Tax Revaluation Could Shift Property Tax Burden In Chester

CHESTER, NJ — The Borough of Chester is in the process of implementing a borough-wide reassessment for the tax year 2024, which is a continuation of a reassessment process that began many years ago.

The Division of Taxation requires that 20 percent of the borough be inspected each year, according to officials. This means that every five years, each property in the borough will be inspected.

Property owners whose properties will be inspected will receive letters in advance of the inspections from Appraisal Systems Inc., the company performing the assessment.

Appraisal Systems Inc. has been in operation for more than 40 years and is one of only a select group of companies that the State of New Jersey has authorized to carry out property tax revaluations across the entire state.

If you are not at home, a letter with information on how to schedule an appointment will be left at the property. The ASI field inspector will inspect and photograph the exterior during the first visit.

Since the reassessment is a continuous process and this is ASI's first year assisting the assessor with residential properties, photographs of all residential properties throughout the borough will be taken.

If ASI inspectors are unable to conduct an interior inspection of a home, they will make assumptions based on exterior conditions and neighborhood characteristics. This may result in a higher property assessment, officials said.

Borough officials have stressed that the process does not imply that all residents and business owners will face higher property taxes; rather, the new tax rates are based on borough-wide averages.

Residents whose property values have increased faster than the borough average can anticipate higher tax rates, while those whose values have increased more slowly can anticipate lower tax rates.

Residents whose properties have increased in line with the borough average should not expect a tax increase.

"The amount of property taxes is based upon the operating budgets of the Municipal Government, School Districts, County government, and State Aid. The reassessment will change the aggregate value of the properties in the borough; however, because the same amount of overall tax is to be collected, the tax rate will change. Until the reassessment is completed and the tax rate is computed, it will be difficult to determine your property taxes," the borough said.

Following the revaluation, each property owner will receive a letter outlining the proposed assessment for 2024 and will have the opportunity to meet with an ASI representative to discuss any potential change.