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1. When determining my value, are you comparing my home to the sales of homes in my area or across town?

We strive to use sales in your area; our objective is to compare homes based on location, style, age, and square footage.

2. Are the assessment value changes made on only the inspected 25% of properties?

No. We will inspect 25% of the properties each year, but all of the assessment values for the entire township are changed each year.

3. What if I’m not home when the inspector visits can I make an appointment?

The first time an inspector visits a property, all exterior structures will be measured. A notice will be left indicating when a second inspection will be attempted. Contact the appropriate individual from the Construction Code Office to schedule an appointment if necessary. A maximum of three attempts will be made to inspect a property.

4. When will my property be inspected?

Property owners will be notified by letter when the inspector will begin work in their neighborhood. The letter will indicate the time frame of inspections in the neighborhood. The inspector will carry identification; The state requires we complete a full inspection every four years (25% per year).

5. Can I discuss the value of my property with the Inspectors?

The field inspectors are only responsible for performing inspections and gathering information and cannot answer questions regarding the value of your property. Only a Certified Tax Assessor can set the value on your home.

6. Can I discuss the new assessment with the Assessor if I disagree or have questions?

Yes, the Tax Assessor will hold informal meeting to meet with residents who have questions. If after this meeting, you still disagree, you may file a formal appeal with the Somerset County Tax Board by May 1st of the tax year. To contact the Assessor’s office call 908-753-8000, ext. 235.

7. When will taxpayers be informed of their new assessment?

All property owners will receive a written notice of their new assessments on or about the beginning of each February.

8. How will a reassessment affect taxes?

The Assessor’s Office has no control over budgets; its only function is to reestablish the municipal overall assessment value. The budgetary levy is then divided by the overall rate-able assessment value to determine the tax rate. The budgetary levy accounts for:

• County Budget
• Fire District Budget
• Library Budget
• Municipal Budget
• Open Space
• School Budget

9. What is done during a reassessment?

A subcontracted inspector performs a physical inspection of property. The purpose of this inspection is to maintain our database, which is vital to maintain equity and uniformity. Measuring all exterior structures, and inspection of the interior to determine what amenities exist (the homeowner can deny the inspector access to the interior but then the inspector will be forced to estimate the inside amenities of your property). A Certified Tax Assessor then performs an analytical study of market data (e.g. sales, rental rates, capitalization rate, etc.), to set the assessments at full and fair value.

10. What causes inequitable assessments?

The following may cause inequitable assessments:

• Changes in characteristics of the parcel or neighborhood
• Changes in style
• Fluctuations in the economy
• Improvements completed without permits
• Market pressure (supply and demand)

11. Why is there a need for a reassessment?

To spread the tax burden equitably within the municipality, to assess property at the same standard of value and to ensure that every property owner is paying his/her fair share.

12. What is a full and fair value?

Full and fair value is the value (price) at which a property would theoretically sell for in a fair and bona fide sale, on October 1st of the previous year.

As an example, assessments for the 2014 tax year would be based upon the assessor’s opinion of value on October 1st, 2013. 

13. What is a reassessment?

It is an annual process of maintaining all assessment values at 100% of full market value.

14. How do I file a tax appeal?

Somerset County Board of Taxation

If you wish to file a tax appeal, visit the Somerset County Board of Taxation. There, forms, instructions and “A Guide to Tax Appeal Hearings” may be obtained.

You may also contact the Somerset County Board of Taxation:
P.O. Box 3000
Somerville, NJ 08876

Values Exceeding $1,000,000

If the assessed value exceeds $1,000,000 you have the option of filing your appeal directly with the New Jersey Tax Court at:
P.O. Box 972
Hughes Justice Complex
Trenton, NJ 08625

For more information visit NJ Courts Online.

Revalued / Non-revalued Districts

• In a non-revalued/ non-reassessed district: Assessment appeals must be filed on or before April 1 of the current tax year, or 45 days from the date mailed, as it appears on the front of this notice, whichever date is later
• In a revalued/reassessed district: Assessment appeals must be filed on or before May 1 of the current tax year.