Field Appraiser

Experienced Business-to-Government Investor Weatherford Capital Participates Alongside Great Hill

Manchester NH 2026 property revaluation FAQ: complete guide for homeowners & property owners. By Joseph Kelly Levasseur Former Manchester Alderman & currently Manchester Attorney for Informational Purposes The City of Manchester is currently undergoing a full city-wide 2026 statistical revaluation in partnership with Vision Government Solutions. This is required by New Hampshire law (RSA 75:8-a) every five years to ensure all properties are assessed at full and true market value as of April 1, 2026. Whether you own a single-family home, multi-family property, commercial building, or apartment complex, this FAQ answers the most common questions I receive as a former Manchester Alderman. The goal is fairness - not necessarily higher taxes. When total city values rise, the tax rate is supposed to drop and usually does. Where property owners get hit is when the appraised value rises above a certain benchmark. Once the new tax rate is done, you will see whether your taxes went down, stayed the same or went up and the newer lower tax rate. What is the Manchester 2026 Revaluation Timeline? * February 2026 - Income & expense questionnaires mailed to commercial, industrial, and apartment owners (optional but helpful). * March 2026 onward - Data collection begins for properties sold between April 1, 2025, and March 31, 2026. Vision "listers" knock on doors for measurements and photos. * Summer-Fall 2026 - Market analysis and valuation completed. Notices of proposed new values mailed. * Fall 2026 - Informal hearings available (free, quick meetings to correct errors or discuss values). * Late 2026 / early 2027 - New tax bills issued with final 2026 values. * By March 1, 2027 - Deadline to file formal abatement (appeal) with the Manchester Board of Assessors. Do I Have to Fill Out the Income/Expense Questionnaire? No - it is not required These forms are sent only to income-producing properties to help Vision use the income approach to value. All information is held in strict confidence and is not a public record. If your property is owner-occupied, simply write "Owner Occupied" and return it (or skip it). Skipping the form will not hurt your appeal rights, but accurate data helps everyone. Do I Have to Let Vision Inspectors Inside My Home? No. You have the absolute right to refuse interior access. * Listers will ask politely and show ID (their vehicles are registered with Manchester Police and the Assessors' Office). * If you say no or are not home, they do an exterior-only inspection and estimate interior details from public records, permits, and comparable sales. * Interior visits take about 15 minutes and end with you signing a short data-collection form. Tip from experience: Cooperating with an interior inspection usually leads to the most accurate assessment and gives you a stronger position if you later disagree with the value. What Are My Rights After Receiving the New Proposed Value? You have strong protections at every step: * Review your property record card and photos online anytime at: https://gis.vgsi.com/manchesternh/ * Schedule a free informal hearing with Vision staff to correct errors (square footage, condition, missed updates, etc.). * After tax bills arrive, file a formal abatement application if you believe your property is over-assessed compared to similar properties. How Do I File a Timely Abatement (Formal Appeal) in Manchester?You must wait until you receive your final tax bill, then: * File a written abatement application with the Manchester Board of Assessors (use the official form). * Deadline: March 1 (or next business day) - must be received or postmarked on time. * No filing fee at the city level. * The Board must respond by July 1 or the application is automatically "deemed denied." * If denied, appeal by September 1 to either the NH Board of Tax and Land Appeals (BTLA - lower cost) or Hillsborough County Superior Court (you may choose only one). Pro tip: The informal hearing is your best (and easiest) chance to fix issues before the formal process. Will Refusing Inspection or the Questionnaire Hurt My Appeal Rights? No - you do not lose any appeal rights. However, an exterior-only or estimated assessment can sometimes be harder to challenge successfully. Courts and appeal boards give more weight to verified interior data. Other Helpful Resources * Official City Revaluation Page: https://www.manchesternh.gov/Departments/Assessors * Vision Taxpayer Revaluation Information (videos & FAQs): https://www.vgsi.com/taxpayer-revaluation-information/ * Manchester Abatements & Appeals Page: https://www.manchesternh.gov/Departments/Assessors/Abatements-and-Appeals * Contact Manchester Assessors' Office: (603) 624-6520 As a former Manchester Alderman who still receives questions from residents every revaluation cycle, I created this guide to help property owners understand their rights and the process. If you receive a Notice of New Values and want help reviewing your assessment, preparing for an informal hearing, or filing a formal abatement - or if you need legal representation for any stage of the appeal process - I'm here to help. Contact my Manchester office today for a free consultation: 603-622-7575 josephkellylevasseur.com/contact