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DEFINITIONS:

Abatement Review means io make an assessment recommendation to the municipal assessing
officials or to make a change to an assessment that is in response to an abatement request from a
taxpayer. Rev 601.01

Appraisal means the act or process of developing a market value estimate of property which wiil be
used as the basis for valuation, fulfilling a municipality’s statutory duties relative to property tax
administration including, but not limited to those pursuant to RSA 75:1. Rev 601.02

Assessing Services means the making of appraisals, reappraisals, assessments, or providing other
services on behalf of municipal assessing officials for the statutory administration of property
valuation and assessment including, but not limited to those pursuant to RSA 75:1. Rev 601.05

Assessing Standards Board (ASB) means the State of New Hampshire assessing standards board as
established pursuant to RSA 21-J:14-a. Rev 601.06

Assessment means an estimate of the quality, amount, size, features, or worth of real estate which
is used as a basis for a municipalities’ valuation in accordance with statutory requirements
including, but not limited to those pursuant to RSA 75:1. Rev 601.07

Base Year means the tax year in which the municipality performed a revaluation of all properties.
Rev 601.08

BTLA Reassessment means an order by the State of New Hampshire board of tax and land appeals
for a revaluation or partial update of a municipality’s property assessments. Rev 601.09

Calibration means the process of ensuring the predictive accuracy of the CAMA model(s), through
testing, which may include but not be limited to; determining the variable rates and adjustments
from market analysis for land and land factors, costs and depreciation for a cost model, valuation
rates and adjustments for a sales comparison model, and market rents and capitalization rates for
an income model. Rev 601.10

Computer Assisted Mass Appraisal System (CAMA) means a system of appraising property that
incorporates computer-supported tables, automated valuation models and statistical analysis to
assist the appraiser in estimating value for a revaluation, assessment data maintenance and
valuation update. Rev 601.11

Contract means any agreement between the municipality and the Company for making appraisals,
reappraisals, assessments, or for appraisal work on behalf of a municipality with the State of New
Hampshire. Rev 601.13

Company means the person, firm, company, or corporation with which the municipality has
executed a contract or agreement for assessing services. Rev 601.14

Cyclical Inspection means the process of a systematic measure and listing of all properties within a

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Full Statistical Revaluation Contract

municipality over a specified period of time. The term includes “data collection” and “data
verification”. Rev 601.15

Cyclical Revaluation means the process of combining a full statistical revaluation of the entire
municipality with a cyclical inspection process. Rev 601.16

Data Collection means the inspection, measuring, or listing of property within a municipality. The
term includes data verification. Rev 601.17

DRA-certified means a level of certification attained by a person as set forth by the ASB in Asb 300
pursuant to RSA 21-J:14-f. Rev 601.20

Executed means to transact, agree to, carry into effect, sign or act upon a contract or agreement to
perform assessing services for a municipality. The term includes “executing”. Rev 601.22

Final Monitoring Report means the DRA’s final letter to the municipality for any revaluation or
partial update. Rev 601.23

Full Revaluation means the revaluation of all taxable and nontaxable properties in a municipality,
with a complete measure and listing of all taxable and nontaxable properties to occur at the same
time of the establishment of the new base year, to arrive at full and true value as of April 1. The
term includes “full reappraisal” and “full reassessment.” Rev 601.24

Full Statistical Revaluation means the process of a revaluation of all taxable and nontaxable
properties in a municipality, using existing property data, to arrive at full and true value as of April
1. The term includes “statistical update” and “statistical reassessment”. Rev 601.25

Highest and Best Use means the physically possible, legally permissible, financially feasible, and
maximally productive use of a property, as appraised in accordance with RSA 75:1. Rev 601.26

improvement means any physical change to either land or to buildings that may affect value. Rev
601.27

In-house Work Plan means a written set of goals, objectives, processes, and timelines that the
municipality intends to rely upon to perform revaluations, partial updates, or cyclical inspections.
Rev 601.29

Listing means recording a description of the interior, exterior, and attributes of any improvements
or the recording of the description of land features and attributes. The term includes “list”. Rev
601.30

Market Analysis means the study and processes utilized to determine the response of buyers and
sellers of real estate, in a geographic area, to various data elements through the analysis of cost
data, income data, and sale transactions in the performance of mass appraisal. Rev 601.31

Market Value means the value of a property that:

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Full Statistical Revaluation Contract

(a) Is the most probable price, not the highest, lowest or average price;

(b) Is expressed in terms of money;

(c) implies a reasonable time for exposure to the market;

(d) Implies that both buyer and seller are informed of the uses to which the property may be put;
(e) Assumes an arm’s length transaction in the open market;

(f) Assumes a willing buyer and a willing seller, with no advantage being taken by either buyer or
seller; and,

(g) Recognizes both the present use and the potential use of the property.

The term includes “full and true value”. Rev 601.32

Mass Appraisal means the utilization of standard commonly recognized techniques to value a group
of properties as of a given date, using standard appraisal methods, employing common data and
providing for statistical testing. Rev 601.33

Measure means the physical inspection, verification, sketching and recording of the exterior
dimensions and attributes of any improvements made to a property. Rev 601.34

Municipal Assessing Officials means those charged by law with the duty of assessing taxes and
being the:

(a) Governing body of a municipality;

(b) Board of assessors or selectmen of a municipality; or

(c) County commissioners of an unincorporated place.

Rev 601.36

Municipality means a city, City or unincorporated place. Rev 601.37

Partial Update means the process of analyzing market sales throughout the entire municipality to
identify and implement needed value changes to the affected areas, or classes of property, to bring
those properties to the municipality's general level of assessment utilizing the existing base tax year
and providing an addendum to the existing USPAP compliant report. The term includes “partial
revaluation.” Rev 601.38

Revaluation means the act of re-estimating the worth of real estate of the entire municipality using
standard appraisal methods, calibration of the CAMA tables and models, establishment of anew
base year with a USPAP compliant report, and providing for statistical testing whether by either:

(a) A full revaluation; or,

(b) A full statistical revaluation.

The term includes “reappraisal,” “reassessment,” and “value anew”. Rev 601.40

Sale Validation means the process of verifying a real estate sale transaction to determine whether
the sale was a valid or an invalid indicator of the market value of the sold property. The term
includes “sale verification” and “sale qualification.” Rev 601.41

Statistical Testing means the use or application of numerical statistics to understand the results of a
reappraisal or the need for a reappraisal. Rev 601.42

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Full Statistical Revaluation Contract

Uniform Standards of Professional Appraisal Practice (USPAP) means the generally accepted and
recognized standards of appraisal practice printed by The Appraisal Foundation as authorized by
Congress as the source of appraisal standards and appraiser qualifications. Rev 601.44

USPAP Compliant Report means an appraisal report based upon the standards established by the
ASB pursuant to RSA 21-J:14-b I, (c.) Rev 601.45

DUTIES OF:

DRA-Certified Building Measurer and Lister Duties Asb 304.01

(a) A DRA-certified building measurer and lister may collect data as described in Asb 303.02 for the
sales survey.

(b) A DRA-certified building measurer and lister shall not validate or invalidate any property sales.

(c) A DRA-certified building measurer and lister shall not determine, or change, the quality grade
or depreciation of structures.

DRA-Certified Property Assessor Assistant Duties Asb 304.02 A DRA-certified property assessor
assistant may, under the guidance and review of a DRA-certified property assessor or DRA-certified
property assessor supervisor in accordance with Asb 303.03:

(a) Appraise various types of real estate for tax purposes; and,

(b) Validate or invalidate sales for the sales survey.

DRA-Certified Property Assessor Duties Asb 304.03
(a) A DRA-certified property assessor may, in accordance with Asb 303.04:

(1) Appraise property for tax purposes including:

(a) The annual maintenance of assessments by using sales surveys, charts, and
schedules; and,

(b) Using cost data established by a DRA-certified property assessor supervisor
during the year of the last revaluation;

(2) Validate or invalidate sales for the sales survey; and,

(3) Submit a signed and dated statement to the DRA attesting to the qualifications of a
building measurer and lister working under the DRA-certified property assessor’s
supervision to be true, accurate and correct.

(b) A DRA-certified property assessor shall not adjust the cost, land, depreciation, or other tables
resulting in a change to the values without the approval of a DRA-certified property assessor
supervisor.

DRA-Certified Property Assessor Supervisor Duties Asb 304.04 A DRA-certified property assessor
supervisor, may, in accordance with Asb 303.05:

(a) Exercise general supervision over a revaluation;

(b) Conduct sales surveys and establish base values for land and buildings;

(c) Prepare the sales survey;

(d) Establish charts and schedules to be used in the revaluation;

(e) Prepare reports;

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Full Statistical Revaluation Contract

(f) Supervise informal reviews of property assessments with the property owner;

(g) Oversee any revaluation by assisting the municipality to ensure the revaluation is performed in
accordance with state laws and ruies;

(h) Assist the municipality to ensure that compliance with the contract is adhered to; and,

(i) Submit a signed and dated statement to the DRA attesting to the qualifications at all levels of
certification to be true, accurate and correct.

2. RESPONSIBILITIES AND SERVICES TO BE PERFORMED BY COMPANY

2.1 Contract Submission
The contract, any revised contract, and the list of personnel assigned to work under
the contract, shall be submitted to the DRA for examination and written
recommendations of the DRA to be made to Municipality within 10 working days of
receipt by the department. No work shall begin without first submitting a copy of
the executed contract or agreement to the commissioner along with the names and
qualifications of all personnel to be employed under the contract or agreement

2.2 Assessment of all property
2.2.1 Company shall appraise all taxable property (RSA 72:6) within Municipality in
a good and workmanlike manner in accordance with RSA 75:1.

2.2.2 Company shall appraise all tax exempt and non-taxable property (RSA 74:2)
within the taxing jurisdiction of Municipality in the same manner as taxable
property.

2.2.3 Company shall measure, list and verify all sales used to determine
benchmarks for the revaluation.

2.2.4 Company shall utilize Municipality’s AssessPro CAMA System to assess
properties.

2.3 Completion of Work
2.3.1 Company shall complete all work and deliver the same in final form to the
Municipal assessing officials on or before October 1, 2018.

2.3.2 Liquidated damages of Two Hundred Dollars ($200.00) per day shall be paid
by Company for each day required beyond the above stated completion date
for delays caused by Company.

2.3.3. Company shall provide Municipality a list of all products to be delivered and
dates of delivery thereof. The products include:
(1) Property record cards in hard copy; electronic or both formats;
(2) The USPAP Compliant Appraisal Report;
(3) The Data Collection Manual;
(4) The CAMA System Manual; and,
(5) Any other products as deemed necessary by the municipal assessing

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Full Statistical Revaluation Contract

2.4

2.3.4

officials (as described in Section 3).

The revaiuation shall be considered satisfied and in its final form only when:

(1) The final values are submitted to and accepted by the municipal
assessing officials;

(2) All products required by the contract are delivered to Municipality and
the DRA;

(3) The DRA has completed its final monitoring report;

(4) All other terms of the contract have been satisfied.

Personnel

2.4.1

2.4.2

2.4.3

2.4.4

2.4.5

2.4.6

For grading, classifying, appraising and data collection of all property

covered by the contract, Company shall only employ personnel who are:

(1) Certified by the DRA, as defined in the Asb 300 Rules and RSA 21-J:14-f
for the level of work they will be performing; and,

(2) Approved by the municipal assessing officials.

Company shall not compensate, in any way, a municipal official, employee or
any immediate family member of such official or employee in the
performance of any work under the contract unless previously disclosed and
a prior full-time employee of Company.

Upon approval of the contract and before the revaluation begins, Company
shall provide to the DRA and the municipal assessing officials, a list of the
DRA-certified personnel assigned to work under the contract.

Company shall ensure that the DRA-certified assessor supervisor is proficient
in the use and calibration of the CAMA system that will be used to assess the
property specified in Section 2.2.

Company shall ensure that the individual(s) assigned to perform data entry
are proficient in the use of Municipality’s CAMA system.

Company shall ensure that the DRA-certified assessor supervisor will be
present on site 75% of the time for the duration of the contract.

Public Relations

2.5.1

Company and the municipal assessing officials, during the progress of the
work, shall each use their best efforts to promote full cooperation and
amiable relations with taxpayers. All publicity and news releases shall be
approved by the municipal assessing officials before being released to the
news media. Company, upon request of the municipal assessing officials,
shall provide assistance in conjunction with the municipal assessing officials
to acquaint the public with the mechanics and purpose of the revaluation.

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Full Statistical Revaluation Contract

2.6 Confidentiality

2.6.1

Company, municipal assessing officials or municipal employees shall not
disciose any preiiminary values to anyone or permit anyone to use or access
any data on file during the course of the revaluation project, except the
municipal assessing officials and the Commissioner of the DRA, or their
respective designees, until the values have been submitted to the municipal
assessing officials and made public.

2.7 Compensation and Terms

2.7.1

2.7.2

2.7.3

Cost:

2.7.4

2.7.5

2.7.6

Municipality, in consideration of the services hereunder to be performed by
Company, agrees to pay Company the sum total of Five Hundred Thousand
Dollars ($500,000.00) pursuant to the terms of the agreement as defined in
Section 3.

The above price includes five (5) days of defense of values. After the first five
(5) days, the Company shall be compensated for any work relating to the
defense of values either through the abatement process or appeals to BTLA
or Superior Court at the rate of One Hundred Dollars per hour
($100.00/Hour).

The itemized cost for the appraisal of special use or utility property if not
included in 2.7.1 is/are listed below:
Map/Lot Ownership/Name Appraised By
N/A N/A N/A

The Company will submit a monthly invoice based on the portion of work
completed during the preceding month, less thirty percent (20%) for
retainage. All invoices will be paid within thirty (30) days of receipt.

Retainage in the amount of One Hundred Thousand Dollars ($100,000.00),

20% of the contract, will be withheld from the Company. The retainage shall

be released as follows:

(1) Eighteen percent ($90,000.00) within 30 days after the final values are
posted; and,

(2) Two percent ($10,000.00) within 30 days after the DRA has completed
its review of the Statistical Revaluation and a compliant USPAP report is
filed and delivered to the City.

Except as provided in Sections 2.7.2 and 2.7.3, the stated consideration in
2.7.1 represents the total payment for all contracted services.

3. DETAIL OF SERVICES TO BE PERFORMED BY COMPANY

3.1 Collection of Sale Property Data

3.1.1

Company shail visit each Commercial and Industrial property that sold

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sa DR A & WY BH

Exnuisit A
TABLE OF CONTENTS
GENERAL CONDITIONS

DEFINITIONS

PROFESSIONAL ENGINEER STATUS
STANDARD OF CARE

CITY OF NASH'A REPRESENTATIVE
CHANGES TO SCOPE OF WORK
CITY OF NASHUA COOPERATION

DISCOVERY OF CONFLICTS, ERRORS, OMISSIONS, AMBIGUITIES, OR

DISCREPANCIES
TERMINATION OF CONTRACT

DISPUTE RESOLUTION

NO DAMAGES FOR DELAY

INSURANCE

INDEMNIFICATION

FISCAL CONTINGENCY

COMPENSATION

COMPLIANCE WITH APPLICABLE LAWS
NONDISCRIMINATION

ENDORSEMENT

ASSIGNMENTS, TRANSFER, DELEGATION, OR SUBCONTRACTING
CITY INSPECTION OF CONTRACT MATERIALS
DISPOSITION OF CONTRACT MATERIALS

PUBLIC RECORDS LAW, COPYRIGHTS, AND PATENTS
FINAL ACCEPTANCE

TAXES

NON-WAIVER OF TERMS AND CONDITIONS

RIGHTS AND REMEDIES

PROHIBITED INTERESTS

THIRD PARTY INTERESTS AND LIABILITIES
SURVIVAL OF RIGHTS AND OBLIGATIONS

SEVER ABILITY

MODIFICATION OF CONTRACT AND ENTIRE AGREEMENT
CHOICE OF LAW AND VENUE

TIME IS OF THE ESSENCE

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3.1.2

3.1.3

3.1.4

3.1.5

3.1.6

between April 1, 2016 and March 31, 2018 to verify existing data and
conditions of the sale. Company shall visit each Residential property that
soid between April i, 2017 and March 31, 2018 to verify existing data and
conditions of the sale.

Vacant land parcels and any attributes that may affect the market value shall
be listed accurately. Such attributes may include, but not be limited to:
number of acres; road frontage; neighborhoods; water frontage; water
access; views; topography; easements; deeded restrictions and other factors
that might affect the market value.

Principal building(s), and any appurtenant building(s), or other
improvements, shall be accurately measured and listed to account for the
specific elements and details of construction as described in the data
collection manual. Such elements and details may include, but not be
limited to: quality of construction; age of structure; depreciation factors;
basement area; roofing; exterior cover; flooring; fireplaces; heating &
cooling systems; plumbing; story height; number of bathrooms; number of
bedrooms; and, other features, attributes, or factors that might affect
market value.

Company shall make an attempt to inspect the property, and if the attempt
is unsuccessful, Company shall leave a notification card at the property
requesting that the property owner call Company’s designee, within a stated
time frame as agreed upon by the municipal assessing officials and
Company, to arrange for an interior inspection.

lf the municipal assessing officials are not able to arrange for an interior

inspection, or entrance to a building or parcel of land cannot be obtained as

detailed in Section 3.1.6 below, Company shall:

(1) Estimate the value of the improvements using the best evidence
available; and,

(2) Annotate the property record card accordingly.

Company shall complete interior inspection of sale properties except:

(1) Vacant or unoccupied structures;

(2) Where muitiple attempts for inspection have been made without
success and the owner or occupant has not responded to Company or
the municipal assessing officials’ notifications;

(3) Where postings prevent access;

(4) Unsafe structures;

(5) When the owner has refused access to Company or designee;

(6) When inhabitants appear impaired, dangerous or threatening; and,

(7) Any other reason for which the municipal assessing officials agree that
the property is inaccessible.

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Full Statistical Revaluation Contract

3.2

3.1.7

3.1.8

Company shall provide to Municipality a complete copy of the field data
collection cards, worksheets and other documents used in the valuation
process.

Company shall provide monthly progress reports indicating the percentage
of completion of the full statistical revaluation to the municipal assessing
officials.

Property Record Cards

3.2.1

Company shall prepare an individual property record card, for each separate
parcel of property in Municipality arranged to show:
(1) The owner’s name, street number, map and lot number or other
designation of the property;
(2) The owner’s mailing address;
(3) Information necessary to derive and understand:
(a) The land value;
(b) The number of acres of the parcel;
(c) The land classification;
(d) The adjustments made to land values;
(e) The value of the improvements on the land;
(f) The accurate description of all improvements whether affecting
market value or not;
(g) The improvement pricing details; and
(h) The adjustments made for physical, functional and economic
depreciation factors;
(4) The outline sketch of all principal improvements with dimensions with
the street side or waterfront toward the bottom of the diagram;
(5) The base valuation year;
(6) The print date of property record card;
(7) Photograph of the principal building;
(8) History of the property transfer to include:
(a) Date of sale;
(b) Consideration amount;
{c) Qualification code; and,
(d) Property type noted as either vacant or improved;
(9) A notation area to record any comments pertaining to the property;
and,
(10) A notation area to record the history of the property, which may
include, but not be limited to:
(a) Property inspection date;
(b) Individual’s identification number or initials associated with the
inspection;
(c) The extent of the inspection;
(d) Reason for the inspection; and,
(e} Any value adjustments,

10 City of Nashua, NH
Full Statistical Revaluation Contract