Manchester 2016 Revaluation Brochure
November 2016- REVALUATION UPDATE: The Town of Manchester and Vision Government Solutions will send preliminary assessment notices of the new assessments for the revaluation date of October 1, 2016 beginning November 10, 2016. Most Manchester property owners will likely receive their notices in the mail by early next week.
The notices will contain both the assessed value for 10/1/2011 (the previous revaluation) and the 10/1/2016 revaluation. Assessments are equal to 70% of the estimated full market value in accordance with Connecticut State Statute.
The notices will contain information for property owners who wish to appeal their new assessments. The first step in the appeal process is an informal hearing with Vision Government Solutions. Property owners wishing to schedule an informal hearing appointment may go to www.vgsi.com/schedules and follow the instructions to schedule an informal hearing. You will need the Parcel ID number (PID#), which can be found at the top of the 2016 revaluation assessment notice, or on the online database. If you wish to schedule an informal hearing for two or more properties, please do not schedule your hearings online, and please call Vision Government Solutions at 1-888-844-4300. If you do not have access to a computer, or prefer to call for an appointment time, instead of scheduling your informal hearing online, you may call 1-888-844-4300 between the hours of 9:00 AM and 4:00 PM, Monday through Friday, excluding state holidays. The last day to schedule an appointment is December 5, 2016.
Property owners are advised that in Connecticut, it is the assessment of the property that is appealed at this point in the process, not the taxes due on the property because the tax amounts will not be known for several months. During the first few days after the notices are mailed, it is likely that the 888 number and the website will experience a high volume of calls, and it is possible that all phone lines will be busy at various points in time. Property owners are asked not to contact the Town of Manchester to schedule an informal hearing as informal hearings must be scheduled through Vision Government Solutions. Property owners who wish to appeal their assessments after the informal hearings may file an appeal with the Board of Assessment Appeals by February 20, 2017. Property owners are not required to attend an informal hearing in order to file an appeal with the Board of Assessment Appeals, but it is recommended that property owners consider attending an informal hearing if they feel their assessment is incorrect.
In addition to the notices sent to property owners, the preliminary 2016 assessment data will be listed online. Property owners who wish to do research on their new assessment and compare it to similar properties or recently sold properties may do so online at http://gis.vgsi.com/manchesterct/. For property owners who do not have Internet access or who would rather perform their research at Town Hall, the Town of Manchester Office of Assessment and Collection is available to assist in research. The Office is located at the Manchester Town Hall at 41 Center Street, and the office is open weekdays from 8:30 AM until 5:00 PM, additional arrangements can be made if taxpayers wish to go to Town Hall before or after hours to perform research to prepare for their informal hearing.
The first tax bills using the 2016 revaluation assessments will be mailed in June 2017, and due in July 2017. The Town of Manchester’s current mill (tax) rates cannot be used to calculate June 2017 tax bills. The mill rate changes every year, and the changes are based on several factors, including the revaluation.
Although revaluation does not change the total amount of tax revenue the Town will need to raise, it does change individual tax bills. Connecticut municipalities have a high dependence on property taxes in order to operate as municipalities. However, the property tax is the tax that municipalities in Connecticut must use in order to raise the revenue required to operate the municipality. Municipalities in Connecticut, under Connecticut law, are not allowed to institute a local income tax or local sales tax.
August 2016- REVALUATION PRESENTATIONS: Town staff will present information on Manchester's October 1, 2016 revaluation at the Lincoln Center Hearing Room on Thursday, 9/1/2016 at 7:00 PM and on Thursday, 9/15/2016 at 7:00 PM. The staff will explain the revaluation process, provide a time line of Manchester's revaluation, discuss revaluation information, take questions from the public, and provide answers. No reservation is required, we urge Manchester property owners to attend one of the meetings. Both meetings will cover the same information, and it is not necessary to attend both meetings. If you are interested, please feel free to attend. For more information, or if you would like to schedule a presentation at an association or civic group you are involved with, please call 860-647-3011 or e-mail at firstname.lastname@example.org.
AUGUST 2015- Manchester Revaluation to Begin
August 17, 2015- In accordance with Connecticut General Statutes, the Town of Manchester is conducting a real property revaluation as required for the Grand List of October 1, 2016. This revaluation will correspond to the tax bills that will be due beginning in July 2017.
The Town of Manchester undertook a Request for Proposal in order to solicit bids from revaluation firms. Three firms submitted proposals in this RFP and the bidder selected in this process was Vision Government Solutions Inc. (“Vision”) of Northboro, Massachusetts. Vision also performed Manchester’s revaluations in 2000, 2006 and 2011 under the name Vision Appraisal Technology. Vision is an industry leader, having been in business for over 30 years and performed hundreds of revaluations in Connecticut.
The 2016 revaluation will be an update revaluation (often referred to as a “statistical” revaluation) which does not require that every property be physically visited as was done in 2011. However, revaluation staff will be visiting Manchester properties that sell to a new owner between April 1, 2015 and October 1, 2016 as well as other properties where information needs to be updated. The information on these properties will be verified for accuracy as they are the benchmarks upon which the remaining values in town will be based at the completion of the project. When visiting properties, the data collector will request an interior inspection which will take only 5 to 10 minutes and include a quick tour including basement and attic space. Each building’s exterior will be measured on the first visit. If no one over the age of 18 is available at the property, a second visit will occur at a later date and then Vision will send a letter to request appointments of owners whose properties they were unable to inspect as of the fall of 2016.
All Vision representatives’ vehicles will be registered with the police department and be clearly marked. Each data collector will have written documentation from the town stating their affiliation with the project and they will be wearing an identification badge. Data collectors generally work between the hours of 8 a.m. and 7 p.m. Monday through Saturday. If a homeowner has a question as to the identity of a data collector, of has any security concerns, they may call the Manchester Police at 860-645-5500, or the Town of Manchester Office of Assessment & Collection at 860-647-3016 for further confirmation.
Homeowners are reminded that specific questions regarding their current assessment and taxes due should be directed to the Town of Manchester Office of Assessment & Collection. Data collectors are not prepared to answer questions concerning current values or town laws. The data collector’s sole purpose at a property inspection is to gather information. Actual assessed values will be determined later, during the market analysis and valuation phases of this project.
As the effective date of this revaluation is not until October 1, 2016, the market analysis and valuation phases of this project will not occur for quite some time yet. The project is starting in mid-2015 to keep pace with the sales occurring between April 1, 2015 and October 1, 2016. Vision staff will be driving through the town and confirming the information from street to street throughout the project. Once the market analysis and valuation phases of this revaluation are completed, in mid to late November 2016, property owners will receive a notice of their new assessment.
After the initial notice of their new assessment, taxpayers will be invited to participate in an informal hearing if they wish to review their new assessment. The informal hearing, conducted by a Vision representative, is the first step in the process if the property owner feels their assessment is inaccurate. The informal hearings will take place in November and December 2016.
All owners that participate in the informal hearings will receive another assessment notice in early 2017 before the Board of Assessment Appeals process begins. This process, undertaken annually by statute, allows owners who wish to formally appeal their assessment the opportunity to do so.
Most revaluations typically result in a shift in the tax burden between commercial and residential real estate, and some shift within those categories as well. The main purpose of a revaluation is to correct inequalities in the tax burden that have developed due to the real estate market since the last revaluation. The total amount of taxes the Town needs to collect will be essentially the same regardless of whether or not a revaluation takes place. What changes after a revaluation is the amount of taxes individual taxpayers pay towards the total, not the total amount of taxes paid by everyone. Thus, other things being equal, for every dollar that one owners’ tax bill goes up, someone else’s tax bill goes down by a corresponding amount.
In July 2017, the first tax payments under this revaluation will be due. The next-scheduled revaluation after the 2016 revaluation will be in 2021 pursuant to current statutes.
The Town of Manchester asks for patience in this process. It is a statutory process that is required, and will take time to complete properly.