Carroll Valley Borough

Frequently Asked Quesstions

2010 Countywide Reassessment

Where can I find information regarding Comparable Sales in my neighborhood?

The Adams County Tax Assessors Office has information on the sale price and sale date for each lot in the county.  There has also been a great deal of cooperation from local realtors to help property owners find this information.
What did the reassessment officials use as Comparable Sales for my assessment?

Our understanding is they used sales of similar lots/buildings from a period including the last 4 years, and are located within your neighborhood.  In Carroll Valley there were 13 distinct neighborhoods, the locations of which are unknown to the Borough.
Where can I get a copy of my past Perc Test results?

The Borough Office has most of the files containing perc test results.  However, if the property was denied prior to 1983, the files may not be in our possession.
If there is storm water drainage issues with my lot or my lot is in a floodplain, or my lot is very steep, does that make it unbuildable?

Drainage issues can normally be resolved during the site development process, and building homes on steep slopes or floodplains is not forbidden.  However, all of these issues could impact the ability of a lot to be approved for an on-site sewage system.  
Will the Borough give me a letter stating that my lot is unbuildable?

Although we can give supporting information proving that building is nearly impossible, we can not give letters with blanket statements such as that.  The borough does not permit holding tanks for new construction, so a failed perc test may be sufficient to gain approval from the tax assessor.
Will appealing the assessed value of my property do any good?

If you do not, before August 10, 2010, you have forfeited your right to appeal the 2011 taxes.  The outcome of each appeal will be different, but the Borough encourages everyone to exercise their right to appeal in a timely manner.
What will happen if I refuse to pay my taxes?

After taxes on a property are delinquent for a period of two years, the property will be sold at a tax claim sale.  Adams County does not file this delinquency with any credit bureaus; however lenders generally contact Adams County to verify tax status as part of their loan approvals process.  Therefore failure to pay taxes could limit your ability to borrow money in the future.
Can I donate my lot to the Borough?

For years, the borough has accepted donated lots.  However, because not all Borough-owned property has been determined to be tax exempt, the Borough itself is anticipating a $70,000 increase in taxes paid to the school district and county.  Because of this, we have focused most of our efforts on obtaining tax exempt status for these lots.  Until such time as our tax liability is lessened or eliminated, the Borough is not considering acceptance of new lots.
What is the Borough doing for me to help alleviate my concerns?

The Borough has had a meeting with the County and Assessors regarding our concerns with assessed values in Carroll Valley.  The Borough has requested that the Assessors utilize all information already available to them, such as on-site sewage testing history, and floodplain maps.
I was told by 21st Century Appraisals that the properties in Carroll Valley are being reviewed based on a meeting that was held with the Mayor and Manager; do I still need to go in for a review?

Absolutely.  The Borough has not been informed of any changes that will be made based on our discussions.  You should follow the appeals process as if the Borough was unsuccessful unless you receive a revised assessment in the mail.

Since the Borough owns property, is the Borough affected by this reassessment?

Yes, the Borough is facing a $70,000 increase in taxes paid to the County and School District.  Without successful appeal, this will have an impact on the taxpayers of Carroll Valley Borough. 
What are the Standard procedures and guidelines for septic system testing?

Soils testing involves two (2) phases:

            Phase I includes a deep soil probe (deep hole(s) dug with a backhoe) where the Sewage Enforcement Officer (SEO) will evaluate the soils and determine a limiting zone, which may be defined by but is not limited to solid bedrock and indicators of a seasonal high water table.  This phase of testing costs $275 plus the cost of backhoe.  If this test fails Phase II testing will not be performed.  Other items that may fail your lot for further testing include:

·         Slopes of 25% or more over most of the lot.

·         Inadequate area for a septic system due to proximity of nearby features.  These distances (for the absorption area) include but are not limited to:

1)      Property line, easement or right-of-way – 10 feet

2)      Occupied buildings, swimming pools and driveways – 10 feet

3)      Streams, lakes or other surface waters – 50 feet

4)      Water supply well (includes geothermal wells) – 100 feet

5)      Surface drainageways – 10 feet

6)      Stormwater seepage beds – 10 feet

            Phase II includes the percolation test, normally six small (6 inches in diameter) holes to a depth of 20 inches, to be performed by the SEO.  The holes must be dug by others and access to water provided during the test.  This phase of testing costs $300.

            If testing fails a letter will be provided to the lot owner indicating it has failed and the reasons for the failure.  Likewise, if the testing passes a letter will be provided stating it has passed.