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1. Why are property value adjustments necessary?

State law requires that all property in Massachusetts be assessed at current market value. For more information please call us at 508-693-3554 x201.

2. How is Market Value established?

The best evidence of market value is the arm's length sale of reasonably comparable properties. These are properties similar to yours in location, age, style, condition, and other features that affect market value, such as the square footage of living area, bathrooms and size of garage, etc. For more information please call us at 508-693-3554 x201

3. What if there are no reasonably comparable sales?

We will then consider all other factors that may affect the market value of your property. The cost to replace your building(s), less any depreciation, plus the value of the land could be used to estimate market value. For rental properties, the income and expenses could be considered. For more information please call us at 508-693-3554 x201

4. I have recently built my home. Will the actual construction costs be considered?

Your construction cost is a historical figure that may or may not reflect the current market value of your property; it is only 1 element that may be considered. For more information please call us at 508-693-3554 x201

5. What will happen to my assessment if I improve my property?

Generally speaking, improvements that increase the market value of a property will increase the assessment. The following examples are typical items that may increase the assessed value of your property:
- Added rooms or garages
- Central air conditioning
- Extensive remodeling
- Fireplaces
- Inground pools, decks
- Kitchen or baths
- Substantial modernization

For more information please call us at 508-693-3554 x201

6. Will my assessment go up if I repair my property?

Normal maintenance will help retain the market value of your property, but generally will not affect your assessment. For more information please call us at 508-693-3554 x201

7. How can my assessment change when I haven't done anything to my property?

Economic conditions such as interest rates, inflation rates, and changes in the tax laws will influence the value of real estate. As property values change in the marketplace, those changes must be reflected on the assessment roll. For more information please call us at 508-693-3554 x201

8. What if, after the bill goes out, I still disagree with the assessment?

You will need to file an abatement application with the Assessors Office not later than the due date of the first actual (NOT preliminary) tax bill of the fiscal year. The Taxpayer should pay the bill as rendered while his/her abatement application is pending to avoid interest and penalties. The Board of Assessors has 3 months in which to act on your application. They will notify you on an approved Department of Revenue form of their decision with that time. If not acted on favorably, it is automatically denied at the end of the three-month period. For more information please call us at 508-693-3554 x201

9. What evidence do I need to present to the Board of Assessors?

State law places the burden of proof on the property owner to show that their property is overvalued. Stating that your property taxes are too high is not relevant. You should establish in your mind what you think your property is worth. A recent appraisal of your property may help support your case.

The best evidence that will be considered is a recent sale price of your property. The next best evidence would be recent sales of properties that are similar to yours - the closer in similarity and proximity, the better the evidence.  

For more information please call us at 508-693-3554 x201

10. How will my taxes change as a result of the new assessment?

Although the value of your property affects your share of taxes, the actual amount you pay is determined by the budget needs of the town and school, and spending approved by the vote of Town Meeting Members at town meeting. A tax rate is then adopted that will generate the needed dollars. Your property taxes are determined by multiplying the tax rate per thousand dollars of assessed value.  

For more information please call us at 508-693-3554 x201

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1. When do I need a building permit?

The Building code states:
"R105.1 Required. It shall be unlawful to construct, reconstruct, alter, repair, remove or
demolish a building or structure; or to change the use or occupancy of a building or structure;
or to install or alter any equipment for which provision is made or the installation of which is
regulated by this code without first filing a written application with the building official and
obtaining the required permit."
If you are unsure if need to apply for a permit you should email the building department at buildingadmin@oakbluffsma.gov and ask.

2. Are there specific exceptions to building permits?

Yes. Any work in a single family dwelling consisting only of the following are exempt. 

R105.2 Work Exempt from Permit. Except for activities which may require a permit pursuant to other laws, by-laws, rules and the specialized codes, a building permit is not required for the following activities: Building: 

1. One-story detached accessory structures used as tool and storage sheds, playhouses and similar uses, but not garages, provided the floor area does not exceed 200 square feet (18.58 m2) 

2. Fences not over seven feet (2.134mm) high. 

3. Retaining walls that are not over four feet (1219 mm) in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge, or that retain over four feet of unbalanced fill. 

4. Sidewalks and driveways. 

5. Painting, papering, tiling, carpeting, cabinets, counter tops and similar finish work. 

6. Prefabricated swimming pools that are less than 24 inches (610 mm) deep. 

7. Swings and other playground equipment. 

8. Window awnings supported by an exterior wall which do not project more than 54 inches (1372 mm) from the exterior wall and do not require additional support. 

9. Decks not exceeding 200 square feet (18.58 m2) in area, that are not more than 30 inches (762 mm) above grade at any point, are not attached to a dwelling and do not serve the exit door required by subsection R311.4.

3. Which application should I use?

If you are planning to do work on a one or two family dwelling or accessory structures you should use the Building Permit application for One and Two Family dwellings. 

If you are replacing windows, doors (no header changes), siding, roofing,  or deck boards (not structural), you can use the Residential Express Permit.

If you are doing any other work you should use the application for Other Than One and Two Family Dwellings. (Commercial buildings)

4. Can homeowners apply for a Building Permit?

Yes, in an owner occupied home,homeowners who are either doing the work themselves or agree to supervise construction can apply for a Building Permit. However if they do so the Building department will not be able to ensure that the contractor has the proper licenses or insurance. In addition the homeowner may not be able to receive access to the Home improvement guarantee fund in the event of fraud or shoddy workmanship.

5. How much does the permit cost?

The fee is based on the cost of construction. Please see our fee schedule.

6. How long does the premit review proccess take?

The Building Code gives a recommended guideline of thirty days for a permit to be processed. Generally The Building Department can respond with a "approval or denial or more information needed" answer within three weeks for larger scale projects and one to two weeks for simpler ones. If your project requires a public hearing the laws will require an additional one to two month timetable to process.

7. When do I need an inspection?

The rule of thumb is do not cover any building element (including the ground) until it has been inspected by the appropriate inspector. Typical inspections are as follow: excavation, rebar for grounding by wiring inspector, rebar by building inspector, foundation, rough plumbing, rough gas, rough wiring, wall bracing, rough frame, insulation, final plumbing, final gas, final wiring, final fire alarm, final building. For further information please read our inspection guidelines.

8. Who requests the inspections?

The person supervising construction (homeowner or licensed construction supervisor) is responsible for requesting all Building Inspections and Fire Department inspections. The specialty trades person (plumber, electrician, gas fitter) is responsible for scheduling their special inspections. Please see our paper on inspections for more details.

It is best to email the department to request inspections.

9. When will the inspection take place?

For Building Inspections the inspection will generally take place the following business day between 10 am and noon depending on the volumes of inspections that day. For plumbing, gas, and wiring inspections the inspections shall take place within three business days after the request. The day and time window will be scheduled by the Plumbing/Gas and or Wiring inspector. Please Contact Fire, Assessors, Conservation and Health Departments for their inspection policies.

10. Do I need to be there?

For Building inspections, either the owner or the owners authorized representative who is an adult must be onsite for inspections.

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1. What is a Certificate of occupancy?

A Certificate of Occupancy is the Building Departments permission to occupy or use structures and land for a specific purpose or purposes.

2. When do I need a Certificate of Occupancy?

R110.1 Use and occupancy. No building or structure shall be used or occupied, and no change in the existing occupancy classification of a building or structure or portion thereof shall be made until the building official has issued a certificate of occupancy therefor as provided herein. Issuance of a certificate of occupancy shall not be construed as an approval of a violation of the provisions of this code or of other ordinances of the jurisdiction. Certificates presuming to give authority to violate or cancel the provisions of this code or other ordinances of the jurisdiction shall not be valid. Conformance is required to all applicable specialized codes and when applicable, 310 CMR 7.00: Air Pollution, 310 CMR 15.00: The State Environmental Code, Title 5: Standard Requirements for the Siting, Construction, Inspection, Upgrade and Expansion of On-site Sewage Treatment and Disposal Systems and for the Transport and Disposal of Septage, 310 CMR 22.00: Drinking Water or 310 CMR 30.000: Hazardous Waste, prior to the issuance of the certificate of occupancy.

Exceptions:

1. Certificates of occupancy are not required for work exempt from permits under Section R105.2.2. Accessory buildings or structures.
2. Accessory buildings or structures.
Please contact the Building Department for more details.

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1. What is the Cottage City Historic District (CCHD)?

The Cottage City Historic District is a local historic district established by a two-thirds vote at an annual town meeting and provided for under Massachusetts General Laws, Chapter 40c. Oak Bluffs is one of some 200 towns in the state with at least 1 local historic district. A 7 member Cottage City Historic District Commission is responsible for its operation.

2. What do the CCHDC rules require of a property owner?

The CCHDC by-law requires that property owners within the district boundaries apply for a Certificate of Appropriateness, Non-applicability or Hardship from the commission if they plan to change the style or materials of an exterior architectural feature that is visible from a public way.

3. Do I need to get a certificate to repair or maintain my home as it is?

No, provided the style and materials do not change, or the change is not visible from any public way. For example, replacing old asphalt roof shingles with new ones would not require a certificate from the commission. Homeowners should check with the Town Building Official to see if the work requires a building permit.

The replacement of porch flooring would not require a certificate if the new material and style (matched wood boards, for example) were the same as the old. However, a certificate would be required to change wood porch posts to fiberglass. In addition, decorative elements like turned posts, balusters, brackets or other details may not be removed without first obtaining a certificate from the commission. For more information, call the Building Official at 508-693-3554, ext. 122.

4. If my home is not Victorian and I want to build an addition, must it be in the Victorian style?

No. While this style predominates in much of the district, other building styles including craftsman, shingle, and vernacular (no particular style) can be found as in the district as well. The CCHDC by-law is not intended to falsely Victorianize buildings of alternate style. It may, however, seek to ensure that any addition to a non-Victorian home be compatible with the original structure in such details as roof type and pitch, fenestration (windows), mass and siding.

5. Does the by-law cover just homes?

The CCHDC by-law covers all structures within the district, including garages and sheds.

6. Does the by-law cover changes to the interior of my house?

The CCHDC has no jurisdiction over what a property owner does on the inside of a building within the CCHD.

7. Will the CCHDC tell me what color to paint my house?

No. Under the by-law that is purely the owner's choice. However, if the property owner desires it, the CCHDC can provide information on what colors are historically accurate.

8. Does the by-law cover landscaping?

The CCHDC by-law does not cover plantings. It does, however, cover walks, decks, walls and other structures above ground level.

9. How do members of the Commission decide on what's "appropriate?" Are they acting on their personal opinions? What makes them qualified to do this?

In fact, issues of appropriateness are considered in light of the district's architectural guidelines, which were written by a licensed architect and promulgated at public hearings prior to the district's creation. These are also available on the website and at Town Hall. In addition, the commission gives great weight to documentary evidence such as period photographs, surviving architectural details and published histories of the town. The by-law also provides appointing preference to at least 1 licensed architect. View the architectural guidelines online (PDF).

10. Instead of applying for a Certificate, and going to a meeting, can the chairman or a member of the commission give me verbal approval?

No. That would be a violation of the by-law. All deliberations and decisions of the Commission must be conducted at a legally advertised public meeting.

11. How does the CCHDC application process relate to getting a building permit?

Both the by-law and relevant section of the Massachusetts General Laws stipulate that no building permit can be issued by the town before a certificate has been issued by the CCHDC. On the other hand, some activities exempt under the CCHDC by-law may still require a building permit from the town. Be sure to check with the Town Building Official. For more information, call the Building Official at 508-693-3554, ext. 122.

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1. Can a homeowner do his own gas fitting?

no

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1. How do I sign up for notifications?

You can sign up for notification here. Notify Me

2. How do I pay my Oak Bluffs bills online?

You can pay your bills here. Bill Pay

3. How do I apply for a Building Permit?

Please view check our Building Department page for instructions Building Department

4. How do I apply for a town job?

Job listings and applications can be found here. Job Opportunities

5. What is Friends of Oak Bluffs?

The Friends of Oak Bluffs began in the early 1970’s as a small group of dedicated people headed by the late David Healy. The hat was passed for donations and the beautification group was born. Three of the original members continue.

The many accomplishments of this dedicated group are evident throughout the town. The Friends’ vision and hard work along with help from the Highway and Parks Department have made these projects possible.

The Friends of Oak Bluffs continue to work toward creating a beautiful community and fostering pride.

Learn more here. Friends of Oak Bluffs

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1. What Is the HIC program?

HIC stand for Home Improvement Contractor. every year Every registered Home Improvement Contractor pays into a Guarantee fund. if a registered contractor takes money from a homeowner and does not deliver in accordance with the contract the homeowner may receive compensation from the guarantee fund.

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1. What is a Special Permit?

A Special Permit is permission from a town board to build on, or use your property under special conditions. Typically a Special Permit is needed in sensitive areas of town where the proposed use or development is of particular concern or the property does not conform to the standard use or dimensional requirements of the town. I Special Permit requires a Public Hearing.

2. who issues the Special Permit?

Oak Bluffs have three boards who Issue special Permits. the Board of Selectmen the Planning Board, and the Zoning Board of Appeals.

3. How will I know if I need a Special Permit.

The requirements for a special permit are listed in Massachusetts General Laws Chapter 40A and in the Oak Bluffs Zoning Bylaws. if you have a question about obtaining a special permit please contact the Building Inspector

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1. How is my tax amount figured?

The Board of Assessors office generates all the tax bills. Inquiries regarding this matter should be directed to them. Inquiries regarding wastewater and regular water bills should be directed to their respective departments.

Board of Assessors: 508-693-3554, ext. 201
Wastewater Department: 508-693-0343

2. I moved more than a year ago and I am still getting Oak Bluffs excise tax bills?

If your car is not garaged in Oak Bluffs and you are receiving excise tax bills for our municipality, you must contact the Oak Bluffs Assessors Office and apply for abatement. Since all account information is sent to us by the RMV, you should check with them to ensure that the information they have on file is correct. Failing to do so will result in having this problem reoccur.

You should never ignore your bills, even if you are certain that they are invalid. The problem will not be resolved without action from you. If the bill is late and you receive a partial abatement, you are still liable for payment of all accrued interest and penalties.

3. I sold my property in Oak Bluffs, why am I receiving a personal property bill?

Under Massachusetts General Law, if you are the owner of a property as of January 1 of the current calendar year, you will be assessed personal property tax for the full year. For example, if you owned your property in January of 2008, you would be liable for your personal property bill until July of 2009. If you would like to apply for an abatement, please contact the Assessors Office.

4. I would like to change my mailing address. Who do I talk to?

Boat Excise, Real Estate, and Personal Property account information may be changed through the Assessors Office at 508-693-3554, ext. 201

Wastewater and Water bill addresses are updated with their respective departments.
Wastewater Department 508-693-0343
Water District 508-693-5527

Motor Vehicle Excise tax mailing addresses must be changed with the Registry of Motor Vehicles.

5. What if I’m late with my payment?

The consequences for being late with your payment are different for each kind of tax. No building permits or business licenses will be issued by the town of Oak Bluffs if taxes are delinquent.

Real Estate and Personal Property taxes accrue interest at a rate of 14 percent. If your Real Estate tax payment is later than 12 months, the bill will be liened and go into tax title status, which will involve a newspaper advertisement for non-payment of taxes. A notice is sent out beforehand, allowing a window of time to pay the taxes in order to prevent your bill from being advertised. Once the bill is liened, it accrues interest at a rate of 16 percent. In addition to the increased interest rate, additional fees will be charged. If your bill has been liened, contact the Assistant Treasurer at 508-693-3554, ext. 102 for a payoff balance.

Motor Vehicle Excise taxes accrue interest at a rate of 12 percent. If you pay your bill 2 weeks or later past the due date (30 days from date of issue), a $5 Demand fee is added to the bill. If the Demand is not paid within 2 weeks, the bill goes into Warrant status, another notice is sent out, and more fees are added to it. If it is not paid within approximately 1 month, the bill goes into Final Warrant status, more penalties and fees are added, and another notice is sent. If the bill continues to go unpaid, it becomes flagged at the Registry of Motor Vehicles. Once the bill becomes flagged, renewal of the license or registration is not possible until all outstanding excise taxes have been paid including bills that are not flagged or in warrant status). Flagged bills must be paid by money order or certified cashier’s check only.

Boat Excise tax bills accrue interest at a rate of 12 percent and will incur a demand fee and waterway fee if left unpaid.

6. When are taxes due?

Real Estate and Personal Property are due quarterly, as follows:
1st Quarter: August 1st
2nd Quarter: November 1st
3rd Quarter: February 1st
4th Quarter: May 1st

Motor Vehicle Excise: 30 Days from Date of Issue
Boat Excise: 60 Days from Date of Issue
Wastewater Usage: 60 Days from Date of Issue

If the date on which taxes are due falls on a weekend or holiday, the taxes will be due on the next regular business day.

7. When does the next tax bill come out?

Real Estate and Personal Property tax bills are generated and mailed out twice a year; the 1st and 2nd Quarters are mailed at the end of June and the 3rd and 4th Quarters by December 31.

Motor Vehicle Excise tax bills are generated and mailed depending on when you registered your car. The bills generated are based on the information which the Registry of Motor Vehicles has about your car. Although the bills are typically generated within an approximate time frame every year, there are no specific recurring dates on which they are delivered. Therefore, it is important for taxpayers to keep the Registry of Motor Vehicles accurately informed of their most current contact information.

Boat Excise tax bills are generated and mailed out in September, based on tax bills are generated and mailed out in September, based on the information given to the Assessors Office by the Environmental Police.

8. Who do I see if I believe my bill is incorrect?

You should contact the Assessors Office if you believe you are being taxed incorrectly. You may have the option to file for abatement. If you choose to do so, you should be prepared to provide adequate documentation as proof of your claim. Reconciliation of this information is the only way to ensure that your concerns are resolved properly.

9. Who do I see if I want to file for abatement?

Abatements must be filed with the Assessors Office.

10. Why am I being billed for a car or boat I don’t own anymore and what can I do about it?

The Registry of Motor Vehicles and the Environmental Police send the Assessors Office all information regarding tax bills for cars, trailers, and boats. However, they do not send documentation for people who get rid of their cars or boats. It is therefore up to the taxpayer to provide any documentation that proves a change in ownership status along with a request for abatement.

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1. When are the fireworks this year?

The Oak Bluffs Firemen's Civic Association will hold its annual fireworks event on Friday, August 16, 2019. The rain date is the following evening

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1. What happens now that the additional monies were defeated at the Polls on November 15, 2018?

The Board of Selectmen will have to provide direction for next steps.  

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1. Can a homeowner do his own wiring?

Yes. In an owner occupied home, the owner can do the wiring, provided that they apply for a wiring permit and demonstrate competency in the wiring they intend to do.

2. How do I schedule a wiring inspection?

If you have applied for and received a Wiring Permit you may submit a request for inspection via email to jrogers@oakbluffsma.gov.

3. When will the inspection take place?

The wiring inspector will schedule the inspection within three business days of the request. The Wiring Inspector will provide you a window of time in which the inspection will take place. i.e. 1:00 to 4:00 etc. please see our white paper on inspection policy.

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1. What is a Zoning Variance

a Zoning Variance is a request to build a structure or to use land in a way which is inconsistent with the Zoning Bylaws. typically in order to receive a Zoning variance an owner must demonstrate that a zoning bylaw cannot be complied with due to a lots unique soil, shape or topography and also hardship is required. a Variance requires a Public Hearing. contact the building inspector for more information.

2. Who Grants a Zoning Variance?

typically the Zoning Board of Appeals is the approving authority. Contact the Building Inspector for more information.