Revaluation Coming For Belleville Homeowners (Will Taxes Change?)

BELLEVILLE, NJ — Belleville homeowners will soon be getting a visit that may change the amount they pay for local taxes.

The township is one of several in the area that have been ordered to conduct a property revaluation – also known as a “reval” – by the Essex County Board of Taxation. Workers with Professional Property Appraisers Inc. were recently authorized by the municipality to inspect homes in Belleville to collect data for the 2019 Revaluation Assessment.

Other Essex County towns that have conducted revaluations in the past few years include Caldwell, Livingston , Millburn and Verona.

According to a municipal news release:

“When any of the employees of Professional Property Appraisers, Inc. (or PPA) arrive at your home, they will be bearing an official letter showing they are a a bona fide field representative of Professional Property Appraisers, Inc. and are inspecting on behalf of the Township of Belleville. PPA field representatives will also carry and display an official ID badge. Facsimiles of the official letter and ID badges are presented on the Tax Assessor’s webpage for your reference.”

Residents with questions as to the validity of PPA identification can call the Township of Belleville Municipal Assessor’s Office at (973)-450-3304 or the Township of Belleville Police Department at (973) 450-3333.

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• See related article: Homeowners In These NJ Towns Could Face Big Tax Hikes

‘FULL AND FAIR VALUE’: WHAT IS A REVAL?

Belleville officials offer a FAQ guide about property revaluations that can be seen here.

According to the New Jersey Treasury Department, a property revaluation is a program undertaken by a municipality to appraise all real property within the taxing district according to its "full and fair value."

"A revaluation program seeks to spread the tax burden equitably within a municipality," the NJ Treasury Department states. "Real property must be assessed at the same standard of value to ensure that every property owner is paying his or her fair share of the property tax. For example, two properties having essentially the same market value should be paying essentially the same amount in property taxes."

Although almost all properties' values rise during a revaluation, it doesn't necessarily mean that all property taxes will increase, state officials say.

"You might now be thinking, 'How can my assessment increase and my taxes not go up?'" state officials explain. "Remember, assessments are merely a base used to apportion the tax burden. The tax burden is the amount that your municipality must raise for the operation of county and local government and support of the school system."

During a revaluation, assessors visit individual homes and conduct both inside and outside inspections. Property owners who disagree with the eventual assessed value of their homes can arrange an informal hearing or file an appeal with the County Board of Taxation.

Learn more about property revaluations in New Jersey here.

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