2016 Revaluation

2-17-2017 – Some Results

The total assessed value of all taxable real property on the 2016 Grand List, prior to any adjustments for individual tax exemptions or adjustments made by the Board of Assessment Appeals, is 258,821,536, a -0.88% change from the 2015 Grand List.  The assessments of taxable commercial properties, including apartments, remained stable, comprising 8.50% of taxable real property in 2015 and 8.70% in 2016.

The basic 2.0 acre residential building lot in a typical residential neighborhood is valued at 60,100, down 23.3% from a base value of 78,320 during the 2011 revaluation.  This figure is the “base” number for making adjustments based on lot size, location, topography, et cetera.

The basic 2.0 acre commercial building lot in a typical commercial neighborhood is valued at 107,600, the same as in the 2011 revaluation.  This figure is the “base” number for making adjustments based on lot size, location, topography, et cetera.

To see a copy of the appraisal report prepared by Vision Government Solutions, click below.
Final appraisal report Ashford 2016

A summary of the Performance Based Revaluation Standards – Ratio Tests to be submitted to the Connecticut Office of Policy and Management can be found by clicking below.  Details are available for review in the assessor’s office.
Ratio Tests

 

1-9-2017 – REVISED Assessment Change Notices Sent

As a result of reviewing information presented to the Assessor and Hearing Officers, most non-exempt property owners are receiving a Revised assessment change notice.  The reason for many of the Revised assessments has been a lowering of land values.  Open Space values under PA 490 have also been lowered from 670/acre to 550/acre.  Revised assessment change notices are being mailed 1/10/2017.  If you have not received a revised assessment change notice and think you should have, please contact the Assessor at 860-487-4403.

Revised assessment data can be viewed at http://gis.vgsi.com/ashfordct starting 1/10/2017.

 

12-16-2016 – Revaluation Hearings Completed

If you did not receive a revaluation notice of assessment or if you have any questions about your notice, please call the Assessor at 860-487-4403.
Because it is a revaluation year, PA 490 applications will be accepted through December 31, 2016.

 

10-25-2016 – PA 490 Farm, Forest and Open Space Values

Every five years, the State of Connecticut recommends PA 490 farm and forest land values to towns based on use and soil type. Open space land values are established at the same time by the Assessor in each town.  Since the 2011 revaluation, assessments for enrolled farm, forest and open space land have used the 2010 recommended values.  New values were issued in 2015 by the Office of Policy and Management in consultation with the Commissioner of Agriculture.  The new values will be applied to the 2016 Grand List.  The updated values are shown in the table below.

 

PA 490 STATEWIDE USE VALUES PER ACRE*
2010 2015 CHANGE
Tillable A $2,400 $1,960 -18%
Tillable B 1,600 1,390 -13%
Tillable C 400 670 68%
Tillable D 225 460 104%
Orchard E 750 1,390 85%
Pasture F 90 140 56%
Swamp, Ledge, Scrub Lands 40 40 0%
Woodland/Forest Land 130 240 85%
Open Space in Town of Ashford 400 670 68%
  • These values are applicable to Ashford. A separate set of values was determined for properties in the Connecticut River Valley.

Sixty-four percent (64%) of the town’s land area is enrolled in PA 490. Specifically, 6% of the town’s land area is classified as farmland, 26% is classified as forestland and 32% is classified as open space.  Use values for all these categories increased from 2010 to 2015, and, assuming no other changes in the property, will result in increased use assessments for enrolled properties on the 2016 Grand List.

 

10-14-2016 – Update

Most of the data collection has been completed. The Assessor and Vision Government Solutions employees will still be in the field intermittently conducting reviews and miscellaneous inspections.

Initial Assessment Change Notices are scheduled to be mailed by mid-November 2016. Proposed values will not be available before then.

Residential and Commercial Hearings are scheduled to occur between Thanksgiving and Christmas 2016. At these hearings, property owners can meet informally with Vision employees about any data corrections or valuation concerns. Appointments can be made to meet with the Assessor about these concerns only after attending an informal hearing.

Crumbling Concrete Foundations – Assessment Reduction under Public Act 16-45

To have the condition of your foundation considered as a factor in the valuation of your property for revaluation, the following paperwork must be submitted to the Assessor:

  1. Copy of complaint registration with the Department of Consumer Protection. The form is available at http://1.usa.gov/1NtpmwL (this is short for http://www.ct.gov/dcp/lib/dcp/pdf/forms/complaint_form_-_concrete_aug_2015b-fillablefnl.pdf)
  2. Engineering report detailing that there is a problem with the foundation that is likely caused by the aggregate materials used to make the concrete and/or the presence of pyrrhotite.
  3. A contractor’s cost estimate to repair or replace the foundation, with separate costs listed for the actual foundation work and the movement, removal and/or replacement of landscaping, outbuildings and other structures necessary to access the foundation for repair or replacement.

Please call the assessor at 860-487-4403 or email assessor@ashfordtownhall.org with any questions.

8-23 2016 – Update
Most of the data collection was completed in August. Vision employees will still be in the field through mid-October reviewing recent sales and building permits and making other miscellaneous inspections.

Initial Assessment Change Notices are scheduled to be mailed by mid-November 2016. Proposed values will not be available before then.

Residential and Commercial Hearings are scheduled to occur between Thanksgiving and Christmas 2016. At these hearings, property owners can meet informally with Vision employees about any data corrections or valuation concerns. Appointments can be made to meet with the Assessor about these concerns only after attending an informal hearing.

Employees of Vision Government Solutions, the company working with the town on the revaluation, drive the following vehicles.

2016 Revaluation Vision Employees in the Field
Employee Name Position Vehicle Make Model Year Color State
Jennifer L. Gauthier Project Supervisor Volkswagen Beetle 2013 Black CT
Kevin Lonergan Appraiser Honda Accord 2016 Silver MA
Robert Hutwelker Crew Chief/Data Collector Honda Civic 2012 Silver CT
Evan Roche Data Collector Honda Accord 2006 Red CT
Kenneth S. Nadeau Data Collector Chevrolet Colorado 2005 Red CT

Please call the assessor at 860-487-4403 or email assessor@ashfordtownhall.org with any questions.

7-25-2016 – Update

  • Callback Letters were sent to residential and commercial property owners in mid-July.  Callback appointments will be on-going through mid-August.
  • Initial Impact Notices are scheduled to be mailed in October 2016.
  • Residential and Commercial Hearings are scheduled to occur in December 2016.

4-19-2016
Vision Government Solutions began working in the field the week of April 11, 2016.  They are driving Ashford roads, intermittently stopping in front of properties to make notes and take pictures.  All of the Vision employees carry a letter such as this signed by Assessor, with a picture of them and a description of their motor vehicle.  They will also be knocking on the doors of the 50% of the properties that were not inspected during the 2011 revaluation.  CT State Statue 12-62(b)(3) states that each property in a town must be inspected at least once every 10 years.

  • “Full inspection” or “fully inspect” means to measure or verify the exterior dimensions of a building or structure and to enter and examine the interior of such building or structure in order to observe and record or verify the characteristics and conditions thereof, provided permission to enter such interior is granted by the property owner or an adult occupant; (CT General Statute 12-62(a)(3)).
  • The inspectors will be driving the vehicles on the attached list.
  • If no one is home, the inspectors will return twice, on different days and times.  The inspections typically take no more than 10 minutes.
  • If you have any questions, call the Assessor’s Office at 860-487-4403.  The list of Vision employee vehicle information has been distributed to town hall employees.

Revaluation and Crumbling Concrete Foundations

The Board of Selectmen, Vision Government Solutions and the Assessor’s Office are aware that faulty foundations can have a real impact on the market value of a property. To have the condition of your foundation considered as a factor in the valuation of your property for revaluation, submit the following paperwork to the Assessor before September 1, 2016:

  1. Copy of complaint registration with the Department of Consumer Protection. The form is available at http://1.usa.gov/1NtpmwL (this is short for http://www.ct.gov/dcp/lib/dcp/pdf/forms/complaint_form_-_concrete_aug_2015b-fillablefnl.pdf)
  2. Engineering report detailing that there is a problem with the foundation that is likely caused by the aggregate materials used to make the concrete and/or the presence of pyrrhotite.
  3. A contractor’s cost estimate to repair or replace the foundation, with separate costs listed for the actual foundation work and the movement, removal and/or replacement of landscaping, outbuildings and other structures necessary to access the foundation for repair or replacement.

If you have any questions, call the Assessor’s Office at 860-487-4403.

PA 490 Farm, Forest and Open Space Values

Every five years, the State of Connecticut recommends PA 490 farm and forest land values based on use and soil type. Open space land values are established at the same time by the Assessor in each town.  Farm and forest land enrolled in PA 490 in Ashford were valued using the 2010 recommended values.  New values were issued in 2015 by the Office of Policy and Management in consultation with the Commissioner of Agriculture.  The updated values are shown in the table below.

PA 490 STATEWIDE USE VALUES PER ACRE*  
2010 2015 CHANGE
Tillable A $2,400 $1,960 -18%
Tillable B 1,600 1,390 -13%
Tillable C    400    670 68%
Tillable D    225    460 104%
Orchard E    750 1,390 85%
Pasture F      90    140 56%
Swamp, Ledge, Scrub Lands      40 40 0%
Woodland/Forest Land    130 240 85%
  • These values are applicable to Ashford. A separate set of values was determined for properties in the Connecticut River Valley.

Please be aware that most of the enrolled farmland in Ashford is classified as Tillable C and D, Orchard E and Pasture F.  Most of the enrolled forestland in Ashford is classified as Woodland/Forest Land.  Use values for all these categories increased from 2010 to 2015, and, assuming no other changes in the property, will result in increased use assessments for enrolled properties on the 2016 Grand List.  Land enrolled as Open Space in Ashford may also see an increase.  The Assessor will study land value data gathered during the revaluation to update the open space value.  Open space land has been valued at $400 per acre and assessed at $280 per acre since 2002.