2021 Revaluation Process

REVALUATION FULL QUESTIONS AND ANSWERS

A Town-wide revaluation project is underway. Here are some commonly asked questions and responses.

WHAT IS A REVALUATION?

A revaluation is the process of conducting the Data Collection and Market Analysis necessary to determine the fair market value of all properties within a municipality.

WHAT IS FAIR MARKET VALUE?

Fair market value is a legal term defined by the courts as the probable price, which a property would bring on the open market, given prudent, knowledgeable, and willing buyers and sellers. Fair market value is the standard by which all assessments are made according to Connecticut state law.

WHY IS THE TOWN REVALUING ALL PROPERTIES?

Section 12-62 of Connecticut State Statutes requires that each municipality conduct a revaluation of all real property every 5 years. The purpose of this requirement is to:

  • Assure a more equitable distribution of the tax burden;
  • Bring the assessment level up to date;
  • Modernize the assessment procedures; and
  • Comply with state statutes.

The last revaluation for the Town of Beacon Falls was done in 2016.

WHAT HAPPENS DURING THE 2021 REVALUATION?

A physical inspection of all properties will be done at this time. This is the data collection phase of the project. While the date collection phase is going on, appraisers are studying the sales and determining where the actual increases and decreases in value have occurred. This study of recent property sales allows comparisons to be made and appraisers to establish parameters to estimate the value of properties that have not sold. The appraisers then review this collected data and apply the determining factors of the sales analysis to come up with a value for each property.

HOW WILL MY PROPERTY BE ASSESSED?

The Town of Beacon Falls will estimate the value of your property by using the data collected and by analyzing recent sales of houses comparable to yours in your neighborhood.

WHAT WILL A DATA COLLECTOR DO IF HE/SHE COMES TO MY DOOR?

  • Ask you questions about your property;
  • Verify any recent sales of the property;
  • Ask permission to view the interior of the property; and
  • Measure the outside dimensions of the residence and other structures.

Data collectors are trained only to collect data. They cannot answer questions about property value or taxes.

DO I HAVE TO LET THE DATA COLLECTOR IN MY HOME?

No. If you do not want the Data Collector to come into your home, only the exterior data will be collected, and the interior will be estimated. If you do not want the Data Collector to come onto your property at all, please mail or hand deliver a written letter with the property owner’s name, signature, and specific address to:

Assessor’s Office

Beacon Falls Town hall

10 Maple Avenue

Beacon Falls, CT 06403-1198

HOW WILL ALL REVALUATION PERSONNEL BE IDENTIFIED?

Security of residents is high priority. All project personnel will have a photo ID. Each worker’s car (make, model, license plate # etc.) will be registered with the Police Department and the Assessor’s Office. Data collectors are instructed not to enter any house unless an adult is present, and the adult has given permission to do an interior inspection. Please contact the Assessor’s office at (203) 723-5253 to verify the authenticity of any worker.

HOW WILL THE TOWN NOTIFY ME OF THE NEW ASSESSMENT?

Each homeowner will receive an individual notice of the new assessment in November 2021.

HOW DO I REVIEW MY ASSESSMENT FOR ACCURACY?

There are two very good methods for you to determine this. First, compare your property to similar properties that sold in the previous year. Your value should be in line with those sale prices. Second, if no recent sales are available, compare your assessment to other similar properties in your area using the Street Listing of Value available in the Assessor’s Office. Your value should be in line with these similar properties. Remember, very few properties are exactly alike. Your value should be comparable, but it seldom will be the same as what seems to be a similar property.

IF I DON’T AGREE WITH MY ASSESSMENT, WHAT ARE MY OPTIONS?

Towards the end of the Revaluation, homeowners will receive a notice of the proposed valuation based on the analysis performed. These values are not final; they only become final after hearings are held by the revaluation company. If a homeowner has a question or concern about the proposed valuation, they are asked to call the revaluation company and request an appointment to meet to discuss the valuation process and answer any questions the homeowner may have. An informal hearing is not a forum to discuss taxes; it is strictly a means to answer questions on the property valuation. Homeowners are asked to come prepared with questions and have compared their property to other comparable ones in their neighborhood. A Hearing Officer will determine if a review of the property is necessary. All changes to value that occur due to a hearing will be reflected in the change notice that will be sent after the hearings are complete.

IF I DISAGREE WITH MY ASSESSMENT AFTER A HEARING, WHAT ARE MY OPTIONS?

  • If a property owner believes the assessment on their property is excessive, they should notify the Assessor’s Office.
  • They may then appeal before the Beacon Falls Board of Assessment Appeals. The Board of Assessment Appeals will then review the case and make a determination as to the disposition of the appeal. All appeals to the Board of Assessment Appeals must be made by February 20, 2022.
  • Should the property owner still feel the assessment is incorrect, they may appeal to the Superior Court for the judicial district of the municipality.
  • Always contact the Assessor’s Office with any questions pertaining to the filing dates for appeals.

WHEN WILL THE REVALUATION ASSESSMENT FIRST APPEAR IN TAX BILLS?

The revaluation will be reflected in the tax bills sent in July of 2022. The mill rate for those bills will be established by the Board of Finance in May of 2022.

WHAT ABOUT ELDERLY AND VETERANS EXEMPTIONS?

The law requires that the Assessor assess taxable property and not the people who own it. Under state law, all property is assessed at current fair market value. There are, however, two programs for tax relief. The state Elderly and Totally Disabled Homeowner’s Program and the Beacon Falls Local Option that provide tax relief for qualifying persons over the age of 65 or totally disabled under the guidelines of Social Security. Other statutes provide exemptions for individuals who are veterans, disabled or blind. If you already have an exemption on your property it will automatically be deducted at tax bill time. If you would like more information about these tax relief programs, please call the Assessor’s Office. 

Beacon Falls Assessor’s Office

Phone (203) 723-5253  

Fax (203) 720-1078

jchadderton@beaconfallsct.org

ldaigle@beaconfallsct.org