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State attorney briefs Fairbanks BOE on valuation standards, appraisal rules
Summary
Robert Palmer, counsel presenting for the state assessor, trained the Fairbanks North Star Borough Board of Equalization on valuation approaches, the burden of proof for appeals and the duty to make written findings when overruling a taxpayer's private fee appraisal.
Robert Palmer, presenting on behalf of the state assessor, told the Fairbanks North Star Borough Board of Equalization on April 1 that the legal standard for property taxation is the "full and true value" as of Jan. 1 and reviewed accepted valuation methods.
"Full and true value is the estimated price that the property would bring on an open market with a willing seller and a willing buyer, both conversant in market terms and with specifics of the property," Palmer said, explaining the legal baseline BOE members must apply.
Palmer outlined three valuation approaches the assessor and appraisers use: the cost approach, the sales-comparison approach and the income-capitalization approach for income-producing properties. He cautioned that the assessor commonly applies a mass-appraisal process and that individual fee appraisals submitted by taxpayers can require special handling.
Under recent statutory guidance discussed at the training, Palmer said, "If the appellant provides a long form fee appraisal to support their valuation, the BOE and the BOE does not find in favor of the taxpayer, the Board shall make specific findings on the record to support its decision." That requirement compels the board to explain on the record why a private appraisal was set aside.
Palmer emphasized the evidentiary posture of BOE hearings: the appellant goes first, the assessor responds, and the appellant may reply but generally may not present new evidence in that reply. He repeatedly urged members to "base your decisions just on the evidence that was presented at the hearing," to ask questions that build a record and to avoid introducing outside information.
The presentation also covered ethics and ex parte communications. Palmer warned against seeking or relying on outside information about a case and instructed members to disclose any de minimis contacts and to consider recusal where necessary to preserve impartiality.
Why it matters: BOE decisions are administrative determinations that can be appealed to superior court; the board's written findings and adherence to the evidentiary rules are central to withstanding legal review and to preserving taxpayer and assessor due process.
Palmer offered to provide additional legal memos on exemption standards and complex cases; borough staff will follow up with borough-specific materials and the clerk's office presented the local procedures later in the meeting.
The board also conducted its internal organizational tasks at the April 1 session; the clerk handled nominations for chair and deputy chair before the training began.
