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Reassessment Frequently Asked Question

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Executive Summary

The document outlines the purpose, process, and impact of a reassessment program conducted by Appraisal Systems, Inc. for the Municipality of Union. The primary objective of the reassessment is to ensure fairness and equity in property taxation by bringing all properties to 100% of their true market value, eliminating inequities that may have developed since the previous reassessment. Key aspects covered include the methods for establishing property values (sales comparison, replacement cost, and capitalization of income), the interior and exterior inspection process, and options for property owners with COVID-19 concerns.

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--- Document: Reassessment Frequently Asked Question Document ---
FREQUENTLY ASKED QUESTIONS 
 
1) THE PURPOSE OF REASSESSMENT 
 
Why a Reassessment? 
 
  
 
The objective of a reassessment is to ensure fairness and equity in 
the collection of revenue for Municipal purposes.  Property values change 
at different rates for various locations and property types.  A 
reassessment brings all properties to 100% of their true market value and 
eliminates any assessment inequities that may have developed since the 
implementation of the previous reassessment.  This balances the 
Municipality's real property tax burden fairly among its taxpayers.   
 
In addition to ensuring that the local tax burden is borne equally, 
being at 100% of value means that property owners will be paying a fairer, 
more equitable portion of county taxes since no adjustments in the 
equalization process will have to be made. 
 
  
 
  
Does this mean my taxes will go up? 
 
  
 
Reassessments do not increase the total amount of revenue to be 
collected 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.  The reassessment does not increase the amount collected; it 
simply ensures that each property owner pays their appropriate share of 
the total amount. 
 
  
How are the values established? 
  
 
 There are three different methods for estimating market value:   
 
1. The Sales Comparison method compares a property with similar 
properties that have recently sold in the same or similar 
neighborhoods.  All properties for which there is a sufficient 
number of reasonably comparable sales will be valued using this 
method.   
2. The Replacement Cost method estimates what it would cost at current, 
local prices for construction material and labor to replace the 
building.  Depreciation and obsolescence are subtracted to reach a 
net value for the buildings, and then the value of the land is added 
to reach a market value for the property.   
3. The Capitalization of Income method us used primarily for commercial 
and apartment properties.  This method estimates the predictable net 
rental income after expenses are deducted that would be generated 
for the property and then determines the market value on the basis 
of what a prudent investor would pay for such a property.   
 
After reviewing the valuations using the above three approaches where 
applicable, a final correlated value will be determined to be used as the 
basis of the assessed value.   
 
Why an inspection of properties? 
  
 
 The purpose of the interior inspection is to record information 
relative to the structure which will affect its value.  The information 


recorded at the time of this inspection will include such items as the 
type of interior wall construction, number of bathrooms, type of heat, air 
conditioning other than wall units, percentage of basement and area 
finished for recreation or apartment use and the percentage of finished 
half story and attic where applicable.   
The exterior inspection includes the measurement of each structure 
including garages or other accessory buildings, the determination of story 
height, roof structure, type of foundation and exterior wall construction.  
The physical condition of the structure is noted to establish depreciation 
factors for age, use, etc.  Topographical features of the land are also 
noted as they may affect value. 
   
Doesn't the town have this information on file? 
 
  
 
In many instances, the answer is yes.  However, Appraisal Systems 
was contracted to provide current information based on physical 
inspections.  
 
2) THE PROCESS OF REASSESSMENT 
  
What can I expect during a visit by the field inspector? 
 
  
 
For starters, when the inspector arrives at your door be sure to ask 
to see proper identification before allowing admittance to your home.  If 
you have any doubts about the person's identity, refuse entry and call the 
Police Department for verification.  Appraisal Systems will not enter your 
property unless the owner or an adult representative of the owner is 
present. Please visit the “Inspection Section” of the Reassessment 
Presentation for complete details. 
 
How long will this inspection take? 
 
  
 
A typical interior inspection lasts fifteen minutes or less. 
 
Will I be assessed more for my decorating and/or landscaping? 
 
  
 
Your tax assessment will not be greater because the interior of your 
home is elaborately decorated and furnished.  Assessments are based only 
on the real property and not on your personal belongings.  The same holds 
true for shrubbery and landscaping.   
 
What if I am not home? 
 
  
 
If unable to gain entrance at the time of the first visit, the field 
representative will leave an inspection card notice. The notice will 
include your options for an interior inspection and an estimate of the 
interior structure of the premises will be made by the inspector.  This 
information will be recorded on the card and left for the property owner.  
An interior inspection is an important component of the reassessment 
process.  If you receive an estimate card, please contact the office to 
schedule an appointment. 
 
 
 
 
 
 
 


 
I have COVID-19 Concerns, what are my options for an inspection? 
 
 
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. 
 
Can I refuse entry to the field inspector? 
 
  
 
Yes, you may refuse entry to your home, but it is in your best 
interest to see that as much information as possible is gathered to help 
ensure an accurate assessment.  If an inspector cannot inspect the inside 
of a building, it's possible an inaccurate assessment may result.  The law 
provides that a property can be assessed at the highest reasonable value 
if the field inspector is denied entry.   
 
  
 
The reassessment program should not be viewed as an adversarial 
situation.  Property owners have a vested interest in the outcome of the 
project and their cooperation is vital to achieve an equitable 
reassessment.  If one person's property is under-assessed, all the other 
property owners in the municipality will pay higher taxes to make up for 
the discrepancy.  Conversely, if property owners deny access to the field 
inspector they could wind up being over-assessed and pay more than their 
fair share of taxes. 
 
When will your inspectors be in my neighborhood? 
 
  
 
Normally, our inspectors follow the tax map pages or neighborhoods 
delineated by us.  For this reason, two houses a block apart may be 
inspected months apart from each other.  Weather also plays a large part 
of our rate of inspections.  For these reasons, we cannot forecast when we 
will be in any specific property. However, we post on our website 
(asinj.com) when properties are issued to an inspector.  Once the 
properties are issued to an inspector, the properties are typically 
inspected within 4 weeks. 
 
Can I schedule an appointment in advance? 
 
  
 
Because of the large numbers of properties being appraised, specific 
appointments with property owners are not made until field inspectors have 
visited your location.  If you were not available, a card will be left at 
your door instructing you to call for an appointment.  When you call the 
number on the card, you will be asked for the block and lot of the 
property, which can be found on the card.  Appointments will be available 
weekdays, evenings and Saturdays in order to accommodate everyone's 
schedule. 
 
My property is unique. What should I do? 
 
  
 
Send any evidence you have, such as photographs or surveys to the 
appropriate Appraisal Systems office.  The information will be considered 
along with the other data gathered by the inspectors. Please send 
documentation to: 
 
Appraisal Systems, Inc., 17-17 Route 208 – Suite 210, Fairlawn, NJ 07410 
 


Also, please do not send any original items to us, as we will be unable to 
return them to you. 
 
 
 
3) WHAT HAPPENS AFTER THE INSPECTION VISIT? 
   
My home has been inspected. Now what? 
 
  
 
The next step is the valuation process.  Regardless of when your 
home was inspected, all notifications of value are mailed out at the same 
time (approximately).  Typically, this occurs in November or December. 
 
When will I be notified of my new assessment? 
 
  
 
After all the properties in your town have been inspected, the 
process of determining value takes place.  Appraisal Systems will notify 
each property owner regarding the preliminary assessment of his or her 
property.  If you have any questions or you disagree with the preliminary 
valuation, you may schedule an appointment to discuss your concerns with a 
representative of the company.   
 
  
 
These notifications are mailed out at the same approximate time 
regardless of when your house was inspected.  This is generally done in 
November or December.  
  
Who can I talk to about my value? 
 
  
 
An informal interview will be available for property owners who have 
questions or concerns about the preliminary assessment of their property.  
The one-on-one interview can be scheduled at a time convenient to the 
property owner.  You will be provided with a telephone number to call to 
schedule an interview should one be necessary. 
 
  
 
The interview process will be informal and will focus on a 
discussion of your property.  It is important that all of the information 
presented about your property is accurate.  If you feel there are 
conditions that affect the market value of your property, the interview is 
another opportunity to bring those factors to our attention.  All 
appropriate comments will be reviewed and considered to determine if an 
adjustment is in order. 
 
When will I find out the results from my informal hearing? 
 
  
 
Once the period for informal interviews has ended, all property 
owners who held a meeting will receive a notification of outcome.  These 
are all mailed out at the same time regardless of when your interview took 
place. 
 
  
Is there an official appeal process if I still disagree with my 
value? 
 
  
 
If you are still dissatisfied with the result of your interview, you 
can file a formal appeal with your County Board of Taxation after January 
1st but prior to April 1st.  This step is similar to the informal 
interview.  However, your comments will be heard by a Commissioner of the 
Board of Taxation.  You will be given an opportunity to state the reasons 
you believe your assessment is inaccurate.  After reviewing the facts 


presented, the Board  will render a decision as to whether an adjustment 
is in order. 
 
  
 
In the event you are not satisfied with the decision of the Board of 
Taxation, you have the right to file an appeal with the Tax Court of the 
State of New Jersey.  This must be done within 45 days of your 
notification.  This step in the process is formal, taking place in a 
courtroom setting before a Tax Court Judge.  
  
Can I appeal my taxes? 
 
  
 
Under State Law, the actual tax on a property cannot be appealed.  
However, an aggrieved property owner can file an appeal with regard to the 
assessment of a value.  The tax rate and tax assessment are two distinctly 
different things which are often confused.  The tax rate is determined by 
the dollar amount needed to operate the four governmental entities, while 
the tax assessment provides the value upon which to apportion the taxes.  
One appeals a tax assessment, not a rate.  
  
4) HOW WILL ALL THIS IMPACT ME? 
Why do some homeowners pay more taxes after a reassessment and 
some pay less? 
 
  
 
Some increases result from correcting inequities such as 
improvements to property performed without building permits and therefore 
not reflected in the assessments prior to the reassessment.   
 
  
 
On the other hand, if market values in your area have not risen as 
much as in other areas, or your property is currently overvalued when 
compared with the comparable properties, your share of the tax burden 
would be reduced as a result of reassessment.   
 
Note that the assessed value is only one component in determining 
tax rate.  The other is the amount to be raised in taxation in each 
government's yearly budget that each of the four governments (local, 
county, school and regional school) determine to be required to operate.  
When each year's budget reflects an increase in the amount to be raised 
regardless of whether a reassessment is implemented, one pays more taxes.  
  
What will the new tax rate be? 
 
  
 
The new tax rate will not be determined by the town until after they 
settle on their budget.  This will not be done until late Spring.   
 
  
Do assessments change whenever a property is sold? 
 
  
 
Property assessments do not change every time a property is sold.  
According to State Law, assessments only change when a property is 
improved or allowed to deteriorate, or when the municipality undergoes a 
reassessment or reassessment program. 
 
Can I use your assessment to remove my PMI insurance? 
 
  
 
Financial lending institutions will not accept mass appraisal for 
mortgage purposes.  They require a different type of appraisal called a 
"Fannie Mae" appraisal.    
  
 


 
 
 
What is the difference between assessed value and market value? 
 
  
 
The assessed value is a percentage of the appraised market value and 
is used as the basis for determining the property taxes.  Market value is 
the typical price that a willing buyer would pay a willing seller if the 
property were offered on the open market, and buyer and seller are not 
related in any way or under any pressure to buy or sell.   
 
  
What are the benefits of a reassessment to me as a property 
taxpayer? 
 
  
 
Since the time of the last reassessment program, property values 
have changed.  Many properties have improved, some have deteriorated.  
Over time, different neighborhoods appreciate at different rates.  
Different types and classes of properties change in value in different 
ways.  The fairness or equity of the property tax depends on whether 
similar properties are treated alike.  If the assessments do not keep pace 
with property changes and market conditions, inequities creep into the tax 
list.  When that occurs, some property owners may be assessed at more than 
other with comparable homes and are paying more than their fair share of 
property taxes, while others are paying less.  A reassessment of all 
properties corrects the inequities and inaccuracies so that each property 
taxpayer is paying his or her fair share.