Appraiser Sean O'Sullivan outlines New Providence revaluation, inspections and appeal process

Sean O'Sullivan, the appraiser the borough hired to conduct a full property revaluation, explained to residents how the process will work and answered questions about inspections, comparables and appeals.

O'Sullivan said a revaluation “is a program undertaken by the municipality to appraise all property within the taxing district according to its full market value, meaning what it can sell for in today's market.” He told listeners the goal is to redistribute tax responsibility so property owners pay based on current market value rather than historic assessments.

The appraisal team will use a sampling period from October 1 to October 1 for comparable sales, O'Sullivan said. “Anything which has sold that would be comparable would be in that time range,” he said. Those sales will establish the market values used for the revaluation year; because the borough sets assessments to 100% of market value in a revaluation year, O'Sullivan said the usual 15% common-level protection that applies in ordinary appeal years does not apply during the revaluation year.

Several residents asked whether exterior records would be sufficient and why inspectors sometimes need interior access. O'Sullivan said exterior measurements and tax maps are used widely but that some features — finished attics, basement finishes, and interior condition — cannot always be determined from records. He described inspections as brief interior walkthroughs focused on verifying square footage and condition, not a photo inventory: “The majority of the inspection is going to be on the exterior,” he said, but interior visits help confirm what the exterior measurements imply.

O'Sullivan explained how unusual factors will be handled. Recorded easements and other map notations will be incorporated via market adjustments based on comparable sales that include similar easements. For properties where creditors, permits or other records are absent or ambiguous, the appraisers will make conservative adjustments and note when estimation is required.

Homeowners will receive a letter with their old value, new value and an estimate of the tax impact based on the previous year's budget, O'Sullivan said. The firm expects to have values ready to send to homeowners around November, with most work finalized in December; new assessments will be reflected in tax year 2027 after the assessor and budget process conclude.

After letters are mailed there is an informal review: homeowners can call, provide 3–5 sales they consider comparable, and request a reexamination of the valuation. If the informal review does not resolve the issue, O'Sullivan said homeowners may file a formal county appeal. He noted the county appeal deadline is May 1 and that appeal procedures and fees vary by county. “You would have to submit that through the county,” he said, adding the county appeal is a formal hearing where the property owner presents their case.

O'Sullivan described typical inspection logistics: inspectors generally work about 9 a.m. to 4 p.m., follow assigned tax-map pages and will leave a card with contact information if no one is home. He said the firm typically aims to inspect roughly 80% of properties but that entry rates can vary; if owners decline interior access, appraisers may estimate certain features and those inspections can be scheduled later during the informal review period.

The appraiser also discussed how the revaluation affects individual taxpayers. If the town's average value rises — for example, a hypothetical 50% average increase — properties that rise less than the average may see a tax decrease, those near the average will stay about the same, and properties that rise more than the average will see increases. O'Sullivan emphasized that the municipal budget generally stays the same and the revaluation reallocates the share of that fixed budget among properties.

O'Sullivan closed by inviting homeowners to call with questions and said the borough will send notifications and the formal letters when values are finalized. Residents were encouraged to review the mailed information and to use the informal review and county appeal processes if they believe their new assessment is incorrect.