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Union City Reassessment Presentation

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Executive Summary

This document is a presentation by Appraisal Systems, Inc. outlining the reassessment process for Union City. It explains that reassessments aim to equitably spread the tax burden by appraising property according to its true value, and that they do not increase the total revenue collected by the municipality. The presentation covers various aspects of the reassessment process, including property inspections, market analysis, valuation methods, and the handling of commercial/industrial properties and properties under construction. It also discusses the process for property owners to discuss their proposed assessment.

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--- Document: Union City Reassessment Presentation Document ---
The following is the definition of 
a Reassessment Program as 
described in the “Handbook for 
New Jersey Assessors” :
“A reassessment program seeks 
to spread the tax burden 
equitably within a taxing district 
by appraising property 
according to its true value and 
assessing it based upon such             
value. This is accomplished by 
the mass appraisal of all real 
property in the taxing district by 
an outside professional 
appraisal or reassessment firm.”
The following power point presentation was created by Appraisal Systems, Inc.
to provide a basic outline of the reassessment process.  All rights are reserved.
THE REASSESSMENT OF UNION CITY


There is an erroneous assumption by some that a reassessment is 
a means by which a municipality increases property taxes. 
Reassessments do not increase the total amount of 
revenue to be raised by taxation.  The municipality only 
collects the amount of tax dollars that the four units of 
local government (local school, regional school, county 
government and municipal government) determine is 
necessary to operate.
New Jersey’s real property tax is ad 
valorem or a tax “according to the value.” 
The State Constitution at Article Vlll, 
Section 1, Par. 1 requires that all real 
property be assessed at the “same 
standard of value.”  New Jersey Statutes at N.J.S.A. 54:4-23 
establish the standard of property value to be the “full and fair 
value” or “true value” which is defined as “the price at which, 
in the assessor’s judgement, each parcel of real property          
would sell for at a fair and bona fide sale.”
THE REASSESSMENT OF UNION CITY


*last reval (1992)
*average ratio (32.42)
*coefficient of deviation (18.43)
*number of appeals 
Other:
*changes in characteristics in areas               
or neighborhoods within the 
municipality and in individual 
properties
*economics (inflation and recession)
*trends (home size, styles, etc…)
*legislation (wetlands, pinelands, zoning, etc...)
Why a Reassessment?
•Criteria used to determine need:
THE REASSESSMENT OF UNION CITY


For Example Purposes Only
•Property A: 2022 Assessment = $120,300
2022 Tax Rate = $75.00/1,000
2022 Taxes = ($120,300 x .07500) = $9,022 Taxes
THE REASSESSMENT OF UNION CITY
IF AVERAGE INCREASE FOR THE TOTAL CITY IS 3.0 TIMES : TAX RATE WILL DECREASE 
BY 3.0 TIMES DUE TO REASSESSMENT ASSUMING BUDGET REMAINS THE SAME
2022 Tax Rate $75.00 / 3.0 = $25.00 Tax Rate for 2023 (Example Only) 
•Property A: 2023 Assessment = $360,900
2023 Tax Rate = $25.00/1,000
2023 Taxes = ($360,900 x .02500) = $9,022 Taxes
Other Examples:
•Property A: 2023 Assessment = $390,000 x .02500 = $9,750 Taxes
2023 Assessment = $330,000 x .02500 = $8,250 Taxes


1
2
3
4
5
6
7
Analyze
Review
Inform
Meet
Submit
Defend
Inspect
The Reassessment 
Process
THE REASSESSMENT OF UNION CITY


Letter of Introduction with brochure
•Mailed to address of record for all 
property owners.
1
Inspect
THE REASSESSMENT OF UNION CITY


•First visit between 9:30am-5pm
•Each inspector is issued an ID        
authorized by the Police Dept.
•Do not allow anyone in your 
home without this identification.
•Call Police Department before
allowing anyone in your home if 
you have any concerns.
First visit - Introduction of Field Rep. to property owner
1
Inspect
THE REASSESSMENT OF UNION CITY


First visit – Site Inspection & Outside Influences
1
Inspect
•Economic gain or loss due to outside influences
•View (positive and negative influences; 
views of water or skyline can              
produce positive values, conversely a poor 
view can produce a value penalty.)
THE REASSESSMENT OF UNION CITY
©  Augle Ray https://creativecommons.org/licenses/by-nc/2.0/legalcode


First visit – Site Inspection cont....
1
Inspect
•Flooding (Is the area prone 
to flooding, is there any 
damage from the result of 
flooding)
THE REASSESSMENT OF UNION CITY
©  Andrew Kaleiwahea https://creativecommons.org/licenses/by-nc/2.0/legalcode
©  Augle Ray https://creativecommons.org/licenses/by-nc/2.0/legalcode


First visit – Measure exterior
1
Inspect
•The exterior of the residence is examined in 
detail, starting with the foundation, framing, 
exterior cover and roof.
•The inspector will measure the exterior 
dimensions of the main improvement and all 
other structures on the property.
•The architectural style of the main improvement  
is identified.
THE REASSESSMENT OF UNION CITY


First visit – Measure exterior cont....
1
Inspect
•A footprint of the house is drawn to scale.
•The house is broken into sections
THE REASSESSMENT OF UNION CITY


•Architectural style: the character of a building’s form and 
ornamentation
The architectural style of the main improvement is identified and 
any effect on property value is considered.  Is the style in harmony 
with the neighborhood and market standards?
First visit – Style of the house
1
Inspect
THE REASSESSMENT OF UNION CITY


First visit – Condition and Quality of the house
1
Inspect
THE REASSESSMENT OF UNION CITY


First visit – Call Back
1
Inspect
•If no one is home on the first visit, the 
inspector will leave a notice.
•The notice will have an appointment for 
return visit.
•The appointment will be in the evening 
(typically between 5pm-7pm.)
•Some Saturdays may also be available.
•The property owner can reschedule by 
calling the phone number on the card.
THE REASSESSMENT OF UNION CITY


1
Inspect
•The interior of the residence is inspected next and takes approximately 5-15 
minutes depending on the size of the house.
•All levels of the home including the main floor, upper levels, attics (with fixed 
stairs) and basements will be inspected.
•The inspector will also note the number of rooms, heat type, air conditioning, 
number/type of fireplaces, plumbing, and the percent of finish in attics and 
basements.
First visit – Interior Inspection
THE REASSESSMENT OF UNION CITY


First visit – Interior Inspection - Kitchens
1
Inspect
•The quality and condition of the kitchen will be examined.
THE REASSESSMENT OF UNION CITY


First visit – Interior Inspection - Bathrooms
1
Inspect
•The quality and condition of the bathroom will be examined.
THE REASSESSMENT OF UNION CITY


First visit – Interior Inspection – Basements/Attics
1
Inspect
•The quality and condition of the basement and
attic areas will be examined.
THE REASSESSMENT OF UNION CITY


First Visit – Interior Inspection – COVID 19 Concerns
1
Inspect
If an inspector is not given the opportunity to do an interior inspection, 
interior information will be estimated which may result in an inaccurate 
assessment of your home. 
There are 2 ways an interior inspection can be performed:
1) A physical inspection where the inspector enters the premises and 
does a complete walk through.
2) A contactless interior inspection using a video conference either 
during the first visit or a mutually convenient scheduled time        
•If no one is home at the time inspection, the inspector will leave an 
inspection card notice.
THE REASSESSMENT OF UNION CITY
Due to ongoing COVID-19 concerns, inspectors will be 
supplied with protective gear while performing inspections


Second Visit – Estimate
1
Inspect
•If the callback appointment has not been rescheduled by the 
homeowner, the inspector will return at the scheduled day and time 
range.
•If no one is home at the time of the second visit, the inspector will 
estimate the interior.  The estimated information will be left with 
the property owner on a blue “estimate card.”
•If the information is incorrect, the homeowner can call the number 
on the card to reschedule another interior inspection to correct any 
inaccuracies.
•Information can not be
changed over the phone.
THE REASSESSMENT OF UNION CITY


Condominium/Co-op/Townhouse Properties
•Same inspection process as residential properties.  (Process will be coordinated 
with property manager if necessary.)
•Same review process as other residential properties.
THE REASSESSMENT OF UNION CITY
75 Park Lane | Credit: Strategic Capital


Condominium/Co-op/Townhouse Properties
•Same inspection process as residential properties.  (Process will be coordinated 
with property manager if necessary.)
•Master deeds will be utilized to confirm size, layout, model and common elements.
•Same review process as other residential properties.
THE REASSESSMENT OF UNION CITY


Neighborhood Development
•The neighborhood is the immediate environment of the subject property.             
A neighborhood is defined by certain characteristics that are homogenous  and 
differentiate it from other areas in the community.
•Elements of homogeneity or similarity
2
Analyze
-Similar style houses
-Houses of similar utility
-Similar age and size of houses
-Similar quality of houses
-Similar price range of houses
-Similar land uses (zoning)
THE REASSESSMENT OF UNION CITY


Neighborhood Development cont....
•Neighborhoods are delineated for 
establishing land values.
•Neighborhood boundaries are 
often established by:
2
Analyze
−Natural barriers (rivers, lakes, hills, etc.....)
−Political barriers (city limits, zone 
boundaries, school districts, etc.....)
−Man made obstacles (streets and highways,   
rail lines, major utility rights of way, “green 
belts”, etc.....)
THE REASSESSMENT OF UNION CITY


•Reports are generated based on information from the inspection 
of properties and the market sales analysis.
•Assists in reconciling market value indicators into a uniform set 
of standards for assessments.
Market Analysis & Review cont....
3
Review
THE REASSESSMENT OF UNION CITY


4
Inform
•Mailed to address of record 
for all property owners.
•Date of mailing depends on 
the project schedule.
•Mailings usually occur at the 
end of the year or early into 
the next year.
•Contains total assessment for 
property.
•Contains instructions for 
setting up a meeting to review 
assessment.
Notification of Value
THE REASSESSMENT OF UNION CITY


4
Inform
www.asinj.com
Website
THE REASSESSMENT OF UNION CITY


5
Meet
•Opportunity to discuss your 
proposed assessment with a 
representative of Appraisal Systems.
Informal Hearings
•One-on-one meeting 
by appointment.
•Typically takes place 
in the municipal 
building.
•Meetings are held 
Monday-Saturday; 
Mornings, afternoons 
& evenings.
THE REASSESSMENT OF UNION CITY


6
Submit
•Final values sent to Town and County
•All information (data collection forms, 
property record cards, photographs, 
neighborhood map, correspondence, 
database, etc....) is given to Town.
•Official notification of final value from 
Municipality (via postcard.)
Transmit Final Values to Municipality & County
THE REASSESSMENT OF UNION CITY
COUNTY- HUDSON
2018
2017 ASSESSMENT
UNION CITY


7
Defend
Tax Appeal
•County appeal/State appeal.
•Can not appeal comparing assessments.
•Can not appeal taxes.
•Must prove value by use of comparable sales
•Appeal deadline:
-May 1 (newly revalued 
municipalities)
-April 1 (all others)
THE REASSESSMENT OF UNION CITY


Commercial/Industrial Valuation
•All commercial and industrial properties are valued using three approaches:
•
a. Cost Approach
b. Sales Comparison Approach
c. Income Capitalization Approach
THE REASSESSMENT OF UNION CITY
© 2017 The Hudson Reporter


Commercial/Industrial Valuation cont....
•Property owners are notified via certified mail which contains a demand for 
income & expense information.
SENATE, No. 309
STATE OF NEW JERSEY
PRE-FILED FOR INTRODUCTION IN THE
1976 SESSION
By Senator Ewing
[¶ 94-913]
Sec. 54:4-34. Statement by owner; examination by assessor.-Every owner of real property of the 
taxing district shall, on written request of the assessor, made by certified mail, render a full and true 
account of his name and real property and the income there from, in the case of income producing 
property, and produce his title papers, and he may be examined on oath by the assessor, and if he 
shall fail or refuse to respond to the written request of the assessor within 45 days of such request, or 
to testify on oath when required, or shall render a false or fraudulent account, the assessor shall value 
his property at such amount as he may, from any information in his possession or available to him, 
reasonably determine to be the full and fair value thereof. No appeal shall be heard from. the 
assessor's valuation and assessment with respect to income-producing property where the owner has 
failed or refused to       respond to such written request for information within 45 days of such request 
or to testify on oath when required, or shall have rendered a false or fraudulent account. The county 
board of taxation may impose such terms and conditions for furnishing the requested information 
where it appears that the owner, for good cause shown, could not furnish the information within the 
required period of time. In making such written request for information pursuant to this section the 
assessor shall enclose therewith a copy of this section.
(As amended by Ch. 51, Laws 1960; Ch. 91, Laws 1979, effective May 16,1979.)
THE REASSESSMENT OF UNION CITY


Properties Under Construction
•All properties will be 
valued as of their 
condition on October 1, 
of the pre-tax year.
•A property is 
considered to be taxable 
when it is “ready for its 
intended use.”
•The assessor will revisit 
the property upon 
completion and subject 
it to the Added 
Assessment list.
THE REASSESSMENT OF UNION CITY


www.asinj.com
Project updates and assessment information 
(when completed) available on the UNION CITY page of our 
website
THE REASSESSMENT OF UNION CITY