Lackawanna County assessment director and contractor outline reassessment schedule as residents raise transparency and appeal concerns

Lackawanna County officials and the contractor conducting the countywide reassessment briefed the Board of Commissioners and the public on the project timeline and procedures while a string of residents urged greater transparency and clarified appeal access.

Patrick Tobin, director of the county assessment office, said Tyler Technologies’ nearly three‑year reassessment was “just about complete” and that Tyler was conducting informal reviews at a 9‑1‑1 center in Jessup. Tobin said Tyler will turn the role to the county on June 1, 2025; formal appeals applications will be available on the county website July 1; formal appeals will be held August 1–September 31, and the county expects to certify the reassessment roll on Nov. 15, 2025. Tobin said as of the Monday before the meeting Tyler had booked about 7,589 appointments and completed informal meetings on about 2,682 parcels.

Samantha Edwards of Tyler Technologies told the meeting that tentative value letters went to all property owners across all tax classes — residential, commercial, industrial, agricultural, utility and exempt — and reiterated that reassessment must be revenue neutral: once certified, total millage rates across taxing bodies must be adjusted so the county collects no more total tax revenue solely because of reassessment. She said informal reviews would continue through May and that Tyler would transfer files to the county by June 1.

Several residents described problems they encountered with the informal process and with the availability of comparable sale data. David Maher and Suzanne Green said they were unable to obtain comparable‑sale information before their scheduled informal meetings; Green said two properties she owns were not visited and that one tentative record incorrectly listed non‑existent additional structures. Residents also asked why vacant lots showed large increases in tentative values and requested clearer explanations for how vacant land was revalued.

Multiple speakers asked the county to publish the average ratio— the countywide change from old to new assessed values — and to provide an estimate of likely new taxes. Samantha Edwards and Tobin explained that publishing estimated new tax amounts requires certified values and municipal budget decisions; they said certification and millage adjustments cannot be completed until informal reviews and formal appeals are finished. Tobin and Edwards said they will continue informal reviews through May and that the county will provide appeal instructions and outreach.

Several speakers urged safeguards for homeowners on fixed incomes, phased‑in increases or freezes, and more time and information for property owners to prepare appeals. Commissioner Chris Chermack and county staff acknowledged the scale of the work and the public concern; Chermack said county and contractor staff should consider additional time and outreach because thousands of appointment requests had been booked.

Legal counsel noted a court‑ordered deadline: an agreed order in a 2018 lawsuit directed completion of a full county reassessment by Jan. 1, 2026, which constrains how far the county can delay the process.

Why this matters: the county is undertaking its first reassessment since 1968; residents are receiving tentative value letters that in many cases show large increases from decades‑old assessments, triggering public concern about tax impacts, appeals access, and process transparency.

What residents can do: county officials and Tyler said property owners should attend informal reviews, bring supporting documentation (photos, records of condition, income or cost documentation if relevant) and use the formal appeals window if they disagree after the informal review. County staff said further public outreach and resources will be posted as steps are completed.