Aberdeen Township to undergo reval in 2008 Public forum explains process, addresses residents' concerns BY LORI ANNE OLIWA Correspondent ABERDEEN - Approximately 100 anxious Aberdeen Township residents packed council chambers on Nov. 28 for a public forum on the upcoming county- and state-mandated property tax revaluation. Mayor David Sobel explained that the forum was being held to disseminate information and to educate residents. "Revaluations are required to ensure that everyone is paying their fair share of property taxes," Sobel said. Township Manager Stuart Brown, Tax Assessor Holly Reycraft and Realty Appraisal Co. representative Neil Rubenstein, a member of the firm conducting the revaluation, were present to explain the process and address residents' concerns. The township recently hired Realty Appraisal Co. at a cost of $425,000. The firm was founded in 1934 and has conducted revaluations throughout New Jersey, most recently in the towns of Matawan, Middletown and Tinton Falls. Brown assured those present that revaluations are not complicated and do not necessarily result in higher taxes. "Once the process is understood, it is not complicated. There is too much misinformation out there," Brown said. He added that a typical scenario could result in 1/3 of residents paying the same amount of taxes, 1/3 paying less, and 1/3 paying more. Rubenstein agreed this was accurate. The last assessment in the township took place in 1992, according to Brown. "We were actually ordered several years ago to perform the revaluation," he added. Rubenstein noted that most towns do not undertake revaluations voluntarily. "Typically, towns wait for the order from the county," he said, "and Aberdeen delayed their revaluation." Rubenstein explained that his firm will start the process in "a month or two" and said that the first step would be a letter of explanation from the township. "The purpose of a revaluation is tax equalization," Rubenstein said. "Some people have overpaid, and some people have underpaid. A revaluation will remedy that." He emphasized that all homes, businesses, vacant lots and exempt properties will be appraised. "The method is a mass appraisal format, and we will knock on doors unannounced. Interior inspections need to be done for fairness," he said. Rubenstein elaborated on the inspections and stated the inspectors would determine the amount of interior living space along with the condition of kitchens, bathrooms, basements and exteriors. "The inspections usually last two to three minutes. Inspectors are looking at the general condition of the home," Rubenstein added. A resident wanted to know what other items would factor into the assessments. Rubenstein replied that inspectors would look at home quality and location, but would ignore furniture, carpeting, roofs and furnaces. "Those are not assessable in New Jersey," he stated. Several residents raised security concerns at the mention of interior inspections and wanted to know if inspectors are subject to background checks. "They are, and each will have two forms of identification. All will be registered with the police department," Rubenstein stated. "Nobody is going to use force to gain entry into a home." While Rubenstein informed the residents that they have a right to refuse access, he issued some words of caution. "If we are refused entry, we must assess the property based on the standard that it has been fully renovated. We don't know if we can't get in," he stated. According to Rubenstein, the inspection phase of the revaluation is the data collection portion of the project. "When the inspections are done, the appraisal process begins, which is completely computerized," he said. Rubenstein said that the appraisals should be completed by November 2008 and that letters would be sent to residents informing them of the newly assessed values of their homes. He also stated that residents can make appointments for informal taxpayer hearings with the tax assessor once they receive the assessments. "If the owner doesn't feel the assessment is fair after the informal hearing, a county tax board appeal can be filed, which would take place in Freehold," Rubenstein said. He added that tax court would be the last step. After the presentation, several residents had specific questions and concerns. A resident of the Strathmore section wanted to know how home renovations and improvements would be judged and what the potential impact could be. Rubenstein responded that renovated homes are valued higher. "A house with a renovated kitchen will sell for more," he said, "and we are mandated to assess at fair market value." Another resident asked about landscaping and the additional "curb appeal" of shrubs and plants. "Landscaping is not assessable," Rubenstein said. Reycraft clarified that in-ground pools are assessable. Still others, angered by what they perceived to be discrimination against homeowners making improvements, demanded to know why modernized homes would be assessed higher when the homeowners are receiving the same amount of township services as those in non-modernized homes. Both Reycraft and Rubenstein replied that the process is mandated by the state of New Jersey. A local business owner asked if commercial properties would be assessed at the same rate as residential properties. Brown replied that they would, and Rubenstein clarified that the same criteria would apply to both. "Though the township is mostly homes, we will be assessing businesses such as banks and other commercial entities. Commercial properties are income-producing and are bought and sold on the basis of how much income is produced. We will assess on that basis," Rubenstein added. A couple asked about the effect of easements. "There are different types of easements, and we would try to figure out what they are. There will be an impact," Rubenstein added. Many residents expressed confusion about the inspection criteria and asked about square footage, property size and whether the age of the home would have an impact. Rubenstein reiterated that all of those factors would have an impact. "We must look at the exact square footage and the condition of the interior and exterior as well as gross livable areas. Condition is always a factor," he stated. Rubenstein elaborated further and said that closets, hallways and rooms are considered livable areas, but that decks and garages are not considered livable. Concerned about the revaluation, a new resident wanted to know the connection between sale price and assessed value. "There is a strong connection, especially if the home was purchased recently," Rubenstein said. Rubenstein said that the revaluation will be completed by January 2009, but the financial impact would not be felt until later in the year. He urged anyone with questions to speak to either Reycraft, the township tax assessor, or to call his firm at 1-800-841-6740. He also said that information will be posted on the company Web site, www.realtyappraisal.net.