April 3, 1886





The   Record   and   Guide,





419





during the months intervening between the time the books are opened (January
1st) and June Isfc, and should receive and examine applications for reductions
which have been refused by the commissioners. In certain cases owners should
be granted a hearing aud be given an opportunity to present evidence properly
verified to controvert the opinion of the examiners, under reasonable restrictions,
and at nominal cosfc. Provision should also be made for a like course in regard
fco districts on appUcation of a given number of owners on any block. In deter¬
mining cases on appeal the value of ground and buildings should be appraised
separately, the ground afc its full value on a square foot basis, and buildings at
their fair value for renting purposes.

Ifc is believed thafc this plan would lessen the difQ.culties complained of, would
result iu increasing the taxable property, by encouraging a better class of build¬
ings, and should give a lower rafce of fcaxafcion. A.!! of which is respecfcfuUy sub-
mitfced.                Fbbdinand Fish, Wm. C. Schermerhorn, Wm. Cruikshank,

Committee on Taxes and Assessments.
The following is the report of the Committee on Taxes and Assessments:
The undersigned, acting under your instructions to confer with the Department
of Taxes and Assessments and ascertain certain facts relative to the mefchods of
assessing real estate in New York city, called upon Commissioner Michael Cole¬
man on the Ilth inst., and, through the courtesy of the honorable commissioner,
were furnished with such full information as to the workings of the department,
much of which may be new and of interest and value to the committee, fchat we
respectfully submit our report in writing. With regard to a rumored change in
method and increase in values we were informed that the commissioners have
no intention of making any change in the present system of appraisement. The
rumor probably resulfced from Mr. Coleman's visit to Brooklyn, with a view to
suggesting improvements in the service in that city. Respecfcing fche other matfcers
referred to us for investigation we submitted several questions to Mr. Coleman.
These questions, with his replies, follow:

First—B.OW is the general work of the department conducted"? We were
shown several sets of books in which were registered every conveyance and mort¬
gage recorded, particulars of every alteration made or new building erected, and
every ofcher fact which might have any effecfc upon fche value of property, present
or prospective. Records were also kepfc of every application for reducfcion or
increase of assessmenfc, with the reason given therefor, and the reason given for
granting or refusing such applications. All the matter appeared to be arranged
for convenient reference. Ifc was sfcated that the work of the appraisers is reported
to the commissioners weekly and personally revised by them, and that after the
books are closed to the public each separate application for reduction of assess¬
ments receives the personal attention of the commissioners, and that generally
the work of the office was thoroughly systematized and well performed.

Second—What qualificafcions do the presenfc appraisers possess ! We were
informed that there were nine appraisers of real estafce, that they were selected
with reference to their special fitness for the work, and appointed after a Civil
Service examination made by real estafce experfc examiners in a thorough manner.
Ifc in claimed thafc appoinfcments are not influenced by politics, and that only
seven changes have been made in sixteen years.

Third—What is the usual method of determining values of real estafce ? We
learned that the appraisers are guided by the law, which is posted conspicuously
in the office, and that they are required to take oath that they will determine the
" proper ordinary " value of the property for the current year. We were informed
that the appraisers take into consideration the condifcion of the property, the
rental of the building, the character of ifcs surroundings, the probable future of
the neighborhood, and many ofcher facfcs, each as separate elements determining
the value.   The ground and improvements are appraised as a whole property.

Fourth—Whsit conditions induce change in values from year to year? We
learned that information obfcained from the records referred fco, together with a
personal inspection of the property by the appraisers, are the [prime factors in
determining changes in the absence of applications by the owners. We learned
that reductions in assessed values made by the commissioners voluntarily have not
averaged more than one hundred in any year, bufc that the increases exceed 30 per
cent, of the whole number of appraisals. We were informed that applications to
increase taxes are quite frequent, but that applications for reductions have num¬
bered as many as eleven hundred in one year. The arguments used in these
applications influence the appraisers in determining values for the following year,
and also influence more or less the commissioners in considering reductions for
the current year. The appraisers are instructed to follow rather than to anticipate
the rise and fall of values, and to make due allowance for "booms " and reac¬
tions in any given locality.

Fifth.—Whskt improvement in the present system can the commissioners sug¬
gest? We were informed that the present system is considered by the commis¬
sioners as good as can be devised; that the department has all necessary assist¬
ance and appropriations for its work, and could in addition easily assess and col¬
lect the water rafces if required. We suggest thafc the attention of the Special
Commitfcee on Croton Water be called to this fact, and that the proposition receive
the approval of this committee. Mr. Coleman disapproves the suggestion that lots
and buildings be assessed separately, and expresses himself as strongly adverse
to any change in the mode of assessmenfc, as much confusion would be likely to
ensue and no good result. Mr. Coleman expressed the belief thafc the commis¬
sioners, the appraisers and the owners of property constitute as competent a board
of experts as could be selected, and that wherever an unequal valuation appears
to exisfc a good reason can be given for it; and that while owners of property look
at a limited section, they cover in their appraisals a large area.

In conclusion, your committee desires to say that the claims of the commis¬
sioners appear to be well sustained by documentary and other evidence, and the
Department of Taxes and Assessments appears tobe well conducted and the work
thoroughly systematized; but, nevertheless, we express the belief that in very
many cases there is a great inequality in appraised values of real estate which
the department apparently fails to recognize and is not likely to admit, for the
reason that they are influenced largely by their work of former years. We believe
that individual cases will generally receive proper consideration by the commis¬
sioners if there is a manifest discrepancy in comparison with adjacent property
and the case is properly presented, though the comparison is more likely to result
in an increase to the property which has the lower valuation than in a decrease
in the property covered by the application. We believe also that in many cases
whole districts are overvalued, and that in such cases an appeal to the depart¬
ment by any individual owner, if of any effect, reaults'to his disadvantage. It is
our opinion that measures should be adopted to accomplish a revision of the
assessed valuations by districts which, from their changed character, are either
overvalued or undervalued in comparison with other sections of the city. With
regard to the matter of the ratio of assessed yalue to real value we fail to find
tlMlt there is-any rafcio fixed-by the department^ but.thatthe. proper ordinary
y^ue'of the property is given as the assessed value by all ot the.appraisers to the
best of their knowledge. Without assuniing to make any recommendation to the
committee as to the manner in which these changes should be "accomplished, we
desire to express the hope that the Real Estate Exchange,^ representing as ifc does
nearly three billions of assessable property, will hereaf fcer have son^ething tq say





as to how and by whom assessments shall be laid; and that the Legislative Com¬
mittee representing the Exchange will suggest and apply the proper remedies for
fche difficulties and defecfcs which appear to us to to exisfc. All of which is respect¬
fully submitted.                                              Ferddtand Fish, Wm. Cruikshank.





Searches and Fees.

IMPORTANT MEETINa AT THB REAL ESTATE EXCHANriE—MEJIBERS  OF THE
BAR PBONOTJNCE IN FAVOR OF THE COUNTY CLERK'S BILL,.

An imporfcanfc meeting of members of the Bar Association and of the
Real Estate Exchange took place on the floor of thafc buUding on Tuesday
afternoon, afc the invitation of the Committee on the County Clerk's bill of
the Legislative Committee of fche Real Esfcate Exchange. There were about
one hundred gentlemen presenfc, comprising some of thu principal lawyers
in the city, as weU as a number of prominent members of the Exchange,
including the president. James M. Varnum, chairman of the Legislative
Committee, occupied the chair.

Mr. Orr commenced by explaining the present aspect of the question at
Albany. He referred especially to the opposition of Judge Monell on
behalf of fche County Clerk, and Mr. Scott on behalf of the city. The
Senate Commifctee had changed the bill materially and had reported it to
the Senate, which had passed it in its present form.

The chair called upon Judge Monell, who was presenfc, as I'epresenting
the County Clerk. He said thafc he had come more as a looker on, bufc
would accede to the chairman's request. He went to Albany and appeared
before the committee, and objected to a salaried ofiicer "of the city nofc
receiving exfcra pay for exfcra work, such as would be involved by the pas¬
sage of the bill. If the city were to take from the Comity Clerk the respon¬
sibility for accuracy in the searches he did nofc miud, but he strenuously
objected to making returns of searches compulsory within a time which it
would be physically impossible to do the work. The Coramittee on Cities in
the Assembly adopted that view and provided for extra compensation for
overtime. The fees should go to the County Clerk, who mighfc gefc an extra
force of clerks and pay fchem. The law now aUowed fcwenty days within
which fco return searches. The Real Estate Exchange wanted to make it
ten, or half fche fcime. Well, if fchey wanted it'they might have ifc, bufc the
County Clerk and his assistants ought to be paid estra for it. Either this
compensation oughfc to be awarded him, or he should be relieved of respon¬
sibility for accuracy. Most of the searching was done after office hours,
when quietude prevailed and the public were not there to bother the
clerks. It was not fair to ask any public officers to work outside of the
hours fixed by law withoufc compensating them for overtime. Never in the
history of New York were so many conveyances made as during the last
three months. Since January 21 over twenty-one hundrv^.i searches had
been made. The force could be increased, but the appropriation this year
was S26,500 less than lasfc year, when fche County Cleric derived the benefit
from all the fees. There were now nine or ten men engaged in searching,
and one of the clerks who had been in the office for thirty-five years said it
was physically impossible to do more work than was now being done.

Mr. Webber said that if fche clerks were so disposed they could make the
searches in ten days.

Mr. Levy wanted to know whefcher fche indices belonged fco the cifcy
or nofc.

Mr. Lockman: I have asked fche CompfcroUer, who telJs me fchafc Mi-.
Leaycraffc was satisfied with the compensation made hiui, and that tUay are
now absolutely and entirely the property of the city.

Mr. Levy (continuing): Well, then, what right has the Couuty Clerk to
withhold them from the public ?

Mr. Leveridge said that he believed with the facilities they now had iu
fche Counfcy Clerk's ofiice fchey could complefce searclaes within five days. Ifc
was a serious grievance thafc by paying fees only thafc searches could be
obtained. When fees for searches were charged fco clients they did not
think that the money was paid out to the County Clerk, and looked upon
them as lawyer's fees. The latter often cheated themselves by not charging
them, fearing clients would look on them as an imposition.    (Laughter.)

Mr. Isaacs moved that the bill as passed by the Senate should be sup¬
ported, and that the Assembly be asked to pass it and the Governor to
sign it.

Other speakers followed, and the motion was carried, a committee con¬
sisting of Messrs. Orr, Bovee and Lockman being appointed to go to
Albany and urge the passage of the measure in behalf of the Real Estate
Exchange and the New York Bar Association. The meefcing then ter¬
minated.

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The Brokers' Daily Meetings.

The business transacted at these meetings seems to be growing. A
number of parcels are withdrawn weekly, showing'that sales have been
effected through this medium. Brokers and agents are continually offering
good parcels. Five lots on the wesfc side of Tenfch avenue, north of Sixty-
second sfcreefc, were offered wifch a loan for $53,000. No. 8 Spruce sfcreefc
was offered for $75,000, and for fche Eighfch avenue front; from Ninefcy-fiffch
to Ninety-sixth streets, $135,000 was asked. The following are the parcels
called for:

WANTED.

March 31 List.
l—Wanfced, 20 foofc flafc, good neighborhood down fcown; $15,000 to $20,000.
2—Wanfc flafc in good neighborhood, below 59th sfcreefc, and befcween Lex¬
ingfcon and 9th avenues.
3—Harlem properfcy, two lofcs (.50 feet), west side 3d avenue, 110th streefc

to Harlem River.
4—About eighfc building lofcs befcween Bieecker and SOfch streets, and 2d

avenue and Broadway.
15—Lots or old buildings between Lexington and 2d avenues, and 120fch

streefc fco Harlem Bridge; also below 120th street, Easfc River.
16_Want applicafcions for $30,000, $14,000, $8,000; also $10,000, each 4}^

per cent.
17—Eight to ten lots on east side, no rock; for tenement.
35—Three-story   high sfcoop house, 60fch to SOth streets, between 2d and

Lexington avenues.
26—Plofc, 100x100, in vicinity of 6fch avenue and 134fch sfcreet.
37—Two or three private dweUings fchafc are well rented, for invesfcment, at

nofc over $30,000 each.
28—On soufch side Long Island, a counfcry place in exchange for Brooklyn

improved properfcy, free and clear; value, $8,000,
80—Two, three or four lots near elevated station at Slsfc sfci'eefc or 93d sfcreefc,

side street, for private houses.
31—Applications for loans at 4)4 per cent, on New York or Brooklyn





38—^Wanted, property of all descriptions, for quick cash buyors.

Aprh. 3 List.
1—Plot of three or four cheap lots wesfc of Monfcgomery sfcreefc and close to

the East River, iot; coal-yard.
2—Property for investment, andin Sixteenth Ward, fcenemenfc preferred.
8—New York, improved or unimproved, in exchange for si:? weU-sifcnafced
flats hi Brooklyn,