Deadline to appeal property assessments approaching

Property owners have until April 1 to file an appeal with the Hunterdon County Board of Taxation.

By: Linda Seida
   For those who are thinking about appealing their property assessments, but hesitate over what their chances might be, consider this: The split between those who succeed in winning a lower assessment and those who fail is "probably 50-50," according to Hunterdon County Board of Taxation President Al Komjathy.
   People shouldn’t wait too long to make up their minds. The deadline for filing an appeal with the board is April 1.
   A lower assessment would mean lower taxes. County, municipal, school and fire taxes are based on a property’s assessment.
   Typically, "maybe two or three" from Lambertville file an appeal each year, compared to between 300 and 400 countywide, according to Mr. Komjathy.
   Compared to the hundreds who requested a special meeting in January with officials to find out how the assessment process works, with many complaining the assessments were too high, very few Lambertville residents actually have filed an appeal so far.
   "Surprisingly, not that many from Lambertville" have asked for a hearing, Mr. Komjathy said. He added many property owners wait until the last minute.
   Chances of prevailing against the tax man are good.
   "If they go in there and make their case — and a lot of them do — it does pay off for them," Mr. Komjathy said.
   To prove their properties should have been assessed at a lower amount, homeowners often can bolster their case with evidence that can include sales comparisons with properties in Lambertville similar to their own, details about their property that may have been overlooked by the tax assessor and an independent assessment.
   If an assessment is submitted as evidence, the assessor must be present at the appeal hearing.
   According to the tax board’s Web site, "If you are going to discuss comparable sales, a listing of three to five sales must be attached to your appeal at the time of filing. Your assessor must receive copies of your comparables at least seven days in advance of your hearing in order for them to be discussed. All sales of all properties are available for your review at the county tax board."
   The cost to file an appeal is based on the value of the property. The cost is $5 for values less than $150,000. The cost is $25 for values of $150,000 or more but less than $500,000. The cost is $100 for values of $500,000 or more but less than $1 million. The cost is $150 for values of $1 million or more.
   Once people file an appeal, the board will notify them by mail of their hearing date. The notification letter usually arrives within "a matter of weeks" and will state the date, time and location of the appeal hearing, according to Mr. Komjathy.
   Hearings are set to begin May 2, but the board may choose to hear some appeals May 1, Mr. Komjathy said.
   To begin the appeal process, property owners can request an appeal form from the board by calling (908) 788-1173 or visiting the board’s office in the Main Street County Complex in Flemington.