Jul 222022
 

Brookfield, VT – Lister Minutes

2022 Grievance Hearings

 

7/11/22

9:00  J. Parker – Concerns: Value of house on west side of Rt.14 next to the church. Unhappy with figures because interior not seen yet. Only the garage is sound.

Results: Interior inspection; adjusted “church” to be “dry-storage outbuilding”; adjusted depreciation.

11:00 A. Hermsen (Kauffman) – Concerns:  What’s the functional depreciation for porch extent? Water drains down outside of chimney. The neighbors in Williamstown have rough buildings and lifestyle – adjust the neighborhood grade?

Results: Market values are changing. Explained that if the water from the chimney isn’t entering the house, it’s not something we can deduct for. Explained neighborhood rate.

12:00 M. Garbitelli (represented by Neal Ferenc, Esq.) – Main house – Concerns:  Appraisal does not reflect the true market value.

Results: Referred to Marshall & Swift 2019 tables, explaining how they work. Reduced quality for simplicity of construction.

12:20 M. Garbitelli (rep. Neal Ferenc, Esq.) – 1506 West St – Concerns:  Mistake on prior cost sheet regarding renovation status.

Results: Removed mobile home site-improvements. Noted 88% complete. Listers will visit the site.

3:00 G. Matthews – Concerns:  Questioning valuation. Taxes.

Results: Explained how the tax is computed. Explained that valuation is based on Marshall & Swift 2019 tables. Increased physical depreciation, increased condition, removed one (of 2) rough-ins. (see example at bottom of minutes)

4:40 J. Mattote – Concerns:  Cost of materials & labor unrealistic. Tax rate.

Results: Addressed costs of rebuilding. Explained how setting the tax rate works. Adjusted subfloor from wood to concrete slab.

6:00 J. Poulin – Bear Hill camp – Concerns:  The well cannot be accessed – no pump, no electricity. Cabin is in Current Use.

Results: Lowered value of camp, and of water.

6:20 J. Poulin – West St. – Concerns:  What’s the $ 5100 listed twice on the Cost Sheet? Please remove the 336 sq ft. outbuilding. Window & siding replacements – revisit condition & quality.

Results: Answered the $ 5100 question. Removed the 336 sq ft. outbuilding. Adjusted the % good for outbuildings.

6:40 A. Ferguson – Concerns:  Comparable valuation by Northfield Savings Bank was  $ 310,000, which was much lower than the Brookfield appraisal.

Results: Explained why bank evaluations are often different from town valuations. Decreased quality to 4.5, to match more closely the square footage and the age of the building. Changed “carport” to “porch #4”.  Increased depreciation from 14%. Decreased condition to “average”.

 

7/12/22

3:00 W. Clodgo – Concerns:  Square footage on 2nd floor is incorrect. Roof shingles are broken; the whole block needs replacing. Basement sill is rotting.

Results: Adjusted 2nd floor square feet. Removed finished basement. Adjusted quality back to 3.0

3:20 R. Rilling – Concerns:  Please explain the Cost Sheet.

Results: No action. Explained the Cost Sheet.

3:40 D. Leonard – Concerns:  Baths are 1.5. Shed split into 2. Porch & deck are all one, and rotting. Furnace is not used; using pellet stoves instead.

Results: Adjust porches, heat and landscape.

4:00 L. Kelly – Concerns:  Land value different from bank appraisal 2019.

Results:  Addressed bank appraisal issue. Adjusted site grade and quality grade.

4:20 J. Stewart – Concerns:  7 rooms should be 6. Values for septic and pond.

Results: Changed room count to 6. Explained landscaping (septic, pond, water). Changed quality grade back to 3.5.

4:40 D. Doda – Concerns:  House is built on a concrete slab. It’s a one-bedroom (with closet) house. There are 2 baths. The “garage” structure on the farm is actually a “barn”. Are all farm buildings in Current Use?

Results: Changed the sub-floor to concrete pad. Added 3% functional depreciation to house because of only one bedroom. Changed the farm structure from a garage to a barn. Yes, all farm buildings are in Current Use.

5:00 J. Mayotte – Concerns – The furnace isn’t working. Pellet stove and wood stove are used instead. Moisture in basement. The sills on one side are spongy. The roof needs replacing. There is no bath on 2nd floor. Shed building.

Results: Removed central heat value. Removed bath from 2nd floor. Condition is the argument. Increased physical depreciation to 40%.

5:20 P. Hatch – Concerns:  Explanation needed. Concerned about taxes.

Results: Reviewed Cost Sheet. Removed one equipment shed <100 sf. Adjusted energy to Average. Explained that when the grand list goes up, taxes will lower or stay the same as last year. (see bottom of minutes)

5:40 H. McCall – main house – Concerns:  There are only 3 bedrooms; the total rooms should be set back to 7. Neighbor’s house is run-down.

Results: Adjusted room counts.

6:00 Real Cap (H. McCall) – Concerns:  There are 3 bedrooms, not 4.

Results: Changed number of bedrooms. Added square footage for 2nd floor overhang above porch, and for a dormer larger than what was stated (increased living area by 57 sq ft total). Updated exterior wall. Added depreciation.

6:20 J. Zebora – Concerns:  Property is both field and woods. Property improvements needed. Septic is okay. Received quote of $ 2560 to replace water.

Results: Adjusted quality to entire house. Changed the attached garage to a shed. Added depreciation.

6:40 K. Sikora – Concerns: Adjust for ponds because one is State-owned? House has 4.5 baths. The front porch is off; roof is still there. Entire house could be “average/fair”. Square footage of basement, 1st floor, 2nd floor needs adjusting. Porch #2 square footage is overstated.

Results: Researched ponds, and adjusted. Adjusted bath and fixture counts. Adjusted drawing of basement, 1st floor, 2nd floor, and changed square footage everywhere needed. Adjusted functional depreciation to average/fair. Removed porch #1’s floor; adjusted porch #2. “Super adequacy” value decreases with square footage decrease. House is oversize to quality grade.

7:00 R. Brownstein – Concerns:  Sheds to left should be taken off? Barn. Roof drainage problem on pond side of house.

Results: Adjusted living area, depreciation and fixture count. Adjusted finish on 1st floor. Attached garage.

Email from L. Smith-Frailey – Concerns:  Landlocked, very small parcel.

Results: Site grade lowered due to limited access.

 

Respectfully submitted,

Teresa Godfrey, Brookfield Lister

Phyllis Humez, Brookfield Lister

Sean Boyce, Site Appraiser (from VT Appraisal Co.)

Ted Nelson, Appraiser, VT Appraisal Co.

 

 

Example of How Taxes Could Stay the Same or Go Down, When the Grand List Goes Up

 

Pretend:        100,000        Amount we voted on at Town Meeting for the Budget this year.

500,000        Total value of properties in Brookfield.

 

100,000 / 500,000 =  0.20 tax rate

 

Town-Wide Reappraisal happens. The new total value of properties goes up 200,000.

 

100,000        Amount we voted for the Budget this year.

700,000        New total value of properties in Brookfield.

 

100,000 / 700,000 =  NEW  0.14 tax rate

 

Jun 232021
 

2021 Lister’s Grievance Hearing Meeting Minutes
June 19, 2021
The Board of Listers grievance hearings were brought to order at 9:30 a.m. on June 19, 2021. In attendance were Listers Stuart Edson, Phyllis Humez, and Teresa Godfrey.  There were no hearings scheduled for this.  We had received two phone call messages concerning the “Use Value Report” that was mailed to all parcel owners who have their land in land use.  Steve Stocking and Larry Brassard did not understand what the report represented. Mr. Edson contacted each of them and explained what the report showed.
Steve Hill, removing 8.7 acres from land use, wanted Mr. Edson to explain how he came up with the value.  Mr. Hill agreed to meet with Mr. Edson on June 15 to discuss the valuation.  After explaining the process, Mr. Hill was ok with the value on the removed acreage.
Roger LaRocque called grieving the amount of acreage he was taxed on.  Per his deed, the acreage was 5 acres more or less and he felt it was on the less side.  He had a lot line adjustment with an abutting property, gaining 0.3 acres and now owns 4.19 acres not 5.3 as the Listers had him in for. The Listers had just received their new tax maps and as indicated on Mr. LaRocque’s parcel, per measurement, his acreage is actually 4.16 acres.  Upon calling Mr. LaRocque to discuss the acreage, the Listers have lowered his acreage to 4.16 acres.
John Hrubovcak, new owner on Bear Hill, called concerning a value on his septic for the mobile home on his property.  The mobile home is a shell for storage and upon searching for a septic, he found it was a “wooden box” out back and nothing he would use.  After confirming with a previous owner, the Listers agreed to remove the value of the septic.
Justin Poulin contacted the Listers concerning a pump-house that was located on L. Brassard’s property, but owned by Mr. Poulin.  He called to let us know that had been removed and sold.  He would like the value removed from his property.  The Listers agreed.
On motion by P. Humez, seconded by T. Godfrey, the Board of Listers adjourned at 11:30 a.m. on June 19, 2021.
 
Respectfully submitted,
Stuart Edson
Phyllis Humez
Teresa Godfrey
 
 

Jun 022021
 

Agreeably to the provisions of Title 32 VSA, Sec. 4111, notice is hereby given that the undersigned Listers within and for the Town of Brookfield have completed the abstract of individual lists of persons, co-partnerships, associations or corporations owning taxable property in said town on April 1st 2021, and that they have lodged the same in the office of the clerk of said town for the inspection of taxpayers.
We encourage you to call the office to discuss your value changes to help limit face to face meetings. If you would like to grieve the value after discussing, please submit in WRITING your request to the Town Office prior to June 18th at 4:30 PM. Please include a phone number. Grievance hearings will be June 19th by appointment only.
Please call the Lister’s office at 802-276-3352 to arrange an appointment time for your grievance hearing.
Dated June 1st, 2021
Listers: Stuart Edson, Teresa Godfrey, Phyllis Humez

Jun 202019
 

2019 Lister’s Grievance Hearings
(unapproved minutes)
June 11, 2019
The Board of Listers grievance hearing was brought to order at 4:45 p. m. on June 11, 2019. In attendance were Listers Stuart Edson, Teresa Godfrey and Phyllis Humez. There were three scheduled hearings for June 11th and a fourth on June 12, 2019 at 5:00 p.m.
The first property owner, Roberta Carrier, 56 Old Cross Rd, presented her concerns regarding the value of her property. Ms. Carrier stated the garage roof had been taken off, the interior of the house has been torn out. She would like the assessment decreased to $70-$75 thousand from the $95,600 it is currently at. The Listers and Ms. Carrier agreed to a site visit on June 18th at 5:00 p.m. so the Listers could see the interior of the house.
The second property owners, Jim and Katrina Lumbra, 3025 Ridge Road, felt the property should have been put in as salvage. They purchased this adjoining lot with the intent to remove most of the house/mobile home. When the Listers went on the site visit in October, they recognized the home as not being habitable. The Lumbras are planning on retaining the red barn and possibly the garage. The Listers are in agreement that the home should be put in as salvage and will adjust the value accordingly.
The third property owner, John Sprague, 5254 VT RT 14, wanted to understand where the values for their new home and property came from. The Listers reviewed the cost sheet with Mr. Sprague. The number of fixtures was put in with the wrong count and the quality of the home was a little high. The Listers agreed to review this and would send an updated value to Mr. Sprague.
The fourth property owner, David VonHolden, 932 East Hill Road, brought a copy of a bank appraisal for us to review and let him know what we decided to do for his value.
There were no other scheduled hearings nor were there any walk-in requests for hearings.
The Board of Listers 2019 grievance hearing adjourned at 6:45 p. m. on June 12, 2019.
Respectfully submitted,
Stuart Edson
Teresa Godfrey
Phyllis Humez

Jun 152018
 

Agreeably to the provisions of Title 32 VSA, Sec. 4111, notice is hereby given that the undersigned Listers within and for the Town of Brookfield have completed the abstract of individual lists of persons, co-partnerships, associations or corporations owning taxable property in said town on April 1st 2018, and that they have lodged the same in the office of the clerk of said town for the inspection of taxpayers.
The undersigned Listers will meet from 4:45pm to 6:45pm on Wednesday, June 20th, 2018 at the town office to hear grievances of persons, co-partnerships, associations or corporations aggrieved by any of their appraisals or by any of their acts as such Listers. Any person who feels aggrieved by the actions of the Listers and desires to be heard by them, shall on or before noon June 20th, file with them his/her objections in writing as prescribed by statutes.
Please call the Lister’s office at 802-276-3352 to arrange an appointment time for your grievance hearing.
Dated May 31th, 2018
Listers: Stuart Edson, Teresa Godfrey, Phyllis Humez

Jun 032017
 

Agreeably to the provisions of Title 32 VSA, Sec. 4111, notice is hereby given that the undersigned Listers within and for the Town of Brookfield have completed the abstract of individual lists of persons, co-partnerships, associations or corporations owning taxable property in said town on April 1st 2017, and that they have lodged the same in the office of the clerk of said town for the inspection of taxpayers.
The undersigned Listers will meet from 4:30pm to 7pm on Thursday, June 15th, 2017, and 9am to noon on Saturday, June 17th, 2017 at the town office to hear grievances of persons, co-partnerships, associations or corporations aggrieved by any of their appraisals or by any of their acts as such Listers. Any person who feels aggrieved by the actions of the Listers and desires to be heard by them, shall on or before noon June 15th, file with them his/her objections in writing as prescribed by statutes.
Please call the Lister’s office at 802-276-3352 to arrange an appointment time for your grievance hearing.
Dated May 30th, 2017
Listers: Stuart Edson, Teresa Godfrey, Phyllis Humez

Jun 072016
 

Brookfield Listers Minutes for the 2016 Grievance Hearings Held June 2nd (4:30 to 7:00 p.m.) and June 4th (9:00 a.m. to 12:00 noon), Brookfield Town Office Listers in attendance on both dates: Stuart Edson, Teresa Godfrey, Phyllis Humez
Tina Golon, a Century 21 real estate agent, represented David Simendinger for grieving the assessed value of Mr. Simendinger’s property listed under the name of C-Store Contracting:

At this time, there is no dwelling on the land but there has been in the past – with water and septic.
The owner would like Brookfield’s assessed value of the property to align more closely with fee appraisals provided by a fee appraiser and the real estate agent. 3. No one knows where the septic is located. 4. Drilled well is thought to be present.

Patricia Mercier grieved the assessed value of her property because the town’s road now runs quite close to one corner of the house: 1. Requested consideration of a decrease in the value of the land between house and road, because according to the Right of Way rules, all of the lawn between house and road could be considered as town property. 2. Informed Listers of how the cellar wall was constructed (circa 1850) in a step formation that extends under the lawn, away from the home’s visible exterior wall, possibly resulting in part of the wall meeting the boundary between lawn and road.
Everett Kettler grieved the assessed value of his land in Brookfield.

Much of the property is too wet to be farmed, and there are steep ravines throughout the wooded area.

George “Skip” Buck grieved the assessed value of his property:

A portion of his parcel has been designated (per State law) as the site for a neighbor’s back-up septic system if ever the neighbor’s existing system fails. This means that that land cannot be built upon.
As we looked at maps together, Mr. Buck also sought the Listers’ advice on where else there might be a possible right-of-way to the back acreage. This was something beyond our expertise, so we suggested he consult another town official, or an engineer, or an expert in excavation and construction.

Respectfully submitted by the Brookfield Listers: Stuart Edson, Teresa Godfrey, Phyllis Humez

Jun 282015
 

Brookfield Listers Minutes for the 2015 Grievance Hearings Held
(unapproved)
Grievance Hearings Held on June 18 (5 to 7pm) and June 20 (8am to 12pm), 2015, Brookfield Town Office
Listers in attendance on both dates: Stuart Edson, Teresa Godfrey, Phyllis Humez
Thomas Heed, guardian to Joseph Heed, grieved the assessed value of Joseph Heed’s property:
1. House never finished. Doors do not have sills, window units not plumb, roof on porch never done, linoleum was not sealed.
2. No one knows where the septic is located.
3. Basement walls, doors and electric are incomplete and/or nonfunctional.
4. The only source of water is a dug well.
5. Land on second parcel – right of way issue.
The Listers will do a site visit by 6/27/15.
David Christensen, representative for Gifford Medical Center, and as 2015 owner, grieved the assessed value of the Gifford Medical Center’s property:
1. Requested an explanation for valuation difference between realty and town appraisals.
2. Requested an explanation for valuation difference between town appraisal and sale price.
3. Informed Listers of radon issues (both air and water) that required installation of a mitigation system. The radon now measures at safe levels.
4. Pole barn is sinking because the support poles have no footings. Instability prevents Green Mountain Power from re-installing electric meter and activating the electrical system in barn.
5. Ice damage to retaining wall between the upper and lower driveways has left it in a state of serious disrepair.
The Listers will do a site visit by 6/27/15.
Leon Snow grieved the assessed value of two properties:
1. The land-only parcel is too wet for farm use or building a structure. Has not been perked for septic.
2. The parcel with his house on it has unusable land behind the house (ravine with stream), and the entire southern half of the parcel is wetland.
The Listers will do a site visit by 6/27/15.
Tom Malanchuk, representing Randolph Fish and Game, requested an explanation of how the assessed value was determined, and what the property tax would be now. Mr. Malanchuk was satisfied with the explanation provided by the Listers, and with the tax calculation computed by Teresa based on last year’s tax rate. No grievance. No site visit necessary.
Megan Miller presented issues regarding her newly acquired parcel via the subdivision of her mother’s property.
1. Ms Miller informed the Listers that the terrain of her land parcel has ledge that will make creating a building lot difficult. The Listers will make a site visit by 6/27/15.
2. Ms Miller requested an explanation for the valuation having increased so much from what it had been before subdivision occurred. The Listers explained that two of her acquired acres had to be assessed at the higher house-site value that is applied to every parcel in Brookfield.
The Listers will do a site visit by 6/27/15.
Marvin Williams grieved the assessed value of his parcel of land from which material was quarried for the construction of neighboring Interstate 89, and stated that no part of the parcel is suitable for use as a building site.
The Listers will do a site visit by 6/27/15.
6/27/15 note: All site visits have been done.
Respectfully submitted,
Phyllis Humez