FAQs • South Hadley, MA • CivicEngage

What happens if my abatement is approved?: You will receive a notice indicating the amount of the abatement in tax dollars.

▼
Real Estate Information

2. What does 100% of full and fair cash value mean?: The courts have defined this phrase to mean “current market value.” Thus, in determining value, the Assessors seek to approximate what property would sell for on the open market, with an acceptable range of error.

3. How do I check the valuation of a property?: You can either call the Assessor’s Office with the property location or owner’s name or you may self retrieve this information from our Digital Mapping Program.

4. What technique is used to value my property for assessment purposes?: Mass Appraisal is utilized for local property valuation.
Mass appraisal is defined as the use of standardized procedures for collecting data
and appraising property to ensure that all properties within a municipality are
valued uniformly and equitably. It is the process of valuing a group of properties
as of a given date, using common data, employing standardized methods and
conducting statistical tests to ensure uniformity and equity in the valuations.
Assessors use mass appraisal procedures and techniques when determining the
fair cash value of properties in their municipalities.

5. What is the assessment date of all property?: The assessment date is January 1 for the upcoming fiscal year. New construction (i.e. new homes, additions, sheds, decks, etc.) and demolitions are assessed as of July 1. (For example January 1, 2021 is the assessment date for fiscal 2022 valuations other than additions or demolitions that occurred until June 30, 2021. Fiscal 2022 runs from July 1, 2021 through June 30, 2022.)

6. Do you have a book and page reference?: Yes. The Assessors Office lists a book and page reference on the property record card for most of the properties. Deed references (book and page numbers) are recorded at the Hampshire County Registry of Deeds. You can contact the Registry of Deeds located at 60 Railroad Avenue, Northampton, MA. 01060 at 413-584-3637.

7. Can I find out when a property was sold?: Yes, you can find this information by calling our office or looking on the Registry of Deeds website. Please keep in mind that the Assessors office is typically a week or so behind the Registry of Deeds information.

8. How do I check on the ownership of property?: You can either call or come in to the Assessor’s Office with the property location. This information is also available through the Digital Mapping Program

9. How do I change my mailing address for tax billing?: You must fill out an “address change form”. You can either do this in person at the Assessor’s office, a form can be mailed upon request, or you can download the Address Change Form (PDF)

10. How do I change a name on my property?: The only ways to change a name on a property is to either record a new deed or to provide the Assessors Office with a copy of a probated will along with a probate reference number.

11. Do you have sales reports?: Yes. The Assessors Office creates these reports based on transfer information received from the Registry of Deeds. The reports are available at the counter.

12. When do I file for an abatement for overvaluation?: Your application must be filed with the Board of Assessors on or before the date the first installment payment of the actual tax bill mailed for the fiscal year is due, unless you are a mortgagee. If so, your application must be filed between September 20 and October 1. Actual tax bills are those issued after the tax rate is set. You must file by the due date of your 3rd quarter actual tax bill. The due date is typically February 1.

13. Who is eligible to file for an abatement?: Anyone who feels overvalued or exempt is eligible to file for an abatement. However, you should ask yourself these questions before filing:
- Is the data on my property record card correct?
- Is my value in line with other similar properties?
- Is my value in line with recent sale prices?
Also, keep in mind that you are appealing your assessment, not your taxes. Therefore you must pay your taxes pending your appeal. The office staff will be happy to assist you. No appointment is necessary to review your property record card but they are appreciated.

14. Are there instructions available to assist me in filing an application for abatement?: Yes, the instructions for filing can be found on our Applications & Forms Page

15. Where do I file applications for abatement?: You must file two (2) applications in the Assessor’s Office for each piece of property. One (1)must be filed for the town and one (1) must be filed for the Fire District. Please see the filing instructions found on our
Applications & Forms Page

16. Where do I get applications for abatement?: You can pick up the necessary number of applications in the Assessor’s Office, they can be mailed upon request, or you can download the Application for Abatement (PDF).

17. Are abatement applications public records?: Individual abatement applications are not available to the public for inspection under the public records law.
However, persons that receive an abatement and the amount granted is public information.

18. If the Town denies my application, do I have any recourse?: You can file an appeal within 90 days to the:
Appellate Tax Board (ATB)
100 Cambridge Street
Suite 200
Boston, MA 02114
Phone: 617-727-3100
Call the ATB for an application. The application is not difficult to complete, and the ATB is more than fair to homeowners. However, your case may not occur immediately.

19. What happens if my abatement is approved?: You will receive a notice indicating the amount of the abatement in tax dollars.

20. How much was my assessment reduced?: Typically a revised property record card is mailed with a letter detailing the change in assessed value. Otherwise you may divide the abatement amount by the tax proper tax rate.