HUDSON -- The City of Hudson has hired GAR Associates Inc. to conduct an assessment update of all residential and commercial properties commencing this month. The company expects to complete the process by the summer of 2012.

Letters went out to every property owner this week that explain the phases of the project and the goal, which is: “to create fair and equitable property assessments at 100% of full market value.” The project will update assessments of all residential and commercial property.

“The process will be more fair and accurate if everyone cooperates,” said Donald Barnett, a GAR associate appraiser.

“We promised we would do a reassessment,” Common Council President Don Moore said. “The state requires one on a regular basis. We had planned to do it with our own staff but we determined we couldn't complete it by 2011. The state Office of Real Property Tax Services said we would have to extend it for another year.”

In the midst of voter dissatisfaction with a recent property revaluation, the Common Council passed a resolution last year to hire a real estate appraisal company for a more thorough process. Officials interviewed three appraisal companies over a six-month period before signing the contract with GAR Associates for $170,000.

The first phase of the project is a property inventory, and a survey of property owners has begun and will continue through the end of April. Property owners will receive an inventory survey in the mail soon and are requested to fill it out and return it before the end of this month. The survey includes questions about the use of the property, its age, building materials, number and use of rooms, as well as details about heating and air conditioning, and things like porches, decks, garages and sheds.

Data about properties gleaned from past appraisals, sale contracts and real estate listings will also be included. Owners are requested to verify and comment on the information. The survey allows the property owner to provide input and ensure the accuracy of information on file with the city assessor.

In May, GAR employees will conduct an exterior visual inspection of each property to check other information on file. Property owners who do not want GAR to inspect their properties should call GAR before April 29. The company will use satellite maps to gather information about properties whose owners restrict access. The assessors do not enter houses except when an owner requests such a visit. They will post their locations on the company's website, will notify local police of their locations and will have photo ID's for residents to check.

By August, appraisers will evaluate and verify their data using market analysis, property sales records and other indicators like comparative value of similar properties, to substantiate value. Those receiving assessment adjustments will be notified by mail.

By February 2012 the company will begin its informal review of properties with individual property owners that will include interior inspections for those who want them. By May 1, 2012, tentative assessments will be filed. Assessments will be finalized by July 1, 2012.

Real estate values have been on a roller coaster in recent years, with prices rising 20% per year between 2000 and mid-2008, when the market faltered. Some Hudson residents have complained about unfair assessments and one group filed suit against the city last year.

GAR Associates, Inc. has offices in Amherst, NY, Albany and works all over the state. The company recently conducted a reappraisal of Claverack and has done work for Kinderhook, Stuyvesant and Taghkanic. This is the first time GAR has worked in Hudson.

Public workshops will be held to answer questions about the reassessment project April 28 at 6 p.m. and April 30 at 9 and 11 a.m. Those interested in attending should call 1-866-910-1776 or register on-line at http://appointments.garappraisal.com.

For more information on the assessment process check www.orps.state.ny.us.