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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.
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
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
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
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 modernizationFor more information please call us at 508-693-3554 x201
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
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
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
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
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.
The Building code states:"R105.1 Required. It shall be unlawful to construct, reconstruct, alter, repair, remove ordemolish 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 isregulated by this code without first filing a written application with the building official andobtaining the required permit."If you are unsure if need to apply for a permit you should email the building department at email@example.com and ask.
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 six feet (1829 mm) 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.
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)
The fee is based on the cost of construction. Please see our fee schedule.
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.
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.
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.
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.
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.
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
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
The Board of Selectmen will have to provide direction for next steps.
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.
If you have applied for and received a Wiring Permit you may submit a request for inspection via email to firstname.lastname@example.org.