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Minutes
Selectmen’s Workshop
February 22, 2008
9:00 AM
9:10 AM Chair Bock opened the meeting.
Members Present: Peter Bock, Mary Bonser and Town Administrator Charles Brown.
Guests: Bill Krajewski, Joe Lessard, Scott Marsh, Wil Corcoran, Mark Nieder and Eugene Reed.
Others: Heidi Seaverns
Mr. Bock explained that this workshop was an opportunity for the Board to speak with representatives from several assessing firms prior to awarding contracts for these services for 2008. He went on to say that there would be no opportunity for public comment during this workshop. Mr. Brown stated that it was common practice for the Board to speak with vendors in this type of setting before awarding contracts.
First to speak with the Board was William Krajewski of New England Municipal Consultants, Ltd. (NEMC). Mr. Krajewski submitted a proposal for the Special Assessing Service RFP. He explained to the Board that he would be the one doing the analysis if his company is awarded the contract. Mr. Bock asked if he has had previous experience with a similar situation. Mr. Krajewski referenced a situation in Castleton, Vermont in which lake properties were appreciated at a faster rate than the rest of the properties in Town and those values were updated. There was a discussion about the varied types of properties here in Town-old farmhouses, subdivisions (new & older), and a varied mix of residential properties, including waterfront. Mr. Bock asked Mr. Krajewski if he had had any experience with a Board of Assessors. Mr.
Krajewski stated he thought the Board of Assessors was a good idea as long as the Board is made up of the right individuals. It makes the taxpayer feel more involved in the process and it can take the assessing burden off the Board of Selectmen. The Board of Assessors would function as an overseer of a contract assessor. Mr. Bock asked why Mr. Krajewski did not submit proposals for the other two RFP’s-contract assessing & data verification. Mr. Krajewski said he felt he did not have the staff to handle the yearly work. Ms. Bonser asked if he would take a clean look at what was done with the update. Mr. Krajewski stated he has no preconceived notions about the update. He would look backwards to see what type of trends occurred at look at all sales and determine which are representative. He went on to explain that assessing is a science to a degree but experience does come into play. He would check the data used to be sure it was properly judged-frontage, topography etc.
Ms. Bonser asked if view played a part in value of a property. Mr. Krajewski explained that in Vermont the “view” is broken down so the public can understand it-seasonal property-no view, 360-degree view, long range vs. local view etc. View does play a part in the value of a property. His goal for this analysis will be to find out if the information used was correct and how the values were arrived at. He talked about appraising a property for a sale value and assessing at fair market value for tax purposes. More discussion followed. Mr. Krajewski told the Board that he would come to a public meeting to discuss his findings and that would be included in his quoted price. The Board thanked Mr. Krajewski for his presentation and Mr. Krajewski left the meeting.
Next to address the Board was Joe Lessard and Scott Marsh from Municipal Resources, Inc. (MRI). Mr. Lessard gave a brief history of the company and stated Mr. Marsh would be the assessor assigned to Nottingham. Mr. Lessard stated that Mr. Marsh would be in Town at least once a month for office time and would be here more if needed. Mr. Marsh went on to say that he is the assessor in a couple of Towns near us (Fremont & Epping) so if there was an issue, it would not be a problem to come to Town and address it. Mr. Bock asked Mr. Lessard his philosophy on making judgments in regard to assessing. Mr. Lessard replied that assessing is a science and an art combined. Judgments are made on the information available and experience. He went on to explain that you will never have all types of sales, so you need to analyze what
you have for sales and use your experience to arrive at values. Mr. Marsh stated what the assessor strives to get to is values that are fair & equitable across the board, so everyone is paying their fair share. These values are achieved with accurate information. He indicated MRI is always sensitive to taxpayers concerns and clear in their responses. Ms. Seaverns asked what is the policy for denied entry. Mr. Lessard stated that if they were denied entry, the property would be listed at its highest and best use. Mr. Bock then asked if the firm had any experience with a Board of Assessors. Mr. Marsh stated he has been working with the Dunbarton Board of Assessors. MRI is the contract assessor for Dunbarton. It allows the taxpayers to be more in tune with what is happening in Town as far as assessing goes. Mr. Marsh has met with the Board approximately 3 times over the last year. The Board becomes involved to some extent in the abatement process. Once an abatement is received, an
appointment is scheduled for an inspection of the property with the homeowner. The assessor will then make his recommendation to the Board. Mr. Lessard added that they are always listening to taxpayer concerns. There was a short discussion about added costs (mileage, etc.). Mr. Lessard indicated he could come up with a not to exceed figure for these costs for budgeting purposes, if the Board requested it. The Board thought that that would be a good idea. The Board thanked Mr. Lessard & Mr. Marsh for their presentation and they left the meeting at 10:20 AM.
Next to speak with the Board was Wil Corcoran of Corcoran Consulting Associates, Inc. He began his presentation by giving a brief history of his company. The company is a revaluation company that stays in one place. Mr. Corcoran informed the Board that he submitted proposals as a result of the request of a long time friend that lives in Town. He went on to say that the RFP’s requested soup to nuts and that is what the company does. He stated that Monica Gordon would be the point person in Town if his firm is awarded the contracts. If there was a market crash, he and Janice Carruth would come in and do an analysis and make recommendations to the Board.. Mr. Bock asked him how he envisioned the waterfront analysis work would be handled. Mr. Corcoran would look at what was done, who performed the analysis and do
the work, which would include a ratio study of non-waterfront property as well as one for waterfront. Mr. Bock asked if he has had previous experience with a Board of Assessors. He stated that Somersworth has a Board of Assessors, which does not answer to the Town Council. They have had one for about 35 years. He went on to say that the Peterborough Selectmen had appointed a committee as a result of a revaluation that Corcoran had been contracted to do. He went on to say that the committee had worked very well and they acted as “supervisors” to the project. Ms. Bonser asked how quickly the firm would be able to do the sales analysis of the update done last year. Mr. Corcoran stated he would be the one performing the sales analysis and could have it done within 30 days of awarding the contract. The Board thanked Mr. Corcoran for his presentation and Mr. Corcoran left the meeting at 10:55AM.
Mark Nieder of Commerford, Nieder, Perkins, LLC was next to address the Board. He gave a brief history of his company. He stated they strive for good quality assessing. He went on to say he wants to be here in Nottingham and the company does not respond to every RFP they receive. Mr. Bock again discussed the various types of properties in Town- old farmhouses, subdivisions (new & older), and a varied mix of residential properties, including waterfront. Mr. Nieder told the Board he was confident that his firm would do a good job for Nottingham. He is familiar with the software used by the Town. Mr. Bock asked if he had had any experience with a Board of Assessors. Mr. Nieder stated he had not had any previous experience with a Board of Assessors. Mr. Brown asked if he would have any problem interacting with an advisory
assessing committee, and Mr. Nieder said he would not. Ms. Seaverns told the Board that Mr. Nieder, as well as the other firms here today, had informed her that the firm would hold the prices quoted in the proposals until after Town Meeting. The Board thanked Mr. Nieder for his presentation and he left the meeting.
Having no further business,
11:20 AM, Motion: Bonser, second Bock to adjourn.
Vote: 2-0 in favor.
Respectfully Submitted,
Heidi Seaverns
Approved as written on April 14, 2008.
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