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Assessment

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1. What exemption programs are available?

Senior Citizens 65 years of age or older and Disabled Veterans with a 50% or more disability may qualify for a property tax exemption up to $150,000 of assessed value. Non-profit exemptions on property used exclusively for religious, charitable, cemetery, hospital, educational, or community purpose as defined by State Statute and Borough Code.

2. What is personal property?

Personal property is tangible property other than real property, such as machinery, equipment, furniture and fixtures, vehicles, vessels, and aircraft.

3. What is real property?

Real property means land and improvements, all possessor rights and privileges appurtenant to the property, and including personal property affixed to the land or improvements (Statute 29.71.800).

4. What is an appraisal?

The appraised value of a property is an appraiser’s opinion, or estimate, typically, of the full market value. What the property would sell for on the open market between two individuals, both knowledgeable with the uses to which the property may be put, given sufficient time for marketing and there being no undue influence to sell or buy by either party.

A fee appraisal is an estimate of market value typically on only one property. An appraisal for assessment purposes is typically approached through mass appraisal incorporating the valuation of a universe of property.

Mass Appraisal is the systematic appraisal of groups of properties as of a given date using standardized procedures and statistical testing to provide equitable and efficient appraisal of all property within a taxing jurisdiction for tax purposes. The appraisal process by both methods is a systematic, logical method of processing data into intelligent, well-reasoned value estimates.

5. What is an assessment?

An assessment is the dollar amount at which a property is placed upon the assessment roll for tax purposes. The assessment originates from an appraised value. The assessment may differ from the appraised value (or market value) for one or more reasons such as: fractional assessment laws (not applicable at this time in Alaska), value in use rather than value in exchange, partial exemptions, or a lack of the full bundle of rights of property ownership.

6. What gives the appraiser the right to photograph or enter my property uninvited?

The laws of the State of Alaska require the assessor or his authorized employees to periodically inspect all real property to determine its true and fair market value. (Statute 29.45.130b) The assessor or agent of the assessor may enter the property grounds to conduct a physical exterior inspection of the structures during reasonable hours. An interior inspection may take place if the structure is under construction, or if the person in actual possession of the structures gives permission or under court orders.

7. Are all individual real property assessments accessible?

Yes, individual assessment records and certified assessment rolls are considered public records and are available to anyone wishing to view them.

8. Why do assessed values change from year to year?

When market value changes, naturally so does assessed value. The assessor has not created the value. People create value through their transactions in the marketplace. State law requires your property to be assessed at its full and true value each and every year. The assessor has the legal responsibility to study those transactions and appraise your property accordingly. Values change in the marketplace, whether improvements are made to property or not.

9. What is an assessment notice and when can you expect to receive one?

A real property assessment notice is a statement of value assessed to a particular parcel. When you receive a Ketchikan Gateway Borough Assessment Notice you will note that the notice states the current year valuation of land and improvements. Real property assessment notices are typically mailed in mid to late January of each year.

10. What if you receive your assessment notice and think your assessed value should be different?

Call the assessor’s office at 907-228-6640 immediately. There may have been an error on your notice or the assessor may not have been aware of a loss or an addition to your property. Changes or adjustments can be made, for a limited time only, if you have documentation to prove that a correction should be made in the value of your property. State law allows 30 days from the mailing of the notice to file an appeal with the assessor.

11. What if you didn’t receive an assessment notice?

Call the Borough Assessing Department at 907-228-6640 immediately.

12. What if you and the assessor cannot agree on the valuation?

Then you may appeal to the Board of Equalization. Appeal forms are available at the borough Assessment Department.

13. What is the Board of Equalization?

The Board of Equalization is made up of the members of the Borough Assembly or can be an independent board appointed by the assembly.

The Ketchikan Gateway Borough Board of Equalization is made up of the current elected assembly members, but does not include the mayor. It is the duty of the board to hear appeals, determine equalization, and adjust assessments when applicable.

14. What is your responsibility when appealing to the Board of Equalization?

If you choose to appeal you will bear the burden of proof, meaning it will be up to you to provide proof that the value set by the assessor is erroneous. By law, the board must support the assessors valuation, unless otherwise proven by you. To appeal your valuation you will need to:

1. Obtain an appeal form from the borough assessor
2. Complete the form and attach all documents to substantiate the claim
3. Return to the assessor no later than 30 days from the mailing date of your assessment notice, failure to do so will eliminate your right to appeal.

An attorney or a field expert may represent you if you wish, but is not required.

15. What if you do not agree with the board findings?

If you do not agree with the Board of Equalization decision you can appeal to the Superior Court. The Superior Court trial will be based on information presented to the Board of Equalization. Therefore, it is important to follow due process and, at the time of the Board of Equalization hearing, present all relevant evidence for consideration.

16. How is the value of the tax base found?

The value of the tax base is found by adding up the assessed value of all taxable real property within the borough boundaries.

17. How is the property tax determined?

Real property tax is determined by multiplying the assessed value of the property by the mill rate. In other words, taxes = assessed value x mill rate.

18. What is a mill?

A mill is a monetary unit equal to 1/1000 (one thousandth) of a U.S. dollar, or 1/10 (one-tenth) of one cent.

19. What is a mill rate?

A mill rate is just the number of mills each individual property is to be assessed, or charged, per dollar value of the property. For example, if your mill rate were 20 mills, you would pay two cents for every dollar of assessed value or $20 for each $1,000 of assessed value.

20. Who decides what the mill rate will be?

The Borough Assembly decides what the borough mill rate will be. The City Council determines the city levy within the corporate boundaries of the city.

21. How is the mill rate decided?

First, the taxing authority such as the borough decides how much money (revenues) will be needed to run the borough, by proposing a balanced budget. Second, the assembly decides how much other revenues will be received from other sources like sales taxes, grants, user fees, interest and etc. Third, the assembly does the math: step #1 minus step #2 equals property tax revenue needed. That revenue needed is raised by levying and collecting a property tax.

So, to figure the mill rate, the additional amount of money needed for the budget will be divided by the total assessed value of the tax roll.

22. When can you expect to receive a property tax bill?

Real property tax bills are prepared and mailed by the Ketchikan Gateway Borough Finance Department on or before July 1 of each year.

23. What if you refuse to pay the tax levied?

The borough places a lien against your property for the amount of tax owed. The lien includes any interest, penalties, and administrative costs charged because of lack of payment.

24. When are taxes due?

Taxes are due September 30 of every year, unless the 30 falls on a weekend, then the taxes would be due the following Monday.

25. What is a lien?

A lien is a judgment against the property that can be collected by foreclosure and sale of the property.

26. How long is the redemption period?

Duration of the redemption period is one year. During that time the borough holds title to the property. The taxpayer has redemptive rights during this period and can reclaim the property by paying the original tax, all penalties, interest and costs that the borough has incurred due to nonpayment.

27. What if the taxpayer hasn’t redeemed the property by the end of the redemption period?

At the end of the redemption period the borough will take legal action to secure a tax deed for all properties subject to foreclosure. The borough may hold or use the property for public use. If the borough retains the land, the taxpayer forfeits all rights of ownership.

28. How do I add or remove and owner from a parcel?

A document such as a Warranty Deed or a Quitclaim Deed would need to be recorded at the State of Alaska, Division of Natural Resources, District Recorder’s Office in order to change the records with our office. If you need assistance to complete a deed we are unable to give you legal advice. Please call a title company or an attorney for more information.

29. I was recently married, how do I change my name?

A document such as a Warranty Deed or a Quitclaim Deed would need to be recorded at the State of Alaska, Division of Natural Resources, District Recorder’s Office in order to change the records with our office. If you need assistance to complete a deed we are unable to give you legal advice. Please call a title company or an attorney for more information.

30. I was recently divorced, how do I change my name?

You could supply our office with a copy of the Certificate of Name Change signed by the Judge or Clerk of Courts or a document such as a Warranty Deed or a Quitclaim Deed could be recorded at the State of Alaska, Division of Natural Resources, District Recorder’s Office in order to change the records with our office. If you need assistance to complete a deed we are unable to give you legal advice. Please call a title company or an attorney for more information.

31. My parent died, how does it change ownership?

A document such as a Representative’s Deed is typically recorded to convey interest from the Estate of the deceased to another party. If you need assistance to complete a deed we are unable to give you legal advice. Please call a title company or an attorney for more information.