THE INSPECTION PROCESS

Why is the Village revaluating South Orange properties?

The Essex County Board of Taxation and the State of New Jersey mandates that municipalities periodically revaluate local properties. The purpose is to make sure that all properties are assessed at 100% of their true market value. In South Orange , the majority of the properties are assessed at approximately 38% of their true market value. In addition, a revaluation ensures that the local tax burden is fairly and equally distributed among all property owners. The last revaluation in South Orange was in 1991.

How are values determined?

Generally, values are determined by analyzing the sales of properties and current listings in a particular neighborhood. Also, land sales figures are collected, verified, and analyzed by zone.

How long is the revaluation period in South Orange?

Revaluations will take place from February to October 2007. The seven-step process is as follows:

1) All properties (residential, commercial, and industrial) are inspected.
2) The data collected is analyzed and evaluated.
3) Each property is given an assessed value.
4) The general public is informed of the updated assessments.
5) Residents may schedule meetings to discuss specific questions/concerns about their individual properties and assessments.
6) The final new figures are submitted to Essex County in January of 2008.
7) South Orange provides documentation/explanation for any concerns/questions about figures brought by the Essex County Board of Taxation.

Who will be appraising the properties?

Field inspectors from Appraisal Systems, Inc. (ASINJ.com) are conducting the inspections, which will take place between 9:30 a.m. and 5 p.m., Monday through Friday, for approximately 15 minutes or less. All field inspectors have had background checks and will be required to wear a photo I.D. badge.

How will I know when my property is to be inspected?

Letters will be sent to residents prior to the door-to-door inspections. If the inspector is unable to gain entry into the property, he/she will leave a card indicating a return time/date. If the new scheduled date is inconvenient, the homeowner must call the telephone number listed to reschedule. Appointments may not be made in advance.

What happens if the field inspectors are denied entry?

The property will be appraised on the spot at the highest reasonable value and left on a blue card for the owner to review. If the owner disagrees with the assessment, he/she will still have the opportunity to call and reschedule an inspection so that the property can be more accurately assessed.

Why inspect each property?

The interior and exterior of a property can significantly affect its value.

When examining the interior of a structure, inspectors are looking for specific things that could affect the property’s value, such as interior wall construction, number of bathrooms, type of heat, air conditioning other than wall units, percentage of the basement area finished for recreation or apartment use, and, when appropriate, the percentage of finished half story and attic area.

The exterior inspection covers the size, story height, roof structure, type of foundation, and outside walls of each structure on the property, including garages and any other additional buildings. The physical condition is noted to establish depreciation factors for age, use, etc. In addition, topographical features, such as views or proximity to a commercial area, are also taken into consideration.

How will home improvements in progress be handled?

A field inspector will conduct a partial assessment initially and then return for a final assessment after the home improvements are completed.

Will it make a difference if home improvements are made after the revaluation period?

No. Any new permits will be submitted to the appraisers for a future determination of assessment.