Haledon
November 2014
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Tax Assessor

Tax Assessor: Brian Townsend - (973) 942-6538 Ext. 131

Office Hours: Every Thursday 12:30 pm to 4:30 pm

The Tax Assessor is responsible for discovering, listing and the valuation of all properties within the municipality. Sales, income and cost data are analyzed in order to determine the assessed value of each parcel included on the Tax List presented to the Passaic County Board of Taxation each January. This Tax List also includes a directory for parcel identification, information concerning exempt properties, tax data and a schedule of all tax ratables within the municipality.

All appeals must be filed with the Passaic County Board of Taxation by April 1st of each year, except those properties with an assessed value in excess of $1,000,000 which may be filed directly to the Tax Court in Trenton. Petitions of appeal with instructions may be obtained at the county office located at 435 Hamburg Turnpike, Wayne. or by calling 973-720-7399 after receipt of your postcard notification in February.

There are several tax deductions available to qualifying residents. These include:

· Disabled veterans exemption

· Veteran deduction

· Un-remarried widow of veteran deduction

· Un-remarried widow of disabled veteran exemption

· Senior citizen deduction

· Surviving Spouse (55 years or older) of existing senior citizen deduction

· Disabled person deduction

Please see below for qualifying information or contact tax assessor’s office.

Senior Citizens and disabled persons wishing to apply for a $250 deduction in taxes may contact the Assessor’s Office for an application. Limitations for income and residency apply.

In order to qualify for the $250 senior citizens deduction you must:

· Have a combined income of $10,000 or less, excluding Social Security

· Be 65 years or over

· Own property in Haledon as of October 1st of the pre-tax year

· Be a full time (legal) resident of Haledon

Veterans who were honorably discharged and actively served during the following wars may apply for a $100 deduction: Operation "Desert Shield/Desert Storm," Panama Peacekeeping Mission, Lebanon Peacekeeping Mission, Grenada Peacekeeping Mission, Vietnam Conflict, Korean Conflict, World War I and World War II, Dates of induction/service apply.

In order to qualify for the $250 Veteran Deduction you must:

Own property in Haledon as of October 1st of the pre-tax year Be honorably discharged from active service Have served in one of the conflicts listed above

Added Assessment and Omitted Added Assessments
It is only logical that an improvement to your home will result in an increased selling price of your home and therefore, your property tax assessment will increase. This will take the form of an added assessment tax bill which you will receive in the mail at the end of October after the improvement is substantially completed for its intended use. This bill shall be payable on November 1, February 1 and May 1 and then the added assessment amount will be included in your annual tax bill received in June for the new tax year. Therefore, just as you planned ahead for this improvement, you should also plan ahead and set aside funds for the added assessment tax bill.

If you did not receive an Added Assessment Tax bill for work completed in the previous year, you will receive an "Omitted Added" Assessment bill in addition to an "Added Assessment" bill the year following the improvement.

Please note, not scheduling a final inspection for your building permit does not delay the added assessment tax bill.

Q. When I obtain a Building Permit to improve my property (examples: siding, kitchen or bathroom renovation, construction of a family room or bedroom dormer) when and how will my property assessment be increased?
A. After a representative from the assessor’s office inspects the property (in its entirety), the property is assessed at the current market value (as of October 1). The added assessment is the amount of the difference between the old assessment and the value of the entire property at the end of the project, not the amenity itself or cost of the job. The property must be valued from scratch. The result is adjusted to the same valuation date as the date of the last town wide revaluation so that everyone has the same base year for assessment. The assessment is calculated as of October 1 and prorated for the months that it was complete. The completion date is determined by the Assessor according to "readiness for intended use" and not by the date of the final inspection. In cases where it was completed during the prior year, an omitted added assessment bill will also be received. All bills are sent out by the Tax Collector by October 25 and due payable, in full, on the following November 1. The dates for added and omitted added assessments, as well as the time frame in which the bills are mailed out and due payable, are mandated by the State of New Jersey.

Q. Is it true - if I get a Building Permit and the work is complete and I do not call the Building Department office for a final inspection, I will not receive an added assessment bill?
A. No. The final inspection by the building department does not determine the date of assessment. The assessor must value the property when the property is "substantially ready for its intended use," which is determined by the assessor and may pre-date the date used for the Certificate of Occupancy or the date of a final inspection.

Q. What if the permit doesn’t list everything I have done on it or what if I don’t take out a permit to begin with?
A. In cases where the permit does not include everything you have done, for instance you had a siding permit and you also finished the basement when the work was being done, the assessor will assess everything that is noticed during the inspection. The assessor must value the property from scratch each time it is reassessed.

Not getting a permit for work done in your home does not prevent an assessment. It is also unwise to have work done without a permit for two reasons: 1) building inspections are necessary for safety, not a method for raising revenue for the Borough. If your house had a fire and sustained damage, and you did not get the proper permits and inspections, your insurance company might not reimburse you for damage, and 2) if the assessor’s office discovers that you have done something to improve your property value, an assessment is made regardless of whether there was a permit or not.

Q. What if I don’t agree with the value on the bill?
A. When you get the bill, you are obligated to pay it in full, regardless of whether or not you agree to the assessment figure on the bill. You then have until December 1 of that year to appeal the added assessment. After that date, no one will be able to appeal the added assessment, even the assessor. Please note that you do not have to speak to, or meet with the assessor prior to filing an appeal. Additionally, your taxes must be paid in full or the case will not be heard in court.