Village of Ridgewood

An unnamed resident inquired about the training and roles of Appraisal Systems' employees to ensure fairness and objectivity across the board.

An unnamed resident asked if the 60-ft high utility poles installed in Ridgewood would be considered in the appraisals and how continuing problems with drinking water quality would be addressed.

An unnamed resident expressed discomfort with inspectors entering their property when they are not home and inquired about liability and workers' compensation insurance.

An unnamed resident asked why appointments cannot be scheduled in advance rather than having inspectors arrive unannounced, questioned the relationship between assessed and market values, and asked about the tax rate used for final tax amounts.

The speaker asked why appointments for property assessments cannot be scheduled in advance rather than having assessors simply show up at the door.

The speaker inquired about the connection between appraised values and assessed valuations, noting that assessed valuations are typically lower than market values.

The speaker asked what tax rate is being utilized to determine the final tax amount and valuation.

An unnamed resident asked if the 2013 assessment value represented the market value at that time and whether properties that were renovated and reassessed more recently would be reassessed again.

The speaker asked if the current assessment value represented the market value of a home in 2013, when the town was last reassessed.

The speaker, whose property was reassessed in 2023/2024 due to renovations, asked if properties that have been renovated and reassessed recently will be reassessed again as part of this new process.

An unnamed resident questioned how the value of interior features like kitchens is objectified, using their 175-year-old house with a 1990s kitchen as an example.

The speaker questioned how the value of a kitchen, particularly one that is modern for an older house but not for the current market, is objectified or assessed.

An unnamed resident asked if the current assessed value impacts the new assessment and if there are any caps, and also inquired about information regarding the 'Stay New Jersey' program for seniors.

The speaker asked if the current assessed value impacts the new assessment and if there are any caps, and also inquired about information regarding the 'staying New Jersey' program for seniors.

An unnamed resident, whose English is not their primary language, asked if interior and exterior assessments are done simultaneously and how long each takes, noting that the interior assessment does not involve photos or measurements.

The speaker, whose English is not their first language, asked about the timing and process of interior and exterior assessments, specifically how long an inspection takes and if they measure houses.

The speaker asked if they could refuse an inspection if an inspector came a week after someone else had already visited their house.

The speaker asked if homes located in a flood plain are affected any differently by the assessment process.

The speaker inquired whether features like generators or central air affect the assessment value.

The speaker asked about the time horizon between a missed appointment (sticker left) and the next visit, and if there's a digital way to monitor this.

The speaker asked if a recent purchase and its purchase value have any effect on the reassessment value.

The speaker asked if there is a way to see the results of the assessment and correct any mistakes made by the assessor or inspector.

The speaker asked how soon they can request the property record card after the visit.

Mayor Vagianos highlighted key points from the presentation, reiterating that the reassessment is revenue-neutral and that any information to the contrary is inaccurate. He explained that while budgets increase incrementally, the total amount of taxes collected remains the same, with the reassessment redistributing the burden based on new property values. He also emphasized that filing a residential tax appeal is currently very difficult and largely unsuccessful due to the seller's market and outdated assessments, making the mandated reassessment the primary avenue for fairness and equity.

Mayor Vagianos reiterated important dates, noting that inspections would begin in the coming weeks and that the Ridgewood Police Department is fully aware of the inspectors' identities and schedules for safety purposes. He confirmed that property values would be set as of October 1st, with notifications to residents sent after November 10th, followed by informal hearings.

Assessor Palumbo confirmed that Appraisal Systems' field inspectors are full-time employees with years of experience and undergo extensive training. He added that the appraisers back at the office are licensed and have been with the company for many years, ensuring a level of expertise and consistency.

Robert Brescia addressed the utility poles, stating they are site influences that will be noted and analyzed for their effect on value through paired sale analysis. Regarding water quality, he clarified that it is not part of Appraisal Systems' scope but reassured the resident that the village's PFAS treatment facilities are being built and will be compliant with DEP requirements.

Assessor Palumbo assured the resident that if they call the office and explain their wishes, Appraisal Systems will respect their privacy and schedule an appointment. He also stated that the firm has insurance, and the resident can request a copy of the policy.

Assessor Palumbo explained that scheduling individual appointments for all 8,100 properties is unfeasible for a mass appraisal project. He clarified that the predicted tax rate is a mathematical calculation based on the new aggregate assessments and the total budget, and it is established annually.

Bill explained that with 8,100 properties to assess for 2027, scheduling individual appointments is unmanageable. He stated that the current approach is the most efficient way to complete the mass appraisal, though they will work with residents if they are not home.

Bill addressed the speaker's point about assessed valuations being lower than market values by explaining that assessments are based on a specific valuation date (October 1st, 2026) and the sales history leading up to it. He clarified that taxes paid in 2027 are based on this earlier valuation, which can make it feel lower in a continually rising market.

Bill explained that the predicted tax rate can only be established after the revaluation is complete and the new aggregate is calculated. He described the process as taking the aggregate of new assessments and dividing it by the total budget (school, county, local) to derive the tax rate.

Assessor Palumbo clarified that even for recently renovated properties, the assessment is still based on the 2013 market values, with adjustments made for the improvements themselves. He explained that the current tax rate is higher because it's based on older, lower assessments, and this will flip with the new, higher assessments and a lower tax rate.

Bill confirmed that the assessment value in 2013 represented the market value of a home at that time.

Bill clarified that properties reassessed in 2013 were based on those values, not today's market. He explained that when a homeowner makes an addition or renovation, the assessor factors in the improvements, but the underlying market rate used for assessment is still based on the 2013 values, which is why the ratio has fallen and necessitates the current revaluation.

Assessor Palumbo explained that for kitchens and bathrooms, they look for extremes above or below typical condition. A 1990s kitchen in a 175-year-old house would be considered 'typical' or 'modern' for that age, not necessarily for 2026 standards, and would not command an extra premium from a buyer.

Bill explained that a 1990s kitchen in a 1920s house would be considered 'typical condition' and would not necessarily increase a buyer's willingness to pay extra. He stated that they look for extremes and that deferred maintenance is assumed, with upkeep expected. Such a kitchen would not be classified as modern.

Assessor Palumbo stated that the previous assessment has no bearing on the new number, as the current assessments are deemed inequitable and dated. He also confirmed that the assessor's office has documents for senior deductions and state programs, as Appraisal Systems does not get involved with those.

Bill stated that the previous assessment has no bearing on the new assessment, as the current process is ordered because the previous assessments are deemed inequitable and dated. Regarding senior programs, he mentioned that the assessor's office would have the necessary documents, but his office does not get involved with those state programs.

Assessor Palumbo confirmed that interior and exterior assessments are done simultaneously. He reiterated that the interior assessment involves a room count and a look at the quality of items, but not photos or measurements.

Bill estimated that a typical exterior and interior inspection takes about 20 minutes, with approximately 15 minutes for the exterior and 5 for the interior, depending on the house size.

Bill assured the speaker that they should only be shown up to their property once for the inspection and that inspectors will not be returning if they have already been inside.

Bill stated that homes in flood plains are affected, and adjustments are almost always made. He mentioned that they have access to flood maps and that his firm is well-versed in investigating flood-related issues.

Bill indicated that generators typically do not affect the assessment, but central air does, as it is a line item on the property record card and adds value, though it's not a major contributor compared to lot size, home size, and style. Fencing and walls do not affect the assessment.

Bill explained that if a vacation is planned during the inspection period, residents should call to be put on a special needs list to reschedule. He also noted that interior inspections will continue until early 2027, even after preliminary values are mailed, providing ample time for inspections.

Bill confirmed that recent sales in the past two to three years are used to determine the market value of other properties in the area, thus a recent purchase value does affect the reassessment.

Bill stated that when preliminary value letters are sent out in mid-November, they will include instructions on how to request a property record card via email to check for objective data accuracy and request corrections.

Bill recommended requesting a full copy of the property record card after the value letter is mailed around November 10th, as this will contain all the information. He assured that there will still be several months left in the project to correct any inaccuracies.