Update: Letters from Aprraisal Systems, Inc., the company hired by the Township to perform the property tax revaluation this year, have been hitting residents' doorsteps the last two days. Here, for you edification, we repost Alexandra Birnbaum's coverage of the January 21 presentation by ASI at the Hilton Neighborhood Association meeting. The accompanying videos cover Mayor DeLuca's introduction, the ASI CEO's explanation of statutory law, a description of the process and questions from the audience.

At the January 21, 2010 Hilton Neighborhood Association meeting at the DeHart Community Center, a seven-step process was rolled out as the plan for the upcoming revaluation of Maplewood homes. After interviewing three firms, the town has hired Appraisal Systems, Inc. to conduct the reval, which will go into effect for the tax year of 2011.

Appraisal Systems' CEO, Ernest Del Guercio, repeatedly assured residents that this revaluation would be a completely transparent process, and that information will become increasingly available through the company's website.

Proclaiming that a revaluation is ordered by the County's Board of Taxation, Mr. Del Guercio said that the revaluation is intended to "make sure everyone is paying their fair share."

The following is a summation of the seven-point process presented by Mr. Del Guercio and his team:

1. Inspect–Within approximately 10 days, Maplewood residents will receive a letter outlining the process of the revaluation along with a Q & A brochure.  From there, an inspector will make a first visit, measuring the outside of your house. Then, an interior inspection must be done, but Appraisal Systems doesn't expect you to be at home without notice. If you aren't there, the inspector will leave a card with an appointment time for a return visit. You can call the number on the card to reschedule if need be. It is important to know that each inspector will have an ID with a color photograph around their neck, and they are all–along with their vehicle–on record with the Maplewood Police. If you are unsure of someone, make them wait outside while you call police dispatch.
2. Analyze–Appraisal Systems will be "riding the streets" of Maplewood, analyzing neighborhood characteristics and assessing homogenous zones, so as to decipher neighborhood boundaries.
3. Market Analysis & Review–This is a general review of information from appraisers and the organization of market data. Mr. Del Guercio said that Appraisal Systems is committed to "100% fair market value."
4. Notification of Value–a letter will be sent to the property owner in late fall or early winter of 2010 with the assessed value of their property.
5. Informal Hearings–One-on-one meetings (by appointment) with representatives of Appraisal Systems will take place, likely at Town Hall, to discuss your proposed assessment. If you believe your assessment to be off base, this will be the time for you to bring in comparables and any other pertinent information supporting your argument for adjustment.
6. Submit–After making any changes, "if warranted," your appraisal will be sent to the township and county. 
7. Defend–If there is still a discrepancy that you need to dispute, this will be when you will file your appeal. The appeal deadline is May 1, 2011 for newly revalued municipalities.

After the presentation, the lights came up and so did the hands. One resident wanted to know further specifics concerning the timetable for inspections. Mr. Del Guercio said that the inspections will start in approximately two weeks, and will take several months to complete. Inspections will likely begin on the side of Maplewood bordering Irvington, and move westward.  As appraisers make headway into new parts of town, reminder postcards will be sent out.

Philip Curran, Staff Writer for the News-Record of Maplewood and South Orange asked about a local assumption he has observed–that the parts of town that "did well" in the last revaluation would have the opposite experience this time around. Mr. Del Guercio responded that "it's simply impossible to tell what's going to happen to one side of town versus the other, because the market is still being shaped as we speak."

Another local wondered if Appraisal Systems' methodology was similar to the process used in the previous revaluation.  Mr. Del Guercio said, "that sounds like a loaded question." He explained that the method is essentially the same, as it is dictated by the NJ Department of Treasury and by acceptable appraisal methods–but that he would like to think his company is "very good, and so hopefully it will not end the same way."

The focus of the meeting was to review the process and to reassure residents that this would be a fair and aboveboard revaluation.