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Phone: (732)
827-2030 Fax:
(732) 827-0532
Acting Tax Assessor
Richard A. Kulman, MAI ASA CTA
Senior Assessment
Clerk
Nicole
DiRini
Frequently
Asked Questions (FAQ)
Q: What does the Tax Assessor do?
A: We are responsible to be certain that each year every parcel
of real and personal property in the City of Rahway is listed on the tax rolls
and assessed at its fair market value.
Q: What does “Fair Market Value” mean?
A: The majority of property values are based on market value.
Market value is generally accepted as being the price which the property would
bring following a reasonable exposure to the market, where both the buyer and
the seller are willing to buy and sell, are not acting under compulsion, and
are reasonably informed as to the uses and purposes for which the property is
adapted and is capable of being used. That is a hypothetical willing buyer,
who did not have to buy, would pay for your property to a hypothetical willing
seller who did not have to sell. We know that you did not buy your home as a
speculation, but to live in. But, the actions of people who buy and sell
property like yours set the value of your property.
Q: Can the assessment on my property be
changed even if the Assessor has not been inside my property?
A: To make a proper assessment on a building, it is desirable
for the Assessor to see the inside and the outside of the property. The law
requires that property be valued from actual view or the best information
available. The Assessor keeps records on the physical characteristics of each
property in the city. Even though the Assessor may have been unable to
examine your property, the assessment will still be reviewed, based on the
existing records and the sales of similar properties.
Q: Will I be penalized if I don’t let the
Assessor in when an inspection is requested?
A: When an interior inspection is not allowed, the Assessor will
attempt to update the records by looking at the property from the outside and
using any other available information. To ensure an accurate assessment, it
is to your advantage to allow the Assessor inside your property when an
inspection is requested. By denying an inspection, you may lose the right to
appeal your assessment.
Q: What will happen to my assessment if I
improve my property?
A: Generally speaking, improvements that increase the market
value of a property will increase the assessed value. The following are
typical items that will increase the assessed value of your property:
·
Added rooms or garages
·
Replacing asbestos or wood siding with vinyl siding
·
Substantial modernization of kitchens or bathrooms
·
Central air conditioning
·
Fireplaces
·
Extensive remodeling
Q: How can my assessment change when I
haven’t done anything to my property?
A: General economic conditions
such as interest rates, inflation rates, supply and demand and changes in tax
laws will influence the value of real estate. As property values change in
the marketplace, those changes must be reflected on the assessed value of
Rahway’s properties.
Q: Do all assessments change at the same
rate?
A: There are differences between individual properties and
between neighborhoods. In one area the sales may indicate a substantial
increase in value in a given year. In another neighborhood, there may be no
change in value, or even a decrease in property values. Different types of
properties within the same neighborhood may also show different value changes.
There are numerous factors to be considered in each property which will cause
the value of homes to differ. Some of these factors are: location, condition,
size, quality, and number of baths, basement finish, garages, and many others.
Q: Who sets tax rates?
A: The amount of your tax bill depends on two factors. The first
is the assessed value (based on classification) of your property, which is the
Tax Assessor’s job. The second is the tax rate, expressed as dollars per
hundred, for each taxing entity in which property is located. This rate is set
by the established budgets of taxing entities (i.e. county, municipalities,
and school boards) in which the property is located. The Union County Board of
Taxation then strikes the tax rate from the total amount of taxes needed to be
collected.
Q: I
disagree with my property assessment and would like to have it reviewed.
A:
Due to the volume of assessment related questions this office receives, please
schedule an appointment with the Tax Assessor. We are able to assist you more
efficiently if you make an appointment
Q: I agree
with the land assessment but I disagree with the building assessment. Can I
appeal one but not the other?
A:
Land and building assessments cannot be appealed separately.
Q: Can I appeal my property tax bill?
A: A
tax appeal is not an appeal of your tax bill. The amount of taxes you pay is
never an issue during an appeal because neither the Tax Assessor nor the Union
County Board of Taxation has control over budgets submitted by municipalities,
schools, counties or fire districts.
Q: Can I
file my tax appeal form with the Tax Assessor’s Office?
A:
No. The municipality cannot accept tax appeals. Your appeal form should be
filed with the Union County Board of Taxation.
Q: What is
the deadline to file a tax appeal?
A:
The filing deadline is April 1 of the tax year in question. This means
that the appeal form must be received on or before April 1. Date
of mailing is not used in determining whether an appeal is timely.
Q: I am appealing my assessment and want to
establish my case by using comparable assessments. Is this acceptable?
A:
No. Comparable assessments are not acceptable evidence of the value of your
property. You should submit at least three recent comparable sales of other
properties of a similar type in the same neighborhood.
Q: I have not applied for a certificate of
occupancy but I received an assessment notice.
A:
Assessments cannot be avoided by delaying issuance of a certificate of
occupancy. If the building is “substantially complete” it is subject to
assessment.
Q: I am appealing my assessment and I feel
that I should not have to pay my taxes until my appeal is heard and resolved.
A:
Payment of first quarter taxes and other municipal charges (e.g., water,
sewer, etc.) is a prerequisite to the appeal process. Your appeal will not be
accepted unless taxes and other municipal charges are paid.
Q: Can the Tax Assessor and I settle my
appeal before the hearing?
A: We
will attempt to resolve discrepancies by stipulation if ethically possible. A
settlement stipulation completed sufficiently in advance of a scheduled
hearing will serve to avoid an unnecessary appearance before the Union County
Board of Taxation. However, if the assessment is defensible in our opinion,
we will provide you with the evidence that supports our position.
Q: How can I claim a senior citizen and/or
veteran property tax reimbursement?
A: The senior citizen and veteran (including widow/er of a veteran)
property tax reimbursements are $250 for each. Applications are available at
the Tax Assessor’s Office. For more information – including eligibility
requirements – please visit the
New Jersey Division of Taxation. The deadline for applying for a senior
citizen and disabled property tax reimbursement is Dec. 31. The deadline for
applying for a veteran property tax reimbursement is Dec. 31. Forms for each
are available at the Tax Assessor’s Office.
To view Rahway's home sale prices from
1999-2007, click here
To view Rahway's tax rates from 1991-2007,
click here |
