The Assessor in addition to normal business hours will be providing service every Monday until 8PM. Walk ins are welcome and calling ahead for an appointment is recommended.
The Assessor determines the full and fair value of each parcel of property at such prices, in their judgment, it would sell for at a fair and bona fide sale by private contract on October 1 following their assessments (excerpt NJSA 54:4-23)
NJ State Law dictates that assessments be maintained at market value.
Useful links regarding:
Frequently Asked Questions:
Q. Who sets tax rates?A. The amount of your bill depends on two factors. The first is the assessed value of your property, which is the Assessor’s job. The second is the tax rate, expressed as dollars per hundred, for each taxing entity in which the property is located. This rate is set by the 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. 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 Assessor nor the Union County Board of Taxation has control over budgets submitted by municipalities, schools, counties or fire districts.
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 a few examples of items that will increase the assessed value of your property:
- Additions and alterations
- Vinyl siding
- Modernization of kitchens and bathrooms
- Central Air Conditioning
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. 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. What is the deadline to file an assessment 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. How can I claim a senior citizen and/or veteran property tax deduction?
A. The senior citizen and veteran (including widow/er of a veteran) property tax deductions are $250 for each. Applications are available at the Assessor’s office. For more information including eligibility requirements, please visit the New Jersey Division of Taxation website at – http://www.state.nj.us/treasury/taxation/index.shtml under Property Tax Relief. The deadline for applying for these deductions is Dec. 31. Forms for each are available at the Assessor’s Office.