Appellants challenge $8,500 valuation increase for 12 Martin Hill Rd at Orwell BCA hearing

The Orwell Board of Civil Authority heard an appeal July 27 over the assessed value of an addition at 12 Martin Hill Rd (Parcel 042006.001). Lister Sharon Ronchetti told the board: "The property is located at 12 Martin Hill Road in Orwell. Parcel ID is 042006.001. The Span # is 459-145-10841. It is a 5.72 acre parcel with a housesite. After final grievance, the total value is $286,500 for the homestead." The appeal centers on an $8,500 increase tied to the addition.

Appellants Jeffrey R. Lesniak and Martine E. Swain presented market comparables and said the town’s listings do not match their property’s characteristics. They argued that many comparable properties are larger, typically two-bedroom homes with garages, while the subject property is about 720 square feet and lacks a garage. The appellants also challenged the classification of the addition, saying it was treated as living space rather than an enclosed porch or similar structure; they noted a distinction "between appraised value and market value."

Lister Sharon Ronchetti replied that the grievance is limited to the added structure and explained how the addition was recorded in the town’s valuation system: "in the NEMRC CAMA system, the addition is now recorded as a slab porch with a roof." She said the original $12,700 value assigned to the feature was reduced to $8,500 at grievance to reflect removable single-pane windows. Ronchetti also noted that the NEMRC values are rooted in the 2024 reassessment.

Board members asked for clarification on valuation methods. Hans Tudhope and Joe Pouliot questioned whether money spent on the feature necessarily translates to the same increase in assessed value and how the town treats porches versus living space; Chair Richard O. Buxton, Jr. said he had driven by the property to verify photographs on file. The appellants reiterated that they were already paying taxes on $277,400 and objected to an additional assessment for the feature.

The board did not issue a decision at the July 27 session. An inspection committee of three volunteers will view the property on Aug. 13, and the hearing will reconvene Aug. 24 at 7:00 p.m. Any final change to assessed value will be based on the board’s review and any evidence accepted at the resumed hearing.