3/27/08 UPDATE:  On or about March 31, our revaluation firm will begin taking exterior photographs of all properties in the Borough. All employees of the firm will be carrying an identification letter from the Borough, and vehicles in use will be registered with our Police Department.

REVALUATION:
FREQUENTLY ASKED QUESTIONS

If your question is not answered here, please contact Hightstown Borough Tax Assessor Ken Pacera at 490-5100 extension, 669.

WHAT IS A REVALUATION?
Revaluation is a program undertaken by a town to appraise all real property within the taxing district according to its full and fair market value. In general terms, real property refers to land, structures, and all permanent improvements. Revaluation ensures that all property is assessed uniformly. Revaluation allows the tax burden to be spread equitably among all property owners within Hightstown Borough.

WILL A REVALUATION INCREASE OVERALL TAXES RAISED BY THE TOWNSHIP?
No! Assessments are used to apportion the tax burden. The tax burden is the amount that the town must raise for the operation of county and local government and support of the school system. Individually, taxes on various properties likely will differ after revaluation, i.e. either up or down, but collectively, the revaluation is not designed to raise additional tax revenue.

HOW DOES THE REVALUATION PROCESS WORK?
The revaluation program will begin in the early part of 2008 and is scheduled to conclude in December 2008. Individual property inspections will be undertaken during this period. As required by State Regulations, the inspections will include exterior and interior inspections as well as measurement of each structural improvement. Photographs of the front and rear exterior of major structural improvements will also be taken. Typically, the following interior data will be noted for residential property:

•     General condition of interior structures (walls, floors, and ceilings)
•     Number and type of rooms; type and quality of plumbing; and electrical and climate control systems.
•     Finished and unfinished attics and basements, porches, etc.

WHAT IS EXPECTED OF PROPERTY OWNERS?
Cooperation. Property owners have a stake in the outcome of the revaluation. Interior inspections require that both owners and occupants of property cooperate with the property evaluators. The validity of the market value estimate depends on the collection of accurate data. Any assistance a taxpayer can provide will aid greatly in the total data collection process. Please realize that the inspectors are not responsible for developing the market value estimate. Their job at the time of an inspection is not to make an instant judgment as to valuation but rather to collect pertinent information to be used in the valuation.

WHEN DOES THE ACTUAL INSPECTION OCCUR?
Inspections at a property will take approximately twenty minutes. If the property owner is not present when the inspector visits the property, a card will be left designating a time for a second attempt at inspection. If the owner cannot be present for the second attempt, he or she will be asked to call the revaluation company for a mutually convenient appointment time. All field inspectors will be given a letter of introduction signed by the Hightstown Police and will carry an identification badge with a photograph.

REVALUATION:
PROPERTY TAXES AND REVALUATION - FACT AND FICTION

FACT: Tax Assessments are based on real property, not personal possessions or personal property.

FICTION: If the interior of your home is nicely decorated and furnished, your tax assessment will be higher.

FACT: A municipality can collect only what is necessary for its budget component as required each year in the legally adopted budget.

FICTION: There are different tax rates depending on whether the property is residential, commercial or vacant.

FACT: The tax rate is the same for all properties.

FICTION: Property tax assessments change every time a property is sold.

FACT: New Jersey State law dictates that a tax assessment can only be changed when a property has been improved, demolished or when the municipality undergoes a full revaluation or reassessment.

FICTION: It will be to a property owners benefit if he or she does not allow the revaluation company's evaluator access to the interior of his or her property.

FACT: If the property owner refuses entry, by law the Tax Assessor may assess the property at its highest reasonable value.

FICTION: A property owner may appeal the amount of his or her taxes.

FACT: A property owner can appeal his or her tax assessment, i.e., present evidence that the property assessment exceeds 100% of market value. Under New Jersey State law, taxes can not be appealed, only property assessments.