Homeowners lift more of tax burden

Bills go in mail shortly; commercial property valuation growth lacks behind residential

By John Howell
Posted 6/16/16

Tax bills will be in the mail next week, reflecting a decline in rates - although because of revaluation and increased city spending, not necessarily a corresponding decline in the total amount owed. According to data provided by City

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Homeowners lift more of tax burden

Bills go in mail shortly; commercial property valuation growth lacks behind residential

Posted

Tax bills will be in the mail next week, reflecting a decline in rates – although because of revaluation and increased city spending, not necessarily a corresponding decline in the total amount owed.

According to data provided by City Assessor Christopher Celeste, as a category the city’s 26,002 single-family homes saw the greatest increase in value, climbing 6.95 percent from $4.9 billion to $5.3 billion. Other categories of residential properties likewise increased in value, but not to the same extent. The city’s 1,224 homes with two to five units increased in value from $255 million to $271 million, or 6.39 percent. Condominiums, which number 2,267, went from $331 million to $342 million, an increase of $3.7 million.

Celeste wasn’t surprised condos should lag behind single-family homes. He pointed out when single-family home prices soar, people turn to condos seeking less costly alternatives, thereby pushing the condo demand and prices up. He doesn’t see that trend now.

But commercial values haven’t kept pace with residential properties, meaning that homeowners will proportionally foot a greater share of the tax burden. The city’s 2,451 commercial properties increased in value from $2.11 billion to $2.14 billion, an increase of 1.63 percent. Celeste said that generally commercial values were “flat,” and with the revaluation, the city adjusted for more than $16 million in commercial abatements resulting from appeals and court cases over valuations dating back several years.

Two companies performed the citywide full revaluation, which by law is required every nine years, for a first time at a total cost of $1.1 million. Celeste said both companies – Tyler Technologies, which performed the residential revaluation, and Vision Government Solutions, which did commercial – completed the job on budget and “hit the deadlines.” With completion of the valuations, both companies conducted hearings for those contesting values. Of the 1,030 residential hearings conducted by Tyler, values were altered on 651 properties. Hearings on commercial values resulted in a 2.2 percent decline in values from the initial increase of nearly 4 percent, Celeste said.

Those hearings, however, aren’t the end to the path of appeal.

Property owners have 90 days from the July 15, the due date for the first quarterly payment, to file an appeal with the assessor’s office. Appeal forms at the office in the City Hall Annex and will be posted on the city’s website.

Celeste urged taxpayers to look at their property valuation and the “property card” that describes the property, and if they feel it doesn’t accurately reflect conditions to file an appeal.

“It doesn’t cost you anything. We can walk them through it [how to file an appeal],” he said. He added that those appealing should be prepared to argue their case and shouldn’t rely on the feeling that “it’s just too high.”

“The more you give me, the better shot of a result,” he said.

Celeste said he has 45 days in which to review appeals. If after that review a property owner is not satisfied, the appeal goes to the three-member board of tax review. From there the taxpayer can appeal to Superior Court.

The mayor’s $298.7-million budget – which represents an increase of $4.7 million from the current budget, and was unchanged by the City Council – calls for a 51-cent decline in the residential tax rate, a result from revaluation. The rate is $20.24 per $1,000 of property valuation. The commercial tax rate drops from $31.13 to 30.36. The motor vehicle rate is unchanged, but because a greater number of motor vehicles and newer cars, the overall value of motor vehicles increases from $672 million to $712 million.

The first quarterly tax payment is due July 15. Those electing to pay their taxes in full have until Sept. 15 to pay the bill. Those choosing to appeal valuation should pay their bills. Any adjustment in valuations will be reflected in future payments.

Comments

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  • Thecaptain

    What is interesting is that more than 100% of the 4.7 million tax increase has been earmarked for raises, bonuses, and step increases to the city workers. For example, 114 fire department employees will enjoy $931,950 of the 4.7 million in sick pay bonus money alone. 114 men, consume 19.8 % of the entire city wide tax increase. Even more startling is that the mayor and Fire Thief Mclaughlin are unable to articulate how the sick time is accounted for nor can they provide the documentation.

    Friday, June 17, 2016 Report this

  • knowthetruth4

    Nearly half a million dollars wasted by Warwick Public Schools in just over 1 year.

    June 7, 2016

    The Warwick School Committee and Warwick Public Schools administration has spent $421,894.85 from April 2015 to June 1st 2016 on non-educational vendor payouts. This information was requested from the school department this month by an attorney and the results are beyond staggering. The request was made under the freedom of information act and the following questions were asked of the school department:

    -What has been the total amount paid to the law firm of Brennan, Recupero, Cascione, Scungio, and McAllister from their hire date until the end of May 2016?

    -What is the name of the outside public relations firm hired by the school department as well as all fees and compensation paid to them since their date of hire?

    -What are the total amount of fees, expenses, and all other compensation that has been paid to the SMMA consulting firm since their date of hire?

    Given the state of affairs in Warwick's schools it is astounding to see how much money has been spent on nothing that benefits the education of the students in Warwick. Below is a list of the totals obtained directly from the school department from their vendor check summary released today:

    -The law office has received $147,719.08 from 7/28/2015 to 5/03/2016.

    -The public relations firm of Martin and Associates has received $27,580.00 from 1/26/2016 to 5/31/2016.

    -The SMMA consulting firm has received $246,595.77 from 4/22/2015 to 5/10/2016.

    -The grand total from all three of these items is a staggering $421,894.85.

    The school committee and administration have been crying poverty for years and demanded that we need school consolidation for tax relief of Warwick's citizens. Spending nearly $422,000 in a year on non-educational expenses is anything but tax relief. The citizens of Warwick need to call the school committee, as well as the administration, and demand that your tax dollars not be wasted in such a way.

    The elected school committee could simply negotiate with the Warwick Teachers Union and then you would no longer need an outside law firm to fight everything in court. The top heavy school administration could use some of their work day, that they are paid very well for by the way, to handle public relations and logistical planning of our school department. This would eliminate the need for Martin and associates as well as SMMA.

    How many laid off teachers would this amount have saved? How many chrome books could have been handed out to Warwick's students? How outraged will the public be after learning about such frivolous spending of their tax dollars? One will have to wait and see.

    Monday, June 20, 2016 Report this

  • richardcorrente

    Dear Thecaptain and knowthetruth4,

    Mayor Avedisian has a simple, 3-step method of administration.

    1. Set a budget.

    2. Overspend the budget. (as Thecaptain mentions above)

    3. Raise taxes to pay for it all.

    He has done this for 16 long years. He has raised the cash to buy a lot of votes through hundreds of political kick-back jobs. I am running for Mayor representing the 80,000 taxpayers that are paying the tab. We 80,000 are paying the salaries...and benefits...and lifetime pensions of all those people that Avedisian "bought". He hired 4 "Chiefs-of-Staff in 14 months. That alone will cost taxpayers over a million dollars.

    As for the Warwick School Department, he has spent over a BILLION of Warwick taxpayers dollars since 2009 and his "hands-off" policy left us with teachers with no contracts, students with no Chromebooks, buildings that are literally falling down and a Mayor that refuses to get involved. I won't be that kind of Mayor. My "I care" policy will make me as involved as the law allows. After all, the Mayor is responsible for the taxpayers money, or at least he should be. In either event, I will be.

    Enjoy your Summer.

    Richard Corrente

    Democrat for Mayor

    Monday, June 20, 2016 Report this

  • Thecaptain

    Unfortunately Rick, you continue to make campaign contributions to all of the council members that keep approving his budgets and raises. Boy oh boy, you can find out boat loads by looking at campaign finance reports. For example, 6 council members that you have made campaign contributions to all took money from the Warwick Firefighters local union just weeks before they passed the new fire contract without reading it. Bet you overlooked that one? Any idea how much that sick time increase is gonna cost over the years? Seeing as the system is so scammed, we don't know but the 7 guys that just retired, in sick time on the way out the door took $297,854 in sick time alone. Nice huh? Your buddies all approved the contract without reading it, and furthermore, were all to happy to admit that they didn't read the contract. Where's the investigation by the finance chair, Wilkinson?

    Or how about this one Rick. I'd like to hear your solution to this one. The W2's of 3 WFD men chosen randomly for the last contract period of 3 years during the pay freeze had an total increase in salary of $238,180. Yup , you heard me, 3 men during the 3 year pay freeze. Please tell me how you will combat that abuse. See the game is that the pay freeze doesn't include step increases and promotions , not to mention the outrageous overtime and sick time abuses. But I didn't hear you ask any of those questions during budget hearings. Matter of fact, I didn't hear any of the council ask them either. Yet you fund them. I don't get it. I truly believe that the ability to read, (AND UNDERSTAND) a balance sheet is an integral part of an elected officials job. Doesn't look like we have that does it?

    Monday, June 20, 2016 Report this