By Linda Delmonico-Prussen
That was plain to see looking at the crowd that flooded the Merrick Public Library assembly room, and even flowed into the hallway, for a meeting convened last Thursday by county Legis. David Denenberg (D-Merrick).
Denenberg and a panel of county representatives came to inform people about how they can challenge -- and potentially reduce -- their new assessments.
"Probably the number one topic" on people's minds, Denenberg said, "has been reassessment and the county budget."
Joining Denenberg were officials from the Nassau Board of Assessors, which sets assessments for the county's roughly 420,000 properties, and the Nassau County Assessment Review Commission, which hears people's challenges to and can reduce their assessments.
Jeff Gold, of Bellmore, a member of the county Board of Assessors, said he's unhappy with the job that Cole Layer Trumble did in reassessing Nassau County properties. He b did with reassessment. He believes higher-end homes were consistently undervalued and less-expensive homes were overvalued.
Gold said, "We've heard a lot of complaints. There have been some real problems."
For its part, Cole Layer Trumble says that, in reassessing more than 400,000 properties, an error rate of about 10 percent was to be expected. That would mean about 40,000 properties were incorrectly valued during reassessment.
Bruce Nagel, Cole Layer Trumble's chief executive officer, said, "These measures [the assessments] are based on statistics. That doesn't mean there aren't mistakes."
Denenberg came to the Jan. 20 meeting with forms that people can use to challenge their assessments, as well as envelopes addressed to the county's assessment department. Glenn Borin, of the Review Commission, and Denenberg said people can hire one of the numerous lawyers now advertising to assist residents in challenging their assessments, for a fee. Both, however, said that most any homeowner could easily file a challenge.
The county's recent assessments were based on fair market values for properties. That meant homes were compared to several similar properties of like size in the neighborhood that recently sold, and an average value was determined. In the past, assessments were based on 1937 building costs, with 1964 land values added in, which experts called an outmoded and inequitable way to determine assessments.
Borin said that a home's square footage was most important factor used to determine a home's value during reassessment. Gold, though, noted that it wasn't the only factor. A home's condition also played a part in determining a home's worth.
Gold said, "Also think of the condition of your house and the condition of your comparables" when deciding whether to challenge an assessment.
In a handout written by Gold, he stated, "If you believe your home is in less than average condition, you should advise the [Assessment Review Commission] of that and provide photographs."
Most important, each speaker said, was to file necessary paperwork by the March 3 deadline that the county has set for assessment challenges.
Denenberg said that, from next year on, the county would revalue homes annually. Each year, 80 percent of homes would have their assessments adjusted by a percentage, based on market values. Twenty percent would be subject to a full reevaluation.
Borin assured residents that the county would not raise homeowners' assessments because they file challenges. "We don't have the power to raise the assessment," he said, adding, "We have no reason not to reduce your assessment, if you're over assessed."
Denenberg said, "You need to get your assessment right. I don't want you to overpay."
Many in the crowd complained of the generally high tax burden in the area, not only about their reassessments. One audience member asked, "How high is the balloon going to go before it bursts?"
Denenberg said that much of a homeowner's taxes go to the schools. In fact, more than 60 percent of a Nassau County property-tax bill is allotted for the schools, while less than 20 percent goes to the county.
Denenberg also said people move to the area because of the quality education that the schools provide.
And he said New York State's recent education aid cuts will likely mean local property taxes will go up still further to make up for aid shortfalls.
How to challenge your assessment
Anyone wishing to obtain forms to challenge their assessments may pick up their paperwork at the Nassau County Assessment Review Commission, 240 Old Country Road, Mineola,
9 a.m. to 4:45 p.m. Mondays through Fridays.
Also, printable forms will be available on Nassau County's Web site www.co.nassau.ny.us, or the Assessment Review Commission will mail one at your request. Contact the ARC at (516) 571-2391 to request a form, or call county Legis. David Denenberg's office at (516) 571-6219.
