In Attendance: John C. Brayshaw – Chairman

Robert C. O’Connor

Edward F. Mical

Martha Mical – Assessing Clerk

Recording secretary: Mary Whalen

Topic: Presentation by Corcoran Associates Inc.

The Board met with Mr. Wil Corcoran from Corcoran Associates Inc. to hear his presentation.

The Board started off with some questions:

Q. Does the proposal include any public utility?

A. All inclusive.

Q. What type of software do you use?

A. The proposal includes set-up with a software package, preferably with Vision.

Q. If there is a problem with the software, is contact made with you (Corcoran) or with Vision.

A. After the job is over; you would go to Vision.

Q. When do we have to pay for the support, or upgrades?

A. Vision has a standard fee for support and upgrade.

Q. Is the fee included in the proposal?

A. Just for the first year.

The only additional cost to the Town after the revaluation is completed is the upgrade of software and maintenance fee.

17. Would the property cards be custom made or would it depend on the software system?

1. Yes, on both counts.

17. Is training provided for the software?

1. Yes.

Discussion followed about how the Town would be assessed, and how the information will be gathered by the data collectors during the whole process.

17. What is the level of experience of the data collectors?

1. We are based in NH. And the level of experience starts at a year.

Discussion followed about the models that are used and how they obtain the information. There are three ways. 1. Use the same building schedule across town. 2. Determine what it would cost to build new. 3. Land sales, discussion continued on the formula.

17. What does land residual technique mean to you?

1. You take the home sales near the property and back out the buildings. Further discussion followed.

The Board discussed credentials with the representatives from Corcoran, and how well they work with the State’s requirements.

17. How many full revaluations have you done in the last three years?

1. Two.

17. Out of those two towns how many appeals where forwarded to the Board of Land and Tax Appeal’s?

1. With Bristol there were 66 abatement requests and no appeals, in Middleton there could be up to 6 requests, we are finishing up there.

Barbara Annis asked if after the measuring and note taken are completed on a property, will there be another person going back to determine the percentage of depreciation. Corcoran said that they do not go back into the house that the first visit should be accurately described on the record card. Discussion followed on the way the data is collected and the experience of the personnel.

17. Does the proposal include the digital imaging of all the buildings?

   A. Yes it does.

Further discussion followed about Corcoran’s work history and credentials. Assistance from the Assessing Clerk during the revaluation, required work area, and the materials needed if any was also discussed.

Public utilities were discussed.

Data collecting would begin in the spring of 2002.

Information distribution to the taxpayers was discussed.

Barbara Annis asked how much time of the Town employees will be needed? An amount of time was not stated, but assistance from the Assessing Clerk will be needed.

Work session was closed, and returned after a break.

The Board met with Jeff Earls and Cindy Perkins from Earls Nieder Perkins, LLC, out of Loudon NH, to hear their presentation. The Board opened with questions.

17. Does the proposal include any utilities?

1. Yes, it is included in the price.

17. Do you have your own software?

1. We use a software program named Pro-Val.

17. Is it State approved?

1. Yes.

The Board clarified the amount of the bid.

17. How often will we see the project manager?

1. More than 50% of the time.

17. How does the team of data collectors work, do they work together or do you separate them all over town?

A. We usually surround the parameter and work our way in. It’s done in two steps. First the data is collected. The appraising is actually doing the sales analysis and applying what you find to the data that is collected.

Q. Are you the licensor of your own software?

A. No.

Q. You would then be a middleman to the licensor?

A. Yes, all support comes from us, and there is an annual fee.

Q. How many revaluations have you done?

A. This year we did a reval in Danbury and Langdon. Last year we did an update in Center Harbor, and Alton Bay.

Q. Out of the reval’s that were done, how many were forwarded to the Board of Land and Tax Appeals?

A. None so far, too early to tell.

Q. Out of the two that were completed, what was the length of time to complete it?

A Langdon took 3 months and Danbury 6 months.

17. How well do you work with the Board of Land and Tax Appeals and the Department of Revenue Administration?

1. I used to work for D.R.A., and have worked well with the Board of Land and Tax Appeals.

The Board discussed Earls, Neider, Perkins, LLC.’s credentials.

Barbara Annis asked what the advantage was sending the teams to the outskirts of Town and making your way center where the Town is so diversified? It is the current method that they use.

Q. How do you go about developing your model?

A. First we would find out the current replacement costs of the buildings, then we would talk to local builders and look at national manuals such as Marshall Swift for replacement costs to build. Also we would take all the sales in the last 2 years and vacant land sales and come up with land values.

Land Residual Technique was discussed.

Q. How would you rate your level of communication between the employees and the taxpayer?

A. We have received numerous compliments stating how personable and knowledgeable we are.

Q. Out of the two reevaluations that you have completed, how many appeals have been submitted to the Board of Land and Tax Appeals?

A. The work that we have done is so current that nothing has been brought to the board yet.

The update we did in Center Harbor there were 16 to 18 residents have taken the Town to the Board of Land and Tax Appeals.

Q. Four years from now we have another revaluation and we decide not to use your firm, do you collect the software at that point?

A. You would be licensed with Pro-Val.

Q. Is there a one-time license fee?

A. Yes, the $1300.00 annual fee is for updating the software.

Q. Is enhancement of the software included in the annual fee?

A. Yes.

Q. Why is your proposal less than the other proposals?

A. One reason is the software package; Pro-Val offers a small town discount. We also knew that there were town’s coming up for the reevaluation that would be right for us, and Warner was one of them.

Q. Is Pro-Val exclusively what you use?

A. No. We use other software packages that would be available, but at a different cost.

Different software packages were demonstrated to the Board.

Discussion continued in regards to the work experience of the personnel, and how they previously worked for the Board of Land and Tax Appeals.

Q. Why did you choose Pro-Val software?

A. One reason is the discount made available to small town’s, it very user friendly, and we provide 8 hours of training.

More discussion followed regarding the software and the options it provides.

After the revaluation is completed, discussion followed about getting the information to the public either by booklet or letter.

The depreciation factor was discussed.

Public relations were discussed. One suggestion was to pass out information at the Transfer Station.

The Board asked if the proposal could be re-figured with Vision software.

Presentation and work session closed.