| Author | Message | ||
     MHD Citizen Username: Mayhewdrive Post Number: 3271 Registered: 5-2001  |
I think it was posted a while ago, but I can't find it with a search - What is the anticipated timeline for the forthcoming property revaluation in South Orange? When can we expect our houses to be revalued & when specifically would we expect to see the "impact" on our tax bill? | ||
| Politicalmon Citizen Username: Politicalmon Post Number: 82 Registered: 9-2005  |
I had read that it would be 2008 - based on a vote by the Essex County Freeholders. This was reported in the Star Ledger - I believe it also stated that the same company that completed the Maplewood tax reval would do ours. | ||
| Walker Citizen Username: Fester Post Number: 244 Registered: 4-2003  |
I believe it has to be completed by 2008, the town should if they have any wish of hitting the deadline have it started by the middle of this year. | ||
| MHD Citizen Username: Mayhewdrive Post Number: 3272 Registered: 5-2001 |
Walker, Yeah...that was kind of my point. I also thought SOMETHING would start happening soon & to avoid the complete chaos that Maplewood experienced, an information distribution plan SHOULD be nearly complete & communicated to the public SOON. Does anyone know if anything like that is underway and the timeline of when we will learn more? | ||
| SOSully Citizen Username: Sullymw Post Number: 1123 Registered: 5-2001  |
hopefully it will be delayed as much as everything else...but life doesn't work that way | ||
| mjc Citizen Username: Mjc Post Number: 1024 Registered: 10-2004 |
Anyone have opinions about which areas of town may find their taxes go up or down? When was the last reval? | ||
| Kibbegirl Citizen Username: Kibbegirl Post Number: 331 Registered: 5-2003 |
How is an evaluation done? What does the town have to do specifically? | ||
| MHD Citizen Username: Mayhewdrive Post Number: 3286 Registered: 5-2001 |
I believe the last reval was in 1991. As to how it is done & what specifically is done & WHEN is a big question and exactly why I started this thread, so we could start to become educated. | ||
| Walker Citizen Username: Fester Post Number: 245 Registered: 4-2003 |
This does a good job of explaining how and why. http://njslom.org/magart-FEB05-2.html | ||
| Kibbegirl Citizen Username: Kibbegirl Post Number: 335 Registered: 5-2003 |
"Both interior and exterior physical inspection of all properties are conducted during the reevaluation process. Recent sales are studied and income-providing properties must supply business income information to the revaluation company/assessor so appropriate appraisal techniques can be used". How is this ever going to work? Do home owners make appointments with the town to have the interior of homes inspected? I find this very invasive and disruptive, but I'm sure, necessary. | ||
| argon_smythe Citizen Username: Argon_smythe Post Number: 740 Registered: 5-2001 |
 Some folks are born silver spoon in hand Lord, don't they help themselves But when the taxman comes to the door Lord, the house looks like a rummage sale | ||
| Shanabana Citizen Username: Shanabana Post Number: 158 Registered: 10-2005 |
Okay. We bought a year ago, and got a fixer upper. If we do modest renovations (paint on walls, tile floors) will we be hit with an even higher revaluation? Or does it depend on significant changes, like a really high-end kitchen, central air, etc? Of course, I know it will go higher in either case. | ||
| Allan J Rosen Citizen Username: Allanrosen Post Number: 169 Registered: 4-2003 |
The revaluation should in fact begin roughly this July. The results need to be completed by October 1, 2007. Then the impact, if any, will be in effect for the tax year 2008. Remember revaluations are revenue neutral. It's only the relative values that determine whether one's share of the tax load goes up or goes down. So while it is likely that all assessments in town will have gone up since the last reval in 1991, one's assessment can go up and the relative tax can still go down (or vice versa). | ||
| Bob K Supporter Username: Bobk Post Number: 10457 Registered: 5-2001 |
Mr. Rosen, congrads on getting an early start. One of the issues in Maplewood was that we got a late start and the home inspections were rushed leading to errors. With a COD of over 18 for 2005 do you really expect no or little impact from the revaluation as stated in your first sentence?} | ||
| Pdg Citizen Username: Pdg Post Number: 354 Registered: 5-2004  |
So, Mr. Rosen, would you say that a homeowner would be wise - from a property tax perspective - to delay home improvements like updating a kitchen, until after the revaluation is completed? | ||
| Rastro Citizen Username: Rastro Post Number: 2289 Registered: 5-2004  |
Bob, valuations will change dramatically. But since the tax assessment is based on the town budget, it should be relatively revenue-neutral. That is not to say that some people will not get hit by large increases. Many might if their homes have increased significantly in comparison to the rest of the town. That is the whole point of property taxes being based on home valuations. It's not about how any one home is valued. It's all the relative value compared to the rest of the town. For example... if the town average home value has gone up 100%, and one house has gone up 500%, their tax assessment will obviously go up. However a house with an increase of 100% should theoretically see no increase in taxes. And, again, theoretically, a house with a value increase of only 50% should see a decrease in taxes. Remember, your assessment is meaningless without the context of the entire town's valuation change. | ||
| MHD Citizen Username: Mayhewdrive Post Number: 3293 Registered: 5-2001 |
Rastro, One thing that WILL change is the amount everyone contributes towards the Municipal (& County) Open Space Trust funds. Currently, everyone pays 1% of Assessed Value to the Municipal Open Space Trust Fund. So, a house that is currently assessed at $200,000, pays $20 per year. However, that same house is likely to be assessed at least $600,000 after the valuation and will therefore pay $60 per year. Same for the County Open Space Trust Fund, except that is currently 2% of assesed value. | ||
| wnb Citizen Username: Wnb Post Number: 318 Registered: 8-2001 |
We have been working through doing a fairly major kitchen renovation including the addition of a first-floor powder room. Getting it started has hit numerous delays... now I'm thinking those delays may have been quite fortunate and maybe we should hold off till the tax man passes by. | ||
| DRJ Citizen Username: Alaska Post Number: 48 Registered: 9-2005 |
Waiting until after the reval is completed to do a renovation will not allow you an opportunity to avoid paying higher taxes. Your taxes will likely go up after your permits are closed out and the tax assessor ups your assessment, which would be expected after a major kitchen renovation. | ||
| Rastro Citizen Username: Rastro Post Number: 2290 Registered: 5-2004 |
MHD, do you mean 1%, or 0.01%? | ||
| MHD Citizen Username: Mayhewdrive Post Number: 3294 Registered: 5-2001 |
Rastro, .01%...sorry. However, the point is still accurate...a house that pays $20 today will likely pay around $60 post-reval. (assuming a house assessed at $200k becomes assessed at $600k) | ||
| mary032 Citizen Username: Mary032 Post Number: 209 Registered: 8-2001 |
I heard that when the evaluator comes around to assess your property you are not required to let him in your house. You have the right to refuse access inside. Is that true? Trustees Rosner, DeVaris, Rosen can you get that info for us? | ||
| Bob K Supporter Username: Bobk Post Number: 10471 Registered: 5-2001 |
Rastro, right on. You don't have to let the inspector in, but I strongly suspect you will not be happy with the new assessment if you take this approach. This is what happened in Maplewood. | ||
| mrosner Citizen Username: Mrosner Post Number: 2522 Registered: 4-2002 |
mary032: I am not sure, but I think Rastro and BobK are correct. I did hear about the inspectors peering thru windows in Maplewood and making judgement calls. I know in many towns there have been scheduling issues and it is not always possible to have someone home when they can get into the house. The reval is just one more reason why the whole property tax system should be shelved. Imagine, being penalized for improving your house and being rewarded with lower taxes for letting it rot. (and for those who ask, the town can't change them and we have to follow the same rules as every other municipality). | ||
| Spitz Supporter Username: Doublea Post Number: 1375 Registered: 3-2003 |
Mark - I think you're possibly adding to the problem. "Letting it rot" means the house has not been painted, the roof if falling apart, et. These are considered "maintenace" items and are not taken into account in the assessments. At least, this is my understanding. "Maintenance" is distinquished from capital improvements, e.g., the addition of a room, deck, remodeling, etc. Every other municipality in N.J. follows the law which is pretty specific. And to say that revaluations are a reason to shelve the whole property tax system is not correct. Even in those states which do not rely on the property tax to fund as much of the school tax as does N.J., there is still a property tax in effect to fund the municpal tax, a part of the school tax, etc. Revaluations or reassessments are done in those states as well. | ||
| SO1969 Citizen Username: Bklyn1969 Post Number: 193 Registered: 7-2004 |
Can anyone clarify? My understanding is the valuation is based on an objective description of the property (house and lot, e.g., square feet, # of baths, central AC or no, etc.) and is combined with sales price data for the neigborhood? Is that correct? Spitz says maintenance doesn't count, which is good. What about "subjective" things like quality of finishes, windows, type of flooring, age of roof, etc.? | ||
| Spitz Supporter Username: Doublea Post Number: 1376 Registered: 3-2003 |
SO - Probably the best way to find out the answers to those questions is by contacting the tax assessor. Her name is Ellen and actually she's pretty helpful. She'll at least tell you what is taken into consideration. | ||
| mrosner Citizen Username: Mrosner Post Number: 2523 Registered: 4-2002 |
Spitz: Ok, you are correct, but obviosly it is a very frustrating system - one that is magnified because the state of NJ does not contibute to the schools (at least not enough to be considered significant). Also, most states that rely on property taxes do not have the number of small school systems that NJ has. Towns like S. Orange and Maplewood can not compete (tax wise) with towns that have more commercial property (Roseland, Short Hills, Cherry Hill). | ||
| DRJ Citizen Username: Alaska Post Number: 49 Registered: 9-2005 |
The condition of your home is considered when revaluing property. They are looking to reset tax assessments across the village at a current estimate of market value, so you can reasonably expect assessors to consider anything that effects market value. | ||
| Spitz Supporter Username: Doublea Post Number: 1377 Registered: 3-2003 |
Mark - No question about it. It's a big problem. Maybe something can be done about. But SO is having a revaluation, and I'm sure most homeowners are concerned at least a little if not a lot about it and have a lot of questions. My impression is that the elected officials as well as the tax assessor are going to do everything that possibly can be done to make sure people understand what a revaluation means, how it's conducted, and the recourse that people have if they're not satisfied with their new assessed value. If this is done right, it should help a lot. | ||
| Bob K Supporter Username: Bobk Post Number: 10475 Registered: 5-2001 |
Both condition and construction quality are hard things for the people CVI hires to do the actual physical inspections to determine. | ||
| Spitz Supporter Username: Doublea Post Number: 1378 Registered: 3-2003 |
DRJ's commets seem closer to what actually is done. I do recall Bob K saying that condition was not considered. Perhaps the best way to get an answer is from the tax assessor. I would guess that there will be at least a FAQ type of forum or something on southorange.org. | ||
| Bob K Supporter Username: Bobk Post Number: 10478 Registered: 5-2001 |
It wasn't considered in Maplewood, at least on the westside, because the assessor didn't feel condition was reflected in the bidding wars going on when the reval was done. | ||
| Pdg Citizen Username: Pdg Post Number: 360 Registered: 5-2004 |
MRosner, is there any type of Q&A opportunity being planned by the BOT? Or at least some sort of pro-active S.Orange specific informational mailing, addressing common questions by homeowners of NJ towns that have been revalued? Is S.O. talking to anyone involved in the Maplewood reval. to hopefully learn from their experience? Or should we all start writing letters to each BOT and WC so they realize there is a need to address this with the property owners? Thanks! | ||
| mrosner Citizen Username: Mrosner Post Number: 2527 Registered: 4-2002 |
Pdg: The plan is to form a citizens' committee to help with the communications process. I would certainly hope there is a Q and A session (probably more than one will be needed) along with some kind of informational piece to be sent to all homeowners. I know some have talked with some in Maplewood. | ||
| newtoallthis Citizen Username: Newtoallthis Post Number: 236 Registered: 2-2003 |
I found this helpful: http://www.jacksontwpnj.net/revalBOOKLETFINAL.pdf | ||
| Bob K Supporter Username: Bobk Post Number: 10481 Registered: 5-2001 |
YOur Assessor should start practicing explaining the property card (the print out that contains all the information) right away. | ||
| SO1969 Citizen Username: Bklyn1969 Post Number: 194 Registered: 7-2004 |
Thanks, newtoallthis. That link is helpful. So, if we could stand to look at it, sounds like deferring some improvements - those that don't require building permits (like painting outside of the house - please don't tell me that requires a permit in this town) - may help us. That's too bad...we're likely to do the improvements anyway, which will make us happier and, likely, our neighbors happier, but we're the ones who'll pay for it in the assessment. | ||
| Pdg Citizen Username: Pdg Post Number: 361 Registered: 5-2004 |
Thanks Mark and thanks for the link newtoallthis. | ||
| DRJ Citizen Username: Alaska Post Number: 51 Registered: 9-2005 |
Thanks for the above link. Here is more reval information from another town in New Jersey. http://manchestertownshipnj.org/assessor/assessor.htm I think it is important to note that refusing to allow an assessor into your home can result in an unfavorable outcome, as well as potentially limit your ability to appeal the assessment. |
