The Township of Toms River is in the process of implementing a complete reassessment of all property tax assessments for the 2013 tax year. This project started before “Sandy”. Any adjustments to assessments for material damage to structures as a result of the storm will be for the 2013 tax year. The adjustment process will be incorporated as part of the overall reassessment project for the 2013 tax year.

Typically, tax assessments for any year are finalized and certified by January 10 of the tax year. The Township of Toms River has received an extension from the Ocean County Board of Taxation until March 31, 2013 to complete the reassessment and the material damage adjustment process. When the reassessment process is complete, the result of the 2013 reassessment and the material damage adjustment will be mailed to all property owners. This will be your 2013 tax assessment. You will receive your notification on approximately April 15, 2013. The notification will be by a post card. This is the post card that all property owners typically receive annually on February 1. The appeal deadline will be 45 days from the date of the mailing of the post card. If the post card is mailed April 15, 2013 the appeal deadline will be approximately June 1, 2013. The post card you receive will have the appeal deadline date and instructions on filing an appeal if you do not agree with the 2013 assessment.

 

The Township wide reassessment project for the 2013 tax year is being implemented to bring tax assessments in line with current market conditions. The valuation date for this reassessment is October 1, 2012. This means that market data (sales of property) that occurred on or during the year prior to October 1, 2012 will be used to set your assessed value for the 2013 tax year.

Any damage sustained to property due to Hurricane Sandy will also be taken into consideration when your 2013 assessed value is calculated. The process of calculating an assessed value for the 2013 tax year for a property that has sustained damage is as follows:

The tax assessment will first be calculated as if no damage has occurred. This value will reflect the market value of the land and buildings as of October 1, 2012.

If applicable this assessment will then be adjusted downward to reflect damage sustained from Hurricane Sandy.

The result will be the 2013 assessment that you will pay taxes on for 2013.

Material Damage Percentage Adjustment Determination

The Director, Division of Taxation, State of New Jersey has prescribed adjustments for material damage that the Assessor must use to adjust assessments for sustained material damage.

(division of taxation form DRWS)

Allowable adjustments to building assessments range from 5% to 100% depending on the extent of the damage sustained by structures due to Hurricane Sandy.

Allowable adjustments to land assessments range from 10% to 50% depending on the extent of the damage sustained by the infrastructure (roads and utility services [available gas, water, sewer, electric and phone at the street]) in a neighborhood or area due to Hurricane Sandy.

The typical valuation date for property tax assessments throughout the State of New Jersey is October 1 of the pre-tax year. For 2013 that translates to October 1, 2012. For properties that have sustained material damage between October 1 and December 31 of the pre tax year the portion of the property that sustained material damage is valued for property tax assessment purposes as of January 1 of the current tax year.   For 2013 that translates to January 1, 2013.

Barrier Island Material Damage Adjustment Determinations:

The Barrier Island section of Toms River Township (Ortley section and North Beach section), as a result of Hurricane Sandy, sustained significant damage to infrastructure and individual buildings. The infrastructure repairs for both sections were not complete as of January 1, 2013. Property owners were not able to utilize their homes as of January 1, 2013. As a result the adjustment to assessments in the Ortley and North Beach sections to all properties for material damage will be as follows:

Minus 50% off the land assessment calculated as of October 1, 2012 to reflect occupancy restrictions/infrastructure conditions as of January 1, 2013

Minus 90% off the building assessment (for buildings that remain standing as of December 31, 2012) calculated as of October 1, 2012 to reflect occupancy restriction/ damage conditions as of January 1, 2013

 

Minus 100% off the building assessment calculated as of October 1, 2012 for buildings that are no longer standing.

These are the maximum adjustments to an assessment for material damage that are prescribed by the Director, Division of Taxation, State of New Jersey.  

Example:

2013 Assessed value as of October 1, 2012 (no adjustment for material damage)

Land: $250,000

Imp:   $100,000

Total: $350,000

2013 Assessed value with material damage adjustments

Land: $250,000 X minus 50% = $125,000

Imp: $100,000 X minus 90% = $10,000

Total: $135,000

Taxes for 2013, for this example, will be paid on the adjusted 2013 total assessment of $135,000.

Pelican Island Material Damage Adjustment Determinations:

The infrastructure to the Pelican Island section of Toms River Township did not sustain the same amount of damage as the North Beach and Ortley sections. As of January 1, 2013 occupancy and use of homes was allowed on a somewhat limited or restricted basis. The adjustment for material damage in this neighborhood for all properties will be as follows:

Minus 25% off the land assessment calculated as of October 1, 2012 to reflect some occupancy/use restrictions/infrastructure conditions as of January 1, 2013

Minus 5% to 90% off the building assessment (for buildings that remain standing as of December 31, 2012) calculated as of October 1, 2012 to reflect occupancy / damage conditions as of January 1, 2013. The adjustment to structures will be determined on a case by case basis utilizing material damage claim submissions by the property owner, Engineering and Building Department data and GIS aerial photographs taken after Hurricane Sandy.

 

Minus 100% off the building assessment calculated as of October 1, 2012 for buildings that are no longer standing.

Example:

2013 Assessed value as of October 1, 2012 (no adjustment for material damage)

Land: $250,000

Imp:   $100,000

Total: $350,000

2013 Assessed value with material damage adjustments- building adjustment determination based on significant flood/structural damage- building still standing

Land: $250,000 X minus 25% = $187,500

Imp: $100,000 X minus 90% = $10,000

Total: $197,500

Taxes for 2013, for this example, will be paid on the adjusted total 2013 assessment of $197,500.

Mainland Waterfront and Non- Waterfront Material Damage Adjustment Determinations:

Any damage to the general infrastructure in these areas was generally repaired and operational, with minor exceptions, by January 1, 2013. General or “wholesale” adjustments to land assessments for the entire area or neighborhood will not be made. The adjustment for material damage in this neighborhood will be as follows:

An adjustment for material damage to the land may be made if there was significant damage to or a total loss of a bulkhead. The indicated adjustment for this type of damage will be minus 10% off the land value. This adjustment will be determined on a case by case basis utilizing the material damage claim submitted by the property owner, Engineering and Building Department data and GIS aerial photographs taken after Hurricane Sandy.

 

Minus 5% to 90% off the building assessment (for buildings that remain standing as of December 31, 2012) calculated as of October 1, 2012 to reflect occupancy / damage conditions as of January 1, 2013. The adjustment to structures will be determined on a case by case basis utilizing the material damage claim submitted by the property owner, Engineering and Building Department data and GIS aerial photographs taken after Hurricane Sandy.

 

Minus 100% off the building assessment calculated as of October 1, 2012 for buildings that are no longer standing.

 

Example:

2013 Assessed value as of October 1, 2012 (no adjustment for material damage)

Land: $250,000

Imp:   $100,000

Total: $350,000

2013 Assessed value with material damage adjustments- building adjustment determination based on significant first floor flooding. No land adjustment- no damage sustained to infrastructure.

Land: $250,000

Imp: $100,000 X minus 30% = $70,000

Total: $320,000

Taxes for 2013, for this example, will be paid on the total adjusted 2013 assessment of $320,000.

 

 

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Mailing Address:
Post Office Box 728,
Toms River, New Jersey 08754-0728
Town Hall located at:
33 Washington Street
Toms River, New Jersey 08753
732-341-1000