Hollis Select Board Transparency Archive

5A6CCC09-35E3-4EF4-BC99-00B212D7C5ED

Warrant Article

From

• Michael Harnois <[email protected]>

To

• Roger Hicks <[email protected]>

Cc

• Bennet Flinner <[email protected]>
• Richard Morin <[email protected]>

Date

Fri, Jul 17, 2026 · 10:31 a.m. ET

• Hollis_Reval_FAQ.pdfNot posted

  The original PDF is not in this public copy. The words copied from it are below.

  Read from the file

  Property Revaluation Frequently Asked Questions for Residents This FAQ is provided to help residents understand the upcoming Special Town Meeting vote on the Hollis property revaluation ("Reval") and what it means for you. PART 1: The Special Town Meeting Vote Why is there a Special Town Meeting about this? A previous town meeting vote did not pass the appropriation for the revaluation. However, the money was already set aside in the town budget and was not new spending. The Special Town Meeting gives residents a chance to reconsider and authorize using those already - budgeted funds to move forward. The special town meeting is scheduled for August 5 th, 2026. Wait … the money is already there? Yes. The funds for the revaluation were already budgeted. Voting YES at the Special Town Meeting does not add new taxes or new spending. You are simply voting to release money that has already been set aside for this purpose. ✔ Voting YES costs you nothing extra. The money is already in the budget. What exactly are we voting on? You are voting to appropriate (authorize the use of) funds already set aside to hire a qualified assessing firm to conduct a full property revaluation of all properties in Hollis. Who is the proposed vendor? The town has selected an experienced assessing firm with a long track record of successful revaluations and long - term partnerships with Maine towns. This is not the lowest bidder - and that is intentional. A failed revaluation in 2017 that went with the lowest bidder cost the town money and set the process back years. The goal this time is to do it right. PART 2: What Happens If We Delay Again? Isn't it fine to wait a little longer? No: Hollis is already well past due. The last revaluation was in 2001 or 2002. That's over 20 years ago. The state requires towns to maintain a minimum average assessment ratio of 70% and a quality rating below 20. Hollis currently fails both standards. Current Hollis numbers: ● Average assessment ratio: ~52% (state requires at least 70%) ● Quality rating: 19 (state limit is below 20 — we are right at the edge)

  ● Individual property ratios range from 30% to 96%: wildly unequal ⚠ Hollis is one step away from a state violation. Continued delay risks mandatory state intervention. What does the town actually lose by waiting? Real money: every single year: ● Lost tree growth reimbursement: ~$38,000 – $40,000 per year. The state withholds this money because our assessment ratio is too low. That's money Hollis should be receiving but isn't. ● Risk of reduced Homestead Exemptions: non - compliance with state assessing standards can trigger reductions in the exemptions that protect primary homeowners. ● Risk of state penalties and mandatory revaluation: if Hollis falls further out of compliance, the state can step in — and a state - mandated reval is far more disruptive and expensive than one we choose and control. Isn't it unfair that some people's taxes might go up? Here's the key point: revaluation does not increase the total amount of taxes Hollis collects. The town's budget stays the same. What changes is how that tax burden is distributed. Right now, the system is unfair. S ome properties are assessed at 96% of their market value while others are assessed at only 30%. People assessed too high are paying more than their fair share. People assessed too low are paying less than their fair share. A revaluation corrects this. A revaluation doesn't raise the overall tax burden — it makes sure everyone pays their fair share of it. What happens to the tax rate after a revaluation? When the total assessed value of the town goes up (which it will, since properties are currently undervalued), the tax rate (dollars per thousand) goes down proportionally. Your individual bill depends on whether your property was being under - or over - asse ssed relative to the new market - based value. PART 3: Assessors Visiting Your Home Will someone come to my house? As part of the revaluation, assessors will be gathering up - to - date data on all properties in Hollis. This typically includes an exterior inspection and, ideally, an interior visit to verify key details like square footage, number of rooms, and condition. Do I have to let them in? No. You have the right to refuse an interior inspection. Assessors cannot enter your home without your permission. ⚠ However: refusing entry can work against you. Here's why. Why would refusing entry hurt me? If an assessor cannot verify the interior of your home, they must make assumptions. B y law, those assumptions must be made in the town's favor, not yours. That means they may assume your home is in better condition than it actually is, which could result in a higher assessed value than is accurate.

  If you later disagree with your assessed value and want to appeal, it is much harder to argue that your home was over - valued if you didn't allow the assessor to see it in the first place. Bottom line: Letting the assessor in gives you the best chance of an accurate, fair assessment — and the most flexibility to appeal if you disagree with the result. What if I do disagree with my new assessed value? You will have the opportunity to appeal. After the revaluation is complete, all property owners will receive notice of their new assessed value and will have a formal process to challenge it if they believe it is incorrect. Allowing the interior inspection makes any appeal significantly stronger. PART 4: Key Points from the Workshop The following points were emphasized as especially important: ● The current system is broken and unfair. With individual assessment ratios ranging from 30% to 96%, some residents are dramatically overpaying while others underpay. This is not hypothetical — it is happening right now. ● The 2017 reval failure was a cautionary tale. Going with the cheapest option cost the town money and trust. This time, the focus is on a qualified, experienced vendor with a proven track record — not the lowest bid. ● The money is already there. A key misunderstanding at the last vote was that this was new spending. It was not, and it is not now. The funds are budgeted. Voting YES simply authorizes their use. ● We are losing $40,000 every year we delay. That's $40k in state tree growth reimbursement that Hollis is owed but cannot collect because our assessment ratio is too low. Every year of delay is money out of the town's pocket. ● The goal is a long - term relationship, not a one - time fix. The proposed vendor provides ongoing annual assessing services after the reval, keeping values current and preventing Hollis from falling this far behind again. ● Large commercial properties matter to all of us. If commercial properties aren't properly assessed, the tax shortfall shifts onto residential property owners. Getting commercial assessments right protects homeowners. ● More frequent updates = less painful adjustments. Revaluations mandated every 10 years create big, disruptive swings. The plan going forward is more regular updates — every 4 – 7 years — so changes are gradual and predictable. Questions? Attend the Special Town Meeting or contact the Hollis Town Hall.