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When market value increases, the Assessors seek to adjust the assessed values accordingly. In adjusting assessed values the assessor does not create value; residents create value by their transactions in the marketplace. Depending both on the types of shifts in assessed value within the town and on the actions of the town's budget producing bodies, this process of keeping assessments in line with the real estate market can result in an increase in taxes.
The object of the valuation program is to estimate reasonable cash value as of January 1 (known as the "assessment date") prior to the fiscal year. For example, the assessment date for fiscal year 2016 is January 1, 2015. Therefore, sales of calendar 2014 are used in the fiscal year 2016 analysis to determine full and fair cash value.
Assessors are required to submit these values to the Commonwealth of Massachusetts Department of Revenue for certification every 3 years; The Assessors review property values in interim years as well. This allows taxpayers to pay his or her fair share of the cost of local government in proportion to the amount of money the property is worth annually rather than every 3 years
The Cohasset Assessors' Office must assess approximately 3,200 parcels of real property, 175 personal property accounts, 7,000 motor vehicle excise accounts, and 400 boat excise accounts
The Assessors are not involved with the collection of taxes. It is the responsibility of the Assessors to apportion the tax burden according to the value of the properties in town, thus allowing property owners to pay their fair share of taxes.
The tax rate is determined by all the taxing agencies within the Town, and is the basis for the budget needed or demanded by the voters to provide services such as schools, roads, and law enforcement. Tax rates are simply tax dollars per one thousand dollars of assessed valuation, which will provide funds necessary to pay for those services.
Smaller shelters may also be designated as required.
In addition, if any repairs or upgrades are performed to the well, except replacement of a defective pump, the well must be brought into compliance with the applicable provisions of the Well Construction section of the regulation.
If the complaint is regarding a food borne illness, please contact Mary Goodwin, Public Health Nurse, at 781-383-4105, ext. 130. Please have the following information available: name and location of the suspected food service establishment; the date and time when establishment was visited; all foods consumed (and location) in the last 3 days; your symptoms; and any medical tests that were performed following onset of symptoms.
If a property owner provides any other appliances (i.e., garbage grinder, refrigerator, dishwasher, trash compactor, and laundry facilities), they must maintain those appliances, as well, until the occupant no longer has possession of the dwelling.
If the occupant refuses access to the dwelling [unit] for inspection, the Board of Health (or its authorized agent) will document the refusal, as well as any code violations observed in the common areas and the exterior of the dwelling [unit].
No temperature requirements exist outside of the dates listed above.
If the Board of Health does not have any records for your specific property, you can locate your septic system by contacting a Professional Land Surveyor (if you need certified plans), a Professional Engineer, a Title 5 System Installer, or a Title 5 System Inspector.
Shared systems must be inspected every 3 years, or less. All pumps must be inspected annually if the design flow is less than 2,000 gallons per day. All others must be inspected quarterly. Inspections also need to be carried out any time that an inspection is ordered by the Cohasset Board of Health and/or the Massachusetts Department of Environmental Protection.
If your property is served by an Innovative / Alternative (I/A) system, inspection and maintenance must comply with the technology-specific requirements of the Massachusetts Department of Environmental Protection. These can be obtained through the Massachusetts Energy and Environmental Affairs website.
The Massachusetts Department of Environmental Protection recommends that pumping be performed annually if a garbage grinder is present.
A fee of $0.20 per page will be assessed. Title 5 Inspection Reports are typically 17 to 20 pages in length.
The bags come in 2 sizes, 33 gallon package of 10 bags for $20, and 16 gallon package of 10 bags for $10.
New stickers will be issued starting in mid March of each year and current registrations are needed. Stickers will be sold at the Town Hall in the Clerk's Office and at the Health and Recreation Fair in March, the only weekend hours. Residents can also purchase their stickers either, through the mail by providing the appropriate fee, a copy of your current registration and a self-addressed return envelope, or online on the Unipay website. Stickers are valid April 1 till March 31 and will allow access to the following places: - Recycling Transfer Facility - Sandy Beach - Sailing Club / Government Island - Yacht Club - Black Rock Beach - Parking at all other areas in town that require a sticker. In addition to the sticker, when going to the Recycling Transfer Facility (RTF) residents are required to purchase blue Pay-Per-Throw trash bags in which to dispose of all trash that cannot be recycled. These bags will be offered at the Department of Public Works building and various locations throughout the town.
Yes online voter registration is available. Voter registration may be done in the following ways: - By mail - In any clerk’s office throughout the Commonwealth - At the Registry of Motor Vehicles. If you register in Cohasset and live in “Our town”, the office forwards your registration to your hometown.
If you do find the meter reading has changed, check for leaks in your home. Put a few drops of food coloring in your toilet tank and wait 15 minutes. Check the bowl-if the dye has seeped into the bowl you have a leak, and need to replace the parts in the tank. Read your meter again the following morning.
The difference between the 2 morning readings is the amount of water used in a day, but it is measured in cubic feet. Take the amount of water used and multiply it by 7.5 and you will know how many gallons your household used. Water use habits vary, but the recommended amount of water per person per day is 62 gallons or less.
If the Water Department's portion of the service line is involved, call us to inspect the situation and to arrange for repairs or to identify the problem. If your portion of the service line is involved, you may want to call a plumber or utility contractor for repairs.