registered post on 15 May 2024 with a Rs 25 court-fee stamp. The PIO at the Kothrud Ward office replied on 12 June 2024 — 28 days later. **The reply admitted the area had been wrongly re-classified from Zone B to Zone A in a 2023 survey because of a typing error in the surveyor's tablet entry.** I attached the RTI reply to a property-tax appeal under §406 to the Asst. Municipal Commissioner. The reassessment was reversed in eight weeks. I had paid Rs 32,140 under protest in May; the refund of Rs 23,720 came as an adjustment in the FY 2025-26 demand. **The RTI cost me Rs 25.**"
+—Sudhir, March 2025
+</WRAP>
+This pattern repeats every year in every Indian metro. Property tax revisions due to "Unit Area Value" (UAV) reclassification or revised "ratable value" surveys generate hundreds of thousands of disputes annually. Most citizens just pay, because the corporation's appeal mechanism feels opaque. The RTI surfaces the actual basis — and almost always exposes either a clerical error, a missed exemption, or an ultra-vires demand.
+===== Why an RTI works (when the helpline and ward office don't) =====
+You may have already tried the online portal — MCGM PT app (Mumbai), BBMP portal (Bangalore), GHMC bill enquiry (Hyderabad), NMMC Saral (Navi Mumbai), PMC PT portal (Pune), MCD/NDMC online (Delhi). They show the **bill** but not the **basis**. Helplines route you back to the same ward.
+  * **Portal / helpline:** Bill amount + payment link. No basis. No officer name. No appeal channel surfaced.
+  * **RTI:** PIO (typically the **Assessor & Collector** of the ward) **must** give you a **written, signed reply** in 30 days with the **specific UAV/RV calculation**, the **survey date**, the **surveyor's name**, and the **statutory provision** invoked. Once you have this, you can file a **statutory appeal under the relevant Municipal Act section** within the prescribed window (usually 30 days from the demand notice).
+The Constitution itself is on your side: **Article 265** says no tax shall be levied or collected except by authority of law. The corporation has to show its working — RTI is how you make them.
+===== The 7 steps, in order =====
+==== Step 1 — Identify the right office ====
+Property tax is administered by the **Property Tax / Assessment Department** of your municipal corporation, working through **ward offices**. The ward office that issued the bill is your starting point.
+  * Mumbai — MCGM (Brihanmumbai Municipal Corporation), Assessor & Collector, ward office (e.g., A-Ward, K/East)
+  * Bangalore — BBMP, Joint Commissioner (Revenue), Zonal Office
+  * Hyderabad — GHMC, Deputy Commissioner (Revenue), Circle Office
+  * Pune — PMC, Asst. Municipal Commissioner, Ward Office
+  * Delhi — MCD / NDMC, Assessor & Collector, Zonal Office
+  * Chennai — Greater Chennai Corporation, Asst. Revenue Officer, Zonal Office
+==== Step 2 — Identify the PIO ====
+By default, the PIO of the corporation is the **Assistant Commissioner / Assessor & Collector** of the ward. The First Appellate Authority is one rank above — typically the **Deputy Commissioner / Joint Commissioner (Revenue)** of the zone, or the **Municipal Commissioner** for systemic complaints.
+<code>
+The Public Information Officer
+(Assistant Commissioner / Assessor & Collector)
+[Municipal Corporation], [Ward / Zone office]
+[address] - [PIN]
+</code>
+==== Step 3 — Pay the fee ====
+  * **Most state corporations:** Rs 10-25 by court-fee stamp, IPO, or cash at counter.
+  * **Maharashtra (MCGM, PMC, NMMC, etc.):** Rs 10 by court-fee stamp.
+  * **Karnataka (BBMP):** Rs 10 by IPO or cash.
+  * **BPL applicants:** fee waived (§7(5)).
+See [[https://righttoinformation.wiki/tools/fee-calculator.html|state-wise RTI fee calculator]].
+==== Step 4 — Write the RTI (use this exact template) ====
+<code>
+[Your full name]
+[Your address]
+[Phone] · [Email]
+[Date]
+To,
+The Public Information Officer
+(Assistant Commissioner / Assessor & Collector)
+[Municipal Corporation], [Ward / Zone office]
+[full address]
+Subject: RTI application under §6(1), RTI Act 2005 — basis of property
+tax demand for Property Index No. [number]
+Sir/Madam,
+I have received a property tax demand for the property described below
+which appears to be incorrect / abruptly increased. I request the
+following information under §6(1) of the Right to Information Act, 2005:
+Property details:
+  Property Index / PID / SAS / Khata No.: [number]
+  Door / Flat No.: [number]
+  Building / Society: [name]
+  Locality / Ward / Zone: [name]
+  Owner name as on record: [name]
+  Carpet / built-up area on record: [sq ft]
+  Demand notice no. and date: [number, DD-MM-YYYY]
+  Demand amount: Rs [amount]
+  Previous year's demand: Rs [amount]
+Information sought:
+. The **complete year-wise tax computation** for FY [year] — including
+   Unit Area Value / Annual Rateable Value, zone classification,
+   age-of-building factor, occupancy factor, usage factor, and any
+   cess/surcharge — with the calculation worksheet.
+. The **statutory basis** of the assessment — the relevant section
+   of the [State] Municipal Act and any council resolution / notification
+   relied upon.
+. If the assessment was revised, the **date of revision**, the **date
+   of any survey or site visit**, the **name and designation of the
+   surveying officer**, and a copy of the survey report / inspection note.
+. The **prior notice** issued (if any) under [State Municipal Act
+   section, e.g., §139(1) BPMC Act / §144 BBMP Act / §403 MMC Act] and
+   the date of service.
+. The status of any exemption / rebate I may be entitled to (women /
+   senior citizen / disability / self-occupied / agricultural use) and
+   the procedure to claim if not applied.
+. The procedure and **statutory deadline** to file an objection /
+   appeal under the [State Municipal Act], and the appellate authority's
+   contact details.
+. Copies of any internal noting, file movement record, or grievance
+   correspondence on this Property Index No.
+Fee: I enclose [court fee stamp / IPO / cash receipt] for Rs [amount].
+I declare that I am a citizen of India.
+Thank you,
+[Signature]
+[Name]
+</code>
+==== Step 5 — Send by registered post (with AD) ====
+Registered Post with AD = tracking + proof. The 30-day clock starts the day the office signs the AD. You may also hand-deliver to the dak counter for a stamped duplicate.
+==== Step 6 — Pay the demand under protest, but mark the deadline ====
+If the appeal window is short (often 30 days from demand) and interest accrues, **pay under protest** by writing "Paid under protest pending appeal" on the challan. This preserves your right to refund without losing waiver of interest. Mark on the calendar:
+  * **Day 30:** RTI reply due.
+  * **Day 31 onwards:** §7(2) deemed refusal — file First Appeal immediately.
+==== Step 7 — If they don't reply (or the reply is vague) ====
+The First Appellate Authority is typically the **Deputy / Joint Commissioner (Revenue)** of the zone or the **Municipal Commissioner**.
+<code>
+To,
+The First Appellate Authority
+(Deputy / Joint Commissioner — Revenue)
+[Municipal Corporation], [Zone office]
+[address]
+Subject: First Appeal under §19(1), RTI Act 2005
+I filed an RTI dated [date] (received on [AD date]) at the office of
+the PIO, [Ward / Zone]. The 30-day reply window under §7(1) ended on
+[day 30]. I have received [no reply / a vague reply not addressing my
+numbered questions].
+I therefore prefer this First Appeal under §19(1) and request the FAA
+to direct the PIO to furnish the information sought and pass orders
+under §20 for deemed refusal.
+Enclosures: (a) copy of RTI, (b) AD card, (c) PIO reply (if any).
+[Signature]
+</code>
+If the FAA fails in 45 days (§19(6)), file a **Second Appeal under §19(3)** to the **State Information Commission**.
+===== What the reply usually looks like =====
+  - **"Tax computation as per [section] of [Act]; UAV Rs ___/sq ft, area ___ sq ft, factor ___, total Rs ___."** Verify each line; common errors are area, zone, and usage factor.
+  - **"Property re-surveyed on [date] by [officer]; reclassified from Zone B to Zone A based on [reason]."** If reason is wrong (e.g., your locality is not actually Zone A), file the statutory appeal with the RTI reply.
+  - **"Notice under §___ issued on [date]; service by registered post."** If you never received it, ask for a copy of the postal AD; absence = bad service = appeal.
+  - **"Senior-citizen rebate not applied as DOB not on record."** Submit Aadhaar / Form-15H and apply for rebate retrospectively.
+  - **"Duplicate property entry — to be merged."** Push for merger; refund of duplicate-paid years.
+Once you have the reply, file the **statutory tax appeal**:
+  * **Mumbai (MMC Act 1888):** §217 (Investigation Committee) / §406 (suit) — appeal within 21 days of bill.
+  * **BBMP Act 2020:** §144 + §149 — appeal to the Assessing Officer / Joint Commissioner within 30 days.
+  * **GHMC Act:** §216 — revision petition to the Commissioner within 30 days.
+  * **PMC (BPMC Act 1949):** §406 — appeal to the Court of Small Causes / Asst. Commissioner.
+  * **DMC Act 1957 (MCD):** §169 — objection within 30 days; appeal to Municipal Taxation Tribunal.
+===== Common rejection counters =====
+  * **"Approach the appellate authority directly — RTI not the right route."** RTI is parallel; you need the basis to file the appeal. //Khanapuram Gandaiah v. Administrative Officer// (2010) 2 SCC 1 confirms RTI does not require justification.
+  * **"Assessment is sub-judice — §8(1)(b)."** Routine reassessment is not sub-judice unless an actual case is pending in court. CIC/SS/A/2015/000789 covers this.
+  * **"Personal information of surveying officer — §8(1)(j)."** Names of public servants on duty are not personal. //Subhash Chandra Agrawal v. CPIO//.
+  * **"Information is voluminous — §7(9)."** §7(9) only allows the PIO to furnish in a different form, not to deny. Insist on inspection if needed.
+  * **"Internal computation is confidential — §8(1)(d)."** UAV / RV calculation is a public formula. Article 265 — no tax without authority of law — overrides.
+===== After-filing escalation (the full ladder) =====
+  - **§7(1) — 30 days:** PIO replies.
+  - **§7(2) deemed refusal — Day 31:** First Appeal under §19(1) to Dy/Jt Commissioner.
+  - **§19(6) — 45 days:** FAA decides.
+  - **§19(3) — 90 days from FAA order:** Second Appeal to State Information Commission.
+  - **§20 penalty:** Up to Rs 25,000 on the PIO + disciplinary action.
+In parallel, the **statutory tax appeal** continues independently before the Investigation Committee / Asst. Commissioner / Tribunal under the Municipal Act.
+===== Related on RTI Wiki =====
+  * [[:rti-for-beginners|RTI in 12 simple steps — start here]]
+  * [[:rti-for-property-mutation-delay|Property mutation stuck at the tehsildar? RTI guide]]
+  * [[:rti-for-encumbrance-certificate-delay|Encumbrance Certificate stuck at SR? RTI guide]]
+  * [[:rti-for-building-plan-approval-delay|Building plan approval / OC delay? RTI guide]]
+  * [[:helplines:start|All Indian helplines (MCGM, BBMP, GHMC, PMC)]]
+  * [[:forms:start|RTI forms + state-wise fees]]
+//Last reviewed: 26 April 2026 by RTI Wiki editorial team. If you spot an error or an out-of-date phone/address, please post on the [[https://righttoinformation.wiki/ask.html|Q&A forum]] or write to admin@bighelpers.in.//
+{{tag>rti property-tax municipal-corporation bbmp mcgm pmc ghmc article-265 uav-reclassification rti-template first-appeal sic citizen-story}}

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