At the June 4th Lancaster Town Board meeting Council member Ronald Ruffino withdrew a resolution he sponsored to hire GAR Associates, LLC, Real Estate Appraisers and Consultants, to assist with the town’s 2020 Assessment Equity Project (reassessment) for a fee not to exceed $282,000.00.
He stated that he withdrew the resolution because he was disappointed to learn there was only one agency that was solicited for the project. He expressed his concern that there were other appraising agencies that were equally qualified to assist in the project but that no information was provided in the resolution to compare costs and services. It appears he did not pen the resolution but was asked to sponsor it.
The same resolution will be sponsored by Council member Matt Walter this coming town board meeting. The only difference in the resolutions language is found in the following paragraphs:
A) WHEREAS, the Town of Lancaster Assessor, Rebecca Baker, obtained a proposal for Professional services from GAR Associates, LLC, in accordance with the Town of Lancaster’s Procurement Policy (Ruffino resolution of June 4th)
B) WHEREAS, the Town of Lancaster Assessor, Rebecca Baker solicited proposals for professional services from (2) agencies to ensure the Town’s resources were adequately utilized (Walter June 18th resolution)
There is no concern here that GAR is not a respected agency and is qualified for assisting the town in performing appraisals, et al. It is clear the town assessor’s choice is GAR and we will know Monday night whether the town council is of the same mind.
That said, the resolution language again provides no information on the other agency solicited, whether there was a formal RFP bidding process followed, the scope of what services will be provided by GAR, or what services will be provided by Lancaster; as the Assessor’s office is currently staffed by a part-time Assessor and one appraiser.
I believe the taxpayers have the right to know:
• What process was followed that led to the town’s considering GAR as the most cost effective and qualified agency – RFP’s or simple verbal soliciting by the Assessor?
• The scope of the project and the roles of the town and GAR – what services will GAR provide to earn $282,000?
• How many total parcels will be appraised?
• What parcels will GAR be appraising; residential or commercial?
• What will GAR be paid for parcel?
• What are the chances of the town receiving a State Grant for performing the reassessment (reval)?
I hope some of those questions will be asked and answered Monday evening.
Thank you Gorga. It appears you were at the meeting and got the board to reveal the posted information.
It will be interesting to listen to the town's recording of the meeting to learn of the process used in choosing GAR and why Councilman Ruffino voted 'no' to the sponsored resolution.
It was disappointing to not hear how many commercial properties GAR will assess; especially considering the Villages are involved in the assessment project.
This is the 2017 parcel count from the ORPTS site
Broad Use
CategoryDescription Parcel Count 100 Agricultural Properties 21 200 Residential Properties 15,069 300 Vacant Land 2,694 400 Commercial Properties 675 500 Recreation and Entertainment Properties 42 600 Community Service Properties 146 700 Industrial Properties 137 800 Public Service Properties 159 900 Public Parks, Wild, Forested and Conservation Properties 5 Total Parcels in All Broad Use Categories 18,948
Georgia L Schlager
A difference in perception – he says, she says
Upon questioning the scope and process used to determine that GAR was the town’s choice in assisting the Town Assessor in its reassessment project, resolution sponsor Council member Matt Walter informed Gorga on the following:
• There are only three companies available to assist a town of our size and the scope involved to do what was required of them.
• No RFP bid process was involved. All three were solicited by the assessor. The one agency was not equipped to perform the work.
• Of the other two solicited they were both within a few thousand dollars of each other in cost.
• GAR was chosen because they responded in greater detail and was found to be easier to work with.
• The same guidelines will be used for assessing residential and commercial properties.
At the time of resolution approval, Council member Ron Ruffino interjected that this was the same resolution as he was asked to sponsor on June 4th. As then, he was again voting ‘no’ based on the following:
• He is not in favor of handing out a $282,000 contract without due diligence being done.
• He stated he went to the New York State Transportation of Finance website and found a list of contractors throughout the state who provide the same services. Some are even local.
• Ruffino recommends a formal RFP (request for proposals) process instated where the full scope of the work to be done is published and you get the best project bid. “Who says this project can’t come in at $175,000, $200,000; for less than the $282,000” declared Ruffino. “This averages out to something like $18 per parcel.”
From the NYS Taxation & Finance site
Contractors - Data collection/Reassessment
Sample Request-for-Proposals (RFP) and Cover Memo Contains comments to assist local governments in tailoring the RFP to their specific needs
Disclaimer: Please note - this contractor list is provided as a resource for reassessment projects, marketplace analysis, LOA determinations or assistance in maintaining equitable assessment rolls. The list contains names of contractors who have asked ORPTS to provide their company name to localities that ask about assistance. It is the locality's responsibility to check contractor references and prior clients before retaining any contractor. ORPTS staff are not endorsing any contractors, nor will they make a recommendation if asked. There may be other contractors available that have not asked to be placed on this list.
Contractors - Data collection/Reassessment
APPRAISAL CONSULTANTS
32 Ripplewood Drive
Rochester, NY 14616-1502
Attn: Mr. Robert D. Hilbert
(585) 613-5011
Email: rhilbert@rochester.rr.com
ASSESSMENT & APPRAISAL INFO SYSTEMS, INC.
1111 Earl Avenue
Schenectady, NY 12309
Attn: Mr. Robert J. Benedict, IAO
(518) 423-5757
Email: asapinfosystemsinc@gmail.com
ASSESSMENT & VALUATION SERVICES
P.O. Box 428
North Chili, NY 14514
Attn: Mr. David P. Miller, Consultant
(585) 889-9772 (Voice&Fax)
Email: avs@rochester.rr.com
BRIGGS APPRAISAL SERVICE
13 Church Street
Cortland, NY 13045
Attn: Mr. David W. Briggs
(607) 753-1232
(607) 756-0726 (FAX)
GEORGE CADE, SRA, CRA
269 County Highway 34A
Cherry Valley, NY 13320
Attn: Mr. George Cade
(607) 264-3183
Email: gcade@localnet.com
COLES AND ASSOCIATES, INC.
P.O. Box 4141
Ithaca, NY 14852-2141
Attn: Mr. Michael G. Coles
(607) 737-9626
(607) 215-4427 (FAX)
Email: mcoles@colesandassociates.com
Or visit http://www.colesandassociates.com/
MICHAEL DUNHAM
PO Box 3203
Kingston, NY 12402
Attn: Mr. Michael Dunham
(845) 339-8805
Email: mdtax40@aol.com
ENPM - EMMINGER, NEWTON, PIGEON & MAGYAR, INC.
60 Lakefront Blvd. Suite 120
Buffalo, NY 14202
Attn: John Zukowski MAI, SRA, IAO
(716) 685-0500
(716) 558-2825 (FAX)
Email: enpm@enpmappraisers.com
EQUALITY
121 Mattatuck Heights Road
Waterbury, CT 06705
Attn: Mr. Chris Kerin
(203) 841-2308
Email: leo@qds.biz
EQUITABLE ASSESSMENT SERVICES
46 Chenango Avenue
Sherburne, NY 13460-9756
Attn: Mr. Stephen R. Harris
(607) 316-4574
email: equity1@hotmail.com
EQUITABLE ASSESSMENTS, LLC
2503 Sylvan Loop
Wappingers Falls, NY 12590
Attn: Ms Deborah Whitton or Gene DeMarco
(845) 392-4072
Email: equitableassessments@gmail.com
FITTS APPRAISAL COMPANY
PO Box 315
Homer, NY 13077
Attn: Mr. Larry E. Fitts
(607) 749-3473
Email: Lfitts06@yahoo.com
GAR ASSOCIATES
2399 Sweet Home Road
Amherst, NY 14228-2326
Attn: Ms. Cindy Baire
(716) 691-7100
(716) 689-7700 (FAX)
Email: cbaire@garappraisal.com
GENERATIONS APPRAISAL SERVICE
1115 Oak Lane
Hinsdale, NY 14743
Attn: Ms. Bobbi Elderkin, Owner
(716) 557-2384
(716) 408-8949 (FAX)
Email: GenerationsAppraisal@gmail.com
GIRASOLE-PENALE APPRAISAL, LLC
225 Old Falls Street, Suite M
Niagara Falls, NY 14303
(716) 371-2037
(716) 371-2041 (FAX)
Email: girasole.penaleappraisal@gmail.com
Or visit www.girasoleappraisals.com
MICHAEL HABERMAN ASSOCIATES, INC.
Real Estate Appraisers & Consultants
125 Front Street
Mineola, NY 11501
Attn: Mr. Michael Haberman
Mr. Thomas Donato
(516) 739-8080
(516) 739-1810 (FAX)
Email: mh@mhabermanassoc.com or
tdonato@mhabermanassoc.com
INDEPENDENT APPRAISAL SERVICE, INC.
3407 Delaware Avenue
Kenmore, NY 14217
Attn: Mr. Dale S. Kadish or
Mr. Richard A. VanDette
(716) 871-9495
(716) 871-2421 (FAX)
THE KLW GROUP
247 Cayuga Road
Buffalo, NY 14225
Attn: Mr. Robert E. Koszarek
(716) 632-2100
(716) 632-1062 (FAX)
(716) 913-5278 (CELL)
Email: Rkoszarek@KLWGroup.com
LESTER APPRAISAL COMPANY
145 Glen Avenue
Williamsville, NY 14221
Attn: Mr. Eric Lester
(716) 989-5010
(716) 989-5008 (FAX)
(716) 913-3295 (CELL)
Email: eric@lesterappraisal.com
Or visit www.lesterappraisal.com
MANATRON, INC
510 E. Milham Avenue
Portage, MI 49002
(800) 776-7227
(269) 567-2930 (FAX)
Email: info@manatron.com
MAXWELL APPRAISAL SERVICES
PO Box 3002
Syracuse, NY 13220-3002
Attn: Mr. Michael Maxwell
Toll Free: 1-866-727-2650
(315) 458-0365 (FAX)
Email: maxappraisal@hotmail.com
MBA CONSULTING AND VALUATION
300 International Drive
Williamsville, New York 14221
Attn: Mr. Robert P. Strell
(716) 856-3900
(716) 634-6121 (FAX)
Email: rstrellmba@yahoo.com
METROPOLITAN ASSESSMENT SERVICES
116 BonAire Circle
Suffern, NY 10901
Attn: Ms. JoAnn Soules, President
(845) 354-6633
(845) 354-6866 (FAX)
Email: josoules@aol.com
MJW CONSULTING, INC.
33-33 161 Street
Flushing, NY 11358
Attn: Mr. John M. Watch or
Mr. James Thimgan
(718) 321-7114
(718) 461-1310
(718) 939-4006 (FAX)
Email: john@uspdr.com or
russ@uspdr.com
MUNICIPAL APPRAISAL & REVALUATION CO.
4511 Parker Road
Hamburg, NY 14075
Attn: Mr. Eugene Kusmierz, Jr.
(888) 561-6272
(888) 649-0163 (FAX)
Email: jkusmierz@verizon.net
MUNICIPAL ASSESSMENT SERVICES
PO Box 16366
Albany, NY 12205
Attn: Mr. John Bonanno, Program Specialist
(518) 852-8513
Email: masllc05@gmail.com
MUNICIPAL REVAL INC.
Attn: Angel Lallis
(845) 988-8800
Email: munireval@gmail.com
RESCOM CONSULTING LLC
481A Heritage Hills Drive
Somers, NY 10589
Attn: Mr. William J. Ford, IAO
(914) 617-2072
Email: rburkejr@att.net
J.F. RYAN ASSOCIATES, INC.
3 Longview Lane
Newbury, MA 01951
Attn: Mr. John Ryan, CAE
(978) 462-0036
(978) 463-0011 (FAX)
Email: jfryan@comset.net
RZ CONSULTING
341 Hidley Road
Wynantskill, NY 12198
Attn: Mr. Robert Zandri
(518) 283-0157
Email: rzc8291@yahoo.com
CRAIG SURPRISE, IAO
382 Old Road
Cropseyville, NY 12052
Attn: Mr. Craig Surprise
(518) 279-3298
(518) 279-3298 (FAX)
Email: newlebanon@aol.com
TYLER TECHNOLOGIES, INC.
Appraisal and Tax Division
4100 Miller-Valentine Court
Morine, Ohio 45439
Attn: Mr. Robert N. Marshall
(937) 276-5261
(800) 800-2581
(937) 278-3711(FAX)
Email: info@tylertech.com
Or visit www.tylertech.com
VISION GOVERNMENT SOLUTIONS
44 Bearfoot Road
Northboro, MA 01532
Attn: Mr. Jay Taranto
(800) 628-1013
(508) 351-3798 (FAX)
Email: marketing@vgsi.com
www.vgsi.com
https://www.tax.ny.gov/research/prop...ontractors.htm
Georgia L Schlager
Maybe some of these contractors are contractors that a homeowner would use to fight their assessment not necessarily a large company that can assess thousands of parcels. Just my thought
Georgia L Schlager
A good assumption and we will never know. It would have helped had Walter or Ruffino mentioned who the other two agencies were that were solicited besides GAR. It is obvious the town wanted GAR from the get-go.
That said, I have no problem with GAR being qualified to do the project. What I was pleased to learn was of the scope of the project and whose doing what.
Have you heard anything regarding a starting date?
I don't believe that I heard a starting date. But the way they pushed to get the resolution through, it must be soon. IMHOOriginally posted by Lee Chowaniec:
Have you heard anything regarding a starting date?
Georgia L Schlager
One would think that there would have been extreme transparency regarding this transaction considering the town appraiser's husband is an Executive Associate Certified General Appraiser for GAR. In the link I provided in post #53
https://www.tax.ny.gov/research/prop...ontractors.htm
There is a link for an RFP template at the top of the page which is encouraged to be used in detailing a project such as this in a RFP.
They created an appearance of a Conflict of interest, IMO by not utilizing a formal RFP to 4 or 5 vendors.
Georgia L Schlager
Ah, the plot thickens!
Standard practice on any professional services contract is an RFP process. While the awarding agency is under no requirement to go with lowest bidder, the process should be followed. Matt Walter’s comments at the board meeting about limited vendors are disingenuous. There are 4-5 vendors right in the WNY area that can be considered. When the City of Buffalo did their project RFP a couple of years ago, they actually received responses from some out of town vendors.
As someone who is an advocate of a reassessment as the best method to level the playing field for taxpayers and in establishing the tax levy, that believe is premised on process transparency and credibility. The town has stumbled badly in its first step to establish either and that causes not only residents who already rail against the process, but others as well to mistrust the town’s mantra of ‘everyone gets to pay their fair share in taxes’.
You are so astute gorja:
Under the Division of Local Governance and School Accountability
Office of the State Comptroller:
As a municipal officer or *employee* your job by its very nature places you in a position of *public trust*You are responsible for ensuring that public resources are used in the best interests of the public.
Under Article 18 of General Municipal Law - regulates your business dealings with your municipality. In general it is a conflict of interest when government employees involve family members in these types of transactions (transparency??)
The law states that relationships with associated employee(s) could give an appearance of a *conflict of interest* This assumption leads us directly to the question *is this ethical?* Due to disclosure regarding $$ - investments-contracts- makes it highly vulnerable and can jeopardize the publics trust.
Ruffino is spot on when he advocates multiple bids.
Assembly bill A02874 – condominium law 339-y
On 6-18-2018 the NYS Assembly overwhelmingly (126 to 15) passed bill A02874 to amend the real property tax law and the real property law, in relation to the taxation of property owned by a cooperative corporation.
The purpose of this legislation is to allow municipal corporations to value newly constructed and converted cooperative and condominium units as they would for real property to alleviate any negative impacts placed on the locality by the current statute.
BILL JUSTIFICATION:
As currently written, the Real Property Tax Law and the Real Property Law does not allow the sum of the assessments of individual cooperative or condominium units to exceed the value of the entire complex if it was valued as a single entity. The restriction tends to reduce condominium and cooperative assessments by preventing the use of sales of units in the assessment process. The Office of Real Property Services, assessors and other local officials generally consider the restrictions an unreasonable state mandate that unfairly limits the revenue-raising abilities of local governments.
Assessors and appraisers also cite the difficulties they encounter when they are forced to ignore market information--usually the best indicator of value in developing estimates of taxable value. This bill would allow municipal corporations to value newly constructed and converted cooperative and condominium units as they would other real property to alleviate any negative impacts placed on the locality by the current statute.
The bill was passed onto the NYS Senate on 6-18-2018 for their consideration.
According to investigative reporter Michelle Breidenbach, Syracuse.com, the New York State Assembly passed a bill that would end tax breaks for condominiums starting in 2021. The bill moves to the Senate in the last days of the session.
New York State allows single-family homes that look no different than their neighbors to pay lower property taxes because they are designated as condominiums.
More than 10,000 condos in Upstate New York are cashing in on the tactic. Their owners are taking an average of 36% discount on their assessments, according to a Syracuse.com analysis of thousands of assessment and sales records.
Upstate condo owners avoid at least $330 million a year in property taxes leaving their neighbors to pick up the slack for schools and local government.
The new law would give local governments and school districts the option to assess newly built condominiums at market value – the same as other property – starting in 2021.
A condo unit in Skaneateles recently sold for $2.1 million. It is assessed for about $400,000. (Sounds familiar to what’s taking place in Lancaster).
Condominiums trace their roots to a 1960 state law that was meant to protect New York City high-rise apartment dwellers as their buildings were converted to units for sale. The law said homeowners who joined together to form a condominium association should be taxed as one unit. That property tax should be based on the unit’s potential rental income rather than the sale value of each home. Nothing in that law prevented other types of houses from becoming condos. Nothing contained it to New York City.
Unfortunately, the New York State Senate has ended the 2018 session without closing a loophole that gives unintended property tax breaks to condominiums. Legislators have been unwilling to change the law despite decades of complaints from other taxpayers and the local assessors who have to administer the law.
Comment
The powerful Builders Association has been a force in lobbying Albany not to change the law as they have been bastardizing the intent of the law as a marketing tool for home sales.
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