Mahwah officials outline county‑mandated property revaluation; residents press for notices, inspection timing and tax impact details

Tax Assessor Anthony Rinaldi and representatives of Appraisal Systems Inc. explained the township’s reassessment process at a March 23 meeting, telling residents the County Board of Taxation has required a revaluation and that the last local reassessment took place in 2011.

Rob Brescia, vice president of Appraisal Systems Inc., and Justin Brennan, the firm’s assistant project manager, walked the council and public through the seven steps of the reassessment and described options for residents who want to contest new values. “All site inspections should be completed by the end of summer,” Brescia said, adding that the firm intends to include a disclaimer about tax rates in the notification letter that will go to residents.

Brescia told the council the firm could add a tax‑rate disclaimer referencing the 2026 budget to help residents estimate 2027 tax impacts, but he said Appraisal Systems was reluctant to mail extra letters because of cost. Rinaldi and Brescia said the revaluation is effective as of Oct. 1, 2026; Brescia explained that changes would not be reflected on tax bills until later in 2027, depending on adoption of the 2027 budget and ratables.

Residents used the public portion to raise specific concerns. Joshua Bornstein asked when a new tax rate would take effect; Council President Ferguson said the tax rate depends on approval of the 2027 budget and would not take effect until 2027. A tenant of a rental property at 91 Fisher Road had not received a mailing; Appraisal Systems advised waiting for the initial visit and then calling the number on the documentation to arrange an appointment. A resident asked how Appraisal Systems would verify room counts for virtual inspections; Brescia outlined the virtual‑inspection procedures. Another resident asked whether the contractor would identify unpermitted work; Brescia said permitless work would be noted.

Councilmembers pressed for clarity about notices and timing. Councilmember Donigian recommended residents request copies of their current Property Record Cards to verify accuracy; Councilmember Ariemma asked that Appraisal Systems send tentative inspection dates by letter rather than relying solely on the website, but Tax Assessor Rinaldi said the expense of additional mailings would be high and information was available on the township and vendor websites.

The presentation materials and additional information were referred to Appraisal Systems’ website and the Township website. Council members and staff encouraged residents to submit questions to the Tax Assessor to verify addresses and to use OPRA requests to obtain Property Record Cards when needed.

Next step: Appraisal Systems will proceed with inspections and follow up with the township; the council signaled it would monitor outreach and timing for residents, and public hearings and appeals procedures will be available once preliminary values are issued.