How to appeal your NJ State Residential Property Tax Appeal
1) Obtain information on at least five (5) comparable property sales that occurred within 12 months prior to the valuation date. Take photographs of your subject and all comparables utilized and verify that all sales are "good sales" or arms-length transactions. Adjust the comparables to bring into comparison with the subject. Compare the Gross Living Area (GLA) and adjust accordingly.
Bergen–Essex Tax Appeal Service has access to numerous multiple listing services and property data websites so that we can be sure to have secured the best data to fight your case with. Tax Assessors frequently challenge ”good sales” due to corporate involvement etc. We will determine if the sales are truly arm’s length and if necessary review same with the tax assessor before the hearing. Bergen- Essex will have the research and adjustments of you case reviewed by an experienced Appraiser who has the ability to adjust for all influences that impact the value of your property. Homeowners frequently fail to adequately adjust too items such as grade, noise, traffic, neighborhood, etc.
2) File the application by April 1, to the Parties and locations set forth on the application.
Bergen-Essex Tax Appeal Service take care of all the details making sure that the forms are correctly filled out and filed by the correct date.
3) Appear at the County tax board and present your case. If your case is dismissed without prejudice or the assessed value exceeds $750,000 you may appeal to New Jersey State Tax Court. In that event you should consult a Tax Appeal Attorney as the process is different and a more complete case is required.
Bergen-Essex Tax Appeal Service can usually determine whether or not we are going to secure relief at the County level at the time of the hearing. Homeowners are usually told that the Tax Board will make a decision and advise them within eight weeks. Bergen-Essex will immediately, without additional fee, take a dismissal without prejudice and file with the New Jersey State Tax Court if it appears that we will not secure adequate relief at the County level. Homeowners would be required to retain the services of an Attorney and familiarize the attorney with their case in order to proceed at the State Tax Court level. It is likely that the attorney would require a written appraisal and testimony from the appraiser before the New Jersey Tax Court.
4) We are frequently asked if it makes sense for Homeowners to negotiate a settlement with the local Tax Assessor.
Some Tax Assessors will only deal with you after you have filed the appeal. We find that adjusted assessed values are frequently 20-25% above market value due to towns having reevaluated at the peak of the market before the recession. Tax Assessors will frequently give you a modest adjustment in order to bring you below the 15% margin.
How to appeal your NJ State Residential Property Tax Appeal
Form A-1 (1-08)