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1. What is a Revaluation?

A Revaluation is the process of conducting the data collection and market analysis necessary to equalize the values of all properties within a municipality for the purpose of a fair distribution of the tax burden.

2. What happens during a Revaluation?

A physical inspection of both the interior and exterior of each property is conducted, where building dimensions and characteristics are noted. This is the data collection phase of the project.

While the data collection phase is going on, Appraisers are studying the sales and determining where the actual increases and decreases in value are occurring. This study of recent property sales allows comparisons to be made and Appraisers to establish parameters to estimate the value of property that has not been sold.

The Appraisers then review this collected data and apply the determining factors of the sales analysis to come up with a value of each property.

3. How will the homeowner be notified of the new assessment?

Each homeowner, at the completion of the project, will receive an individual notice of the new assessment. Property owners can then review the entire public's assessed values, so that the property owner can see what the values are around his or her property.

All property owners are given the opportunity to discuss their values with the Assessor at an appointed time during publicly announced hearings towards the end of the Revaluation. At a hearing the property owner can voice concerns, discuss inaccuracies or discrepancies with the Assessor who will review the property record card and explain the value.

Should an inspection or Revaluation need to be done the Assessor will make that determination and any changes that result will be sent to the property owner.

4. How will I know if my assessment is equitable?

There are two very good methods of determining if an assessment is equitable:
- First, compare your properties to similar properties that sold in the previous year. Your value should be in line with these sale prices.
- Second, if no recent sales are available, compare your assessment to other similar properties in your area using the Street Listing of Values available in the Assessors 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 exactly the same as what seems to be a similar property.

5. What is an informal hearing?

Towards the end of the Revaluation, every homeowner receives a notice of their proposed valuation based on the analysis performed; these values are not final until after the hearings are completed.

When a homeowner has a question or concern about the proposed valuation, they are asked to call the Assessor’s office at 203-389-3417 and a date and time to meet will be set 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 meant to answer questions on the property valuations. 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 is sent after hearings are complete.

6. If I disagree with my assessment after a hearing, what are my options?

If any property owner believes the assessment on their property is in excess of its Fair Market Value they should first notify the Assessors Office. When this has been done, they may then appeal before the Municipality’s Board of Assessment Appeals.

The Board of Assessment Appeals will review the case and make a determination as to the disposition of the appeal. Should the property owner still feel the assessment is incorrect, they may appeal to the Superior Court for the judicial district in which the municipality is located.

All appeals to the Board of Assessment Appeals must be made by February 20th if the grand list is filed by the Assessors office by January 31st. If the town is granted an extension to file the grand list the filing deadline to the Board of Assessment Appeals is March 20th. Always contact your local Assessor’s office at 203-389-3417 with any questions pertaining to the filing dates for appeals.

7. Will a Revaluation increase taxes?

A Revaluation may result in an increase or decrease of an individual assessment, that does not mean that all property taxes will increase or decrease.

Please remember that assessments are only the base that is used to determine the tax burden. The tax burden is the amount that the Municipality must raise to operate the local government and support the many services each of us has come to expect, such as schools, police, and fire departments.

8. What is Market Value and who determines my property value?

Market Value is determined by the activity in the Real Estate Market and the general economy. The value of your property is based on an analysis of the entire market for the full two calendar years before the completion of the Revaluation project.

The market can generally be defined as, you, the person who sold the property to you, and the person willing to buy it from you. It is the Assessor’s job to research and analyze the values in any particular area or neighborhood, essentially performing the same tasks that a property owner does to determine the selling price when putting their property up for sale.

To ensure fairness, an Assessor has specific guidelines to follow. Examples of factors that are examined for each property include:
- Age of improvements
- Location
- Quality of construction
- Size
- Topography
- Utilities
- Zoning restrictions (if any)

9. What about elderly and veterans exemptions?

The law requires that the Assessor appraise taxable property and not the people who own it; under state law, all property is appraised at current fair market value.

There are programs (the Elderly and Totally Disabled State Homeowners Program and the Woodbridge Elderly Program) that provide tax relief for qualifying persons over the age of 65 or those who are deemed totally disabled by Social Security. These are income related programs so please contact the Assessor’s Office at 203-389-3417 for more information.

Other statutes provide exemptions for those who are veterans, disabled, or blind. If you currently have an exemption, a Revaluation does not negate that exemption and in some circumstances, could increase that exemption.

10. Do I have to let the Assessors Office inspect my property?

No, you don’t have to let the Assessor in. This is a request not a court order. However, if you choose not to let the assessors office in they must estimate the interior of the property to the best of their ability, which can lead to differing outcomes.

One possibility is that the Assessor’s office will estimate correctly and your assessment will be accurate. Another is the Assessor’s office will estimate incorrectly and you will receive an inaccurate assessment. It is also possible that the taxpayer has made improvements to the house and the new assessment will not reflect the improvements. Improvements which are not accounted for create inequity for all and defeat the process; everyone should only have to pay their fair share.

If property owners want an accurate assessment on their property and the fairest tax for all taxpayers the best approach is to let the Assessor inspect the property.

11. What if I have questions or concerns regarding the Revaluation process?

If you have any questions at all concerning the revaluation process, please call contact the Woodbridge Assessor's Office.