Tax Assessment Meeting

Just looking for some advice before I go to a meeting about our recent tax assessment... Our evaluation increased the value almost 45% so I requested the PRC. The measurements are all off and the square footage of livable space was too high by about 25% (no additions or renovations have been done; no finished attic or basement). Also, what is a "half story"? We apparently have one of those at 750 square feet.

In addition, the assessment is significantly out of whack with our immediate neighbors who not only have larger houses, but have upgrades like finished basements, central air, ADDITIONAL BATHROOMS. And we're still listed as higher.

I set a meeting for next week, but am curious what others would suggest about this situation, or if you have been through this before.

Thanks!

I would suggest taking your own measurements and pictures. Have it all in writing before you go.

What I have learned in the past is that comparing your house to a neighbor's house is not a valid argument. Stick with the facts about your house such as square footage, number of bathrooms, finished/unfinished basement, and also the condition of your kitchen and bathrooms. I remember from the last assessment there were three general categories; original, updated, and new (something along those lines).

Do you have a porch or deck on your house? I think these might count as livable space.

We have an old wooden deck. I do not believe that counts as a livable space to anyone but the squirrels. Btw, just curious if anyone can figure out this math from the PRC:

1st story: 996

Upper Stories: 672

Half Stories: 756

Attic Area: 0

Basement Area: 804

Sq. Foot Living: 2,046

It's a pretty straightforward two story house, unfinished basement and attic.

996 + 672 + half of 756 = 2046. They're not counting the unfinished basement, but seem to be thinking there's living space on a 3rd (attic-like?) level?

Does the 3rd level (assuming there is one) have a sloped ceiling? When we lived in a Cape, the upper floor was counted as a "half story." It had 2 finished rooms and a full bath, but the front and back walls only went up 2 or 3 feet before the angle to the ceiling.

I hope your meeting goes well. Take in your own measurements & pix, and please report back?

...And how did I LOSE 140 square feet since the 2011 assessment having made no changes?

No 3rd level, just raw attic.

Hey, if you LOST space according to the government, I'd keep that under wraps!

Oh I will! But it made me wonder if I overpaid the last five years...

Scottbrian said:

No 3rd level, just raw attic.

Hey, if you LOST space according to the government, I'd keep that under wraps!

The initial meeting is cursory, its just a discussion. I had measured drawings in a file but they do not want to discuss specifics at THIS meeting. I listed my areas of concern, the appraiser's office will look into my records and I will be able to submit my documents as needed to clarify.

I did this once before, successfully, in 2001 and I am at it again.

Also, as I understand the terminology, "Half story" square footage is used for dormers. My unfinished basement is included in the livable space calculations even though it has cinderblock walls etc.

FWIW: My home's property value increased by a higher percentage than my house (or the improvements). I am asking why other similar-sized lots on my street had increases at a lower percentage rate.

@kmk I know from the PRC we can see the breakdown of the new proposed assessment amount (land and improvements), but how are you able to know the breakdown of other lots on your street?

kmk said:


FWIW: My home's property value increased by a higher percentage than my house (or the improvements). I am asking why other similar-sized lots on my street had increases at a lower percentage rate.

A local resident has created an AWESOME map of the entire town's assessment and posted it to the Facebook SOMa Lounge:

https://fusiontables.googleusercontent.com/embedviz?q=select+col1+from+13EyUCP0wb0NfwejCzBzy7hus9XrF0ErFlwRgvDpo&viz=MAP&h=false&lat=40.73871893919269&lng=-74.2659853782655&t=1&z=15&l=col1&y=2&tmplt=2&hml=GEOCODABLE

or

https://www.facebook.com/groups/SOMabusinessfriends/permalink/942799609186143/

The last time around I found a copy of the NJ Property Assessor's Guide online and used it to see how things were defined and valued. For instance, there are a couple of categories of porches, all valued differently. Finished and unfinished portions of basements are assessed differently. If you have a room with no radiator, it's valued differently (like, it's not a bedroom for instance). If you have a porch with no basement underneath, make sure they're not counting that square footage in your basement. The guide is easily readable and there are helpful illustrations.

I spoke to the assessor about the mistakes I had on my card last time and it was very easily resolved. This time, my valuation increase came in a lot higher percentage-wise than any neighbor, even without any measurable improvements. I suspect there's something wrong with my card (maybe they counted that unheated bedroom) but haven't been able to secure it from ASI yet.

How does one request their PRC?

ridski said:

How does one request their PRC?

I requested mine by email and received it as an email attachment once my property's valuation had been posted on their website.

Actually i just finally got my assessment in the mail. I'll send out for the PRC tomorrow. Thanks, Joan!

Here's the South Orange map, which includes actual dollar amounts, sales history, etc. I'll bet the Maplewood map could include that info once it's available.

http://www.easymapmaker.com/map/southorangereval2016

I looked at the map but I still don't see how you can get the breakdown of your neighbors' new assessment for house vs. land value separately. The map only give you the change percentage. Sorry if I am missing the obvious.

kmk said:

A local resident has created an AWESOME map of the entire town's assessment and posted it to the Facebook SOMa Lounge:

https://fusiontables.googleusercontent.com/embedviz?q=select+col1+from+13EyUCP0wb0NfwejCzBzy7hus9XrF0ErFlwRgvDpo&viz=MAP&h=false&lat=40.73871893919269&lng=-74.2659853782655&t=1&z=15&l=col1&y=2&tmplt=2&hml=GEOCODABLE

or

https://www.facebook.com/groups/SOMabusinessfriends/permalink/942799609186143/

Just an update. I had my appointment about the incorrect information on my assessment yesterday. It was... not exactly encouraging. The guy seemed eager to simply brush off my concerns. He tried to explain the 750 additional fantasy square feet of a "half story" was a small corner of the house that sticks out a bit. I had to explain that no, this is simply the footprint of the house and even so only amounts to 86 square feet. He was unwilling to accept this until I pleaded to just do the math and he finally saw that nothing added up correctly. So he scribbled a note on the back of the paper, said he'd send to the assessment company, and they would send a letter within 3 - 4 weeks with a new assessment. This will be final. If it is still incorrect, I will have to go through the appeals process.

Have others been through the appeals process?

I brought detailed photos, diagrams and anything official having to do with past assessments, which I thought might help my case. I brought them to the first meeting, and I received a reduced assessment. Reduced by only 25K but better than nothing. Good luck.

lisat said:

Reduced by only 25K but better than nothing. Good luck.

Looks like $723 better than nothing, in tax savings every year. Well done!

Does anyone understand why Decks are considered livable space.

I dont, but as long as they are for everyone it is okay.

Decks are considered livable space but at a lower rate I believe, Overhangs, like the one over my front door and the one I built over my rear door and part of my deck, same thing.

goldstec said:

Does anyone understand why Decks are considered livable space.

Doesn't sounds right - it's not like this would be included in square footage of a house. Livable space should be areas one can use year round.

Georgie - where did you get your info on this one - are there definitions somewhere?

I only received a letter with my new value, no breakdown of sq footage, etc. that others seems to mention. Am I missing something? My property value went up considerably, but isn't it possible that the change in the rate will make this negligible?

als4532 said:

I only received a letter with my new value, no breakdown of sq footage, etc. that others seems to mention. Am I missing something? My property value went up considerably, but isn't it possible that the change in the rate will make this negligible?

What percentage did it go up? I'm reading that the average increase in Maplewood was 27%, so if your increase was more than that, your taxes will go up significantly. If less, then next year's tax change may be less than usual or might even go down (although I don't think many of us can count on that.)

Well my appraised value went up less than 27% so maybe I'm in luck.

sac said:

als4532 said:

I only received a letter with my new value, no breakdown of sq footage, etc. that others seems to mention. Am I missing something? My property value went up considerably, but isn't it possible that the change in the rate will make this negligible?

What percentage did it go up? I'm reading that the average increase in Maplewood was 27%, so if your increase was more than that, your taxes will go up significantly. If less, then next year's tax change may be less than usual or might even go down (although I don't think many of us can count on that.)

sac said:

I'm reading that the average increase in Maplewood was 27%, so if your increase was more than that, your taxes will go up significantly.

It depends, right? As I understand it, if it's not much more than 27 percent, then the increase could be modest. ("Significantly" and "modest" being subjective terms, of course.) For instance, my assessment went up 30 percent, which by itself -- before any budget increase -- will add $300 to my tax.

If less, then next year's tax change may be less than usual or might even go down (although I don't think many of us can count on that.)

This touches on cramer's earlier point. The 27 percent average is the mean, I believe, not the median, so the number of homeowners whose taxes fall won't necessarily equal the number whose taxes rise -- but since the reassessment is tax neutral overall, I wouldn't expect it to be a small number of homeowners, either.

als4532 said:

I only received a letter with my new value, no breakdown of sq footage, etc. that others seems to mention. Am I missing something?

What you're missing is the property report card ("PRC" in these threads), which the letter explains how to get via email from the township.

goldstec said:

Does anyone understand why Decks are considered livable space.

They are not taxed as living space but as improvements, which puts them in the same category as patios, swimming pools, detached garages, etc. Each of these will add to the value of the property though not necessarily at the same rate.