Order for Municipal-Wide Revaluation and Reassessment in Union City

This document outlines an order issued by the Hudson County Board of Taxation, approved by the New Jersey Division of Taxation, mandating the City of Union City to undertake a municipal-wide revaluation of all real property. The initial order, issued on March 5, 2020, and approved March 16, 2020, required completion by September 30, 2021, for the 2022 Tax Year, to rectify an unequal distribution of the tax burden and non-uniform assessment patterns, evidenced by a 34.50 ratio of assessed value to true value and a general coefficient of deviation of 21.69. This mandate explicitly requires the City of Union City to enter into a contract with a qualified revaluation firm, adhering strictly to the New Jersey Local Public Contracts Law (N.J.S.A. 40:11-1 et seq.) and Local Budget Law (N.J.S.A. 40A:4-1 et seq.). An amendment on January 6, 2022, modified the scope to a City-Wide Reassessment followed by Annual Reassessments for the subsequent four years, acknowledging a contract with Appraisal Systems Inc. was already executed for this purpose. The overall scope encompasses comprehensive property appraisal to ensure equitable taxation. Qualified revaluation firms must possess expertise consistent with N.J.S.A. 54:1-35.36 and conform to the standards adopted by the Director of the Division of Taxation, as detailed in N.J.A.C. 18:12-4.1 et seq. and the Real Property Appraisal Manual for New Jersey Assessors. A critical requirement for experience dictates that all income-producing properties must be reassessed utilizing all three standard approaches to value. The City of Union City's tax assessor is charged with the responsibility of monitoring all phases of the revaluation work to ensure proper program implementation. While specific contractor licenses are not enumerated beyond qualification, adherence to state appraisal standards and municipal contracting laws is paramount. No mandatory pre-bid meetings for contractors are mentioned within this order, as it primarily directs the municipality to initiate the procurement process. Regarding submission instructions, the Union City tax assessor was directed to submit a proposed plan for compliance within 60 days of the March 16, 2020, order approval, outlining their chosen method, including the potential for contracting with an external firm. The governing body was required to prepare necessary specifications for the revaluation contract and submit them to the Hudson County Board of Taxation, followed by submission of the proposed contract to the Director of the Division of Taxation for approval. Monthly progress reports on the revaluation program's status and expenditure are mandated for submission to the Hudson County Board of Taxation. The original revaluation was to be completed by September 30, 2021. The procurement process for the revaluation firm had concluded by December 9, 2021, with the receipt of a fully executed contract. Bid security and performance bond requirements are implied through the mandatory adherence to the Local Public Contracts Law, though specific percentages are not detailed here. For inquiries concerning the order, key contacts include John J. Ficara, Acting Director, NJ Division of Taxation, and Donald J. Kenny, Administrator, Hudson County Board of Taxation.