HomeMy WebLinkAboutAgenda - 09-05-2023; 8-f - Approval of Contract with Analytical Consultants, Inc. for Appraisal Assistance for 2025 Revaluation 1
ORANGE COUNTY
BOARD OF COMMISSIONERS
ACTION AGENDA ITEM ABSTRACT
Meeting Date: September 5, 2023
Action Agenda
Item No. 8-f
SUBJECT: Approval of Contract with Analytical Consultants, Inc. for Appraisal Assistance
for 2025 Revaluation
DEPARTMENT: Tax Administration
ATTACHMENT(S): INFORMATION CONTACT:
Analytical Consultants, Inc. Contract Nancy Freeman, (919) 245-2735
Chad Phillips, (919) 245-2103
PURPOSE: To approve a contract with Analytical Consultants, Inc. for commercial property
appraisal to assist the County in completing the 2025 Revaluation.
BACKGROUND: North Carolina General Statute (NCGS) §105-286 requires counties to revalue
all real property (land buildings, structures, and improvements) within their jurisdiction to current
market value as of January 1 of the year in which a revaluation occurs. Orange County is on a
four-year cycle, with the last revaluation occurring in 2021, and next revaluation to be effective on
January 1, 2025. To assist the County in completing the revaluation, Tax Administration issued a
Request for Proposals (RFP) for commercial property appraisal assistance for the 2025
revaluation. Analytical Consultants' proposal was selected by a review committee.
Analytical Consultants is a commercial appraisal firm located in Chapel Hill that has a well-
developed database of commercial property sales and income information specific to Orange
County and the surrounding areas. The firm will help develop the values for commercial and
industrial properties within the County using such sources as: public records, Triangle Multiple
Listing Service, CoStar, LoopNet, lending institutions' databases, Realtor files, appraisers' files
and Analytical Consultants own in-house data sources, most of which are not readily accessible
to Orange County staff. The firm's resources and experience will assist Orange County staff in
completing a more accurate and equitable reappraisal.
FINANCIAL IMPACT: The contract with Analytical Consultants, Inc. is in the amount of$328,000
and funds were included in Tax Administration's FY 2023-2024 budget.
SOCIAL JUSTICE IMPACT: The following Orange County Social Justice Goal is applicable to
this item:
• GOAL: ESTABLISH SUSTAINABLE AND EQUITABLE LAND-USE AND
ENVIRONMENTAL POLICIES
The fair treatment and meaningful involvement of people of all races, cultures, incomes
and educational levels with respect to the development and enforcement of environmental
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laws, regulations, policies, and decisions. Fair treatment means that no group of people
should bear a disproportionate share of the negative environmental consequences
resulting from industrial, governmental, and commercial operations or policies.
ENVIRONMENTAL IMPACT: There is no Orange County Environmental Responsibility Goal
impact associated with this item.
RECOMMENDATION(S): The Manager recommends that the Board approve the contract with
Analytical Consultants, Inc. for commercial property appraisal assistance for the 2025 Revaluation
and authorize the Chair to sign on behalf of the Board.
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[Departmental Use Only]
TITLE Analytical Consultants
FY 2023-2024
NORTH CAROLINA
SERVICES AGREEMENT RFP/RFQ
ORANGE COUNTY
This Services Agreement (hereinafter "Agreement"), made and entered into this 6th day of
September, 2023, ("Effective Date") by and between Orange County, North Carolina a political
subdivision of the State of North Carolina (hereinafter, the "County") and Analytical Consultants
Inc. having offices at 125 Kingston Drive, Suite 206, Chapel Hill, NC 27514, (hereinafter, the
"Provider").
WITNESSETH:
That the County and Provider, for the consideration herein named, do hereby agree as
follows:
1. Services
a. Scope of Work.
i) This Services Agreement ("Agreement") is for services to be rendered by
Provider to County with respect to (insert type of project): (1) Review all
commercial and industrial properties located within Orange County. It is
preferred, but not required, that Analytical Consultants visit each property to
ensure accuracy of property record card data; (2) Provide appraised values as of
January 1, 2025 to the County for review including Analytical Consultant's value
analysis as well as their weighted usage of sales, cost, and income values; (3)
Defend its values before the Orange County Board of Equalization and Review as
well as the Property Tax Commission and courts, as needed, as related to its
appraisal work and values for the 2025 revaluation. This would include taxable
years up until the 2029 revaluation.
ii) By executing this Agreement, the Provider represents and agrees that Provider is
qualified to perform and fully capable of performing and providing the services
required or necessary under this Agreement in a fully competent, professional and
timely manner.
iii) Time is of the essence with respect to this Agreement.
iv) The services to be performed under this Agreement consist of Basic Services, as
described and designated in Section 3 hereof. Compensation to the Provider for
Basic Services under this Agreement shall be as set forth herein.
2. Responsibilities of the Provider
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a. Services to be provided. The Provider shall provide the County with all services
required in Section 3 to satisfactorily complete the Project within the time limitations set
forth herein and in accordance with the highest professional standards.
b. Standard of Care.
i) The Provider shall exercise reasonable care and diligence in performing services
under this Agreement in accordance with the highest generally accepted standards
of this type of Provider practice throughout the United States and in accordance
with applicable federal, state and local laws and regulations applicable to the
performance of these services. Provider is solely responsible for the professional
quality, accuracy and timely completion and submission of all work related to the
Basic Services.
ii) Provider shall be responsible for all errors or omissions of its agents, contractors,
employees, or assigns in the performance of the Agreement. Provider shall
correct any and all errors, omissions, discrepancies, ambiguities, mistakes or
conflicts at no additional cost to the County.
iii) The Provider shall not, except as otherwise provided for in this Agreement,
subcontract the performance of any work under this Agreement without prior
written permission of the County. No permission for subcontracting shall create,
between the County and the subcontractor, any contract or any other relationship.
iv) Provider is an independent contractor of County. Any and all employees of the
Provider engaged by the Provider in the performance of any work or services
required of the Provider under this Agreement, shall be considered employees or
agents of the Provider only and not of the County, and any and all claims that may
or might arise under any workers compensation or other law or contract on behalf
of said employees while so engaged shall be the sole obligation and responsibility
of the Provider.
v) If activities related to the performance of this Agreement require specific licenses,
certifications, or related credentials Provider represents that it or its employees,
agents and subcontractors engaged in such activities possess such licenses,
certifications, or credentials and that such licenses certifications, or credentials are
current, active, and not in a state of suspension or revocation.
vi) Should this Agreement involve project designs, the construction or creation of
which is to be bid out or fulfilled by other contractors, and bidding or negotiation
with contractors produce prices which, when added to the other elements of the
approved total project cost, produce a cost that is in excess of the approved total
project cost, the Provider shall participate with the County in negotiation and
design adjustments to the extent such are necessary to obtain prices within the
approved total project cost. All activity of the Provider with respect to these
matters shall constitute Basic Services and shall be performed by the Provider
without additional compensation. If negotiation and design adjustments fail to
bring costs within the total project cost the County may reject all bids and
Provider will redesign or reduce portions of the project in an effort to reduce the
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bid prices to within the total project cost and rebid the project. One such redesign
is included within Basic Services. If this second letting for bids does not produce
bids that are within the approved total project cost initially or after negotiations
with the contractor the cost is not reduced to an amount within the total project
cost, the Provider is not obligated to engage in further redesign.
3. Basic Services
a. Basic Services.
i) The Provider shall perform as Basic Services the work and services described
herein and as specified in the County's Request for Proposals or Request for
Qualifications (the "RFP") "RFP Number 367-005379 for "Appraisal Assistance
for 2025 Revaluation" issued February 13, 2023, and the Provider's proposal,
which are fully incorporated and integrated herein by reference together with
Attachments Exhibit I (designate all attachments). In the event a term or
condition in any referenced document or attachment conflicts with a term or
condition of this Agreement the term or condition in this Agreement shall control.
Should such conflict arise the priority of documents shall be as follows: This
Agreement, the County's RFP together with attachments, Provider's Proposal
together with attachments.
ii) The Basic Services will be performed by the Provider in accordance with the
following schedule: (Insert milestones task list, dates and fees. If milestones
are not established mark N/A under Milestone Task 1.)
Milestone Task Milestone Date Milestone Fee
1. See milestones in attached Exhibit I Analytical Consultants Proposal
2.
3.
4.
5.
6.
7.
8.
9.
10.
iii) Should County reasonably determine that Provider has not met the Milestone
Dates established in Section 3(a)(ii), County shall notify Provider of the failure to
meet the Milestone Date. The County, at its discretion may provide the Provider
seven (7) days to cure the breach. County may withhold the accompanying
payment without penalty until such time as Provider cures the breach. In the
alternative, upon Provider's failure to meet any Milestone Date the County may
modify the Milestone Date schedule. Should Provider or its representatives fail to
cure the breach within seven (7) days, or fail to reasonably agree to such modified
schedule, County may immediately terminate this Agreement in writing, without
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penalty or incurring further obligation to Provider. This section shall not be
interpreted to limit the definition of breach to the failure to meet Milestone Dates.
4. Duration of Services
a. Term. The term of this Agreement shall be from September 6, 2023 to November 1,
2024.
b. Scheduling of Services
i) The Provider shall schedule and perform its activities in a timely manner so as to
meet the Milestone Dates listed in Section 3.
ii) Should the County determine that the Provider is behind schedule, it may require
the Provider to expedite and accelerate its efforts, including providing additional
resources and working overtime, as necessary, to perform its services in
accordance with the approved project schedule at no additional cost to the
County.
iii) The Commencement Date for the Provider's Basic Services shall be September 6,
2023.
5. Compensation
a. Compensation for Basic Services. Compensation for Basic Services shall include all
compensation due the Provider from the County for all services satisfactorily (as
determined by the County) performed pursuant to this Agreement. The maximum
amount payable for Basic Services is Three Hundred Twenty-Eight Thousand Dollars
($328,000). In the event the amount stated on an invoice is disputed by the County, the
County may withhold payment of all or a portion of the amount stated on an invoice
until the parties resolve the dispute. Payment for Basic Services shall become due and
payable in direct proportion to satisfactory services performed and work accomplished.
Payments will be made as Project milestones as set out in Section 3(a)(ii) are achieved
up to the corresponding milestone fee. (For example, Provider may invoice for the
amount listed as the milestone fee corresponding to the first milestone task upon
County's acknowledgement of the satisfactory completion of Task one. Upon the
County's acknowledgement that the second Task has been satisfactorily completed
Provider may invoice for that corresponding milestone fee.) Milestone fees shall be the
maximum amount payable for its corresponding milestone task which shall not be
altered except by written amendment.
b. Additional Services. County shall not be responsible for costs related to any services in
addition to the Basic Services performed by Provider unless County requests such
additional services in writing and such additional services are evidenced by a written
amendment to this Agreement.
6. Responsibilities of the County
a. Cooperation and Coordination. The County has designated (Nancy Freeman, Tax
Administrator) to act as the County's representative with respect to the Project who shall
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have the authority to render decisions within guidelines established by the County
Manager or the County Board of Commissioners and who shall be available during
working hours as often as may be reasonably required to render decisions and to furnish
information.
7. Insurance
a. General Requirements. Provider shall obtain, at its sole expense, Commercial General
Liability Insurance, Automobile Insurance,Workers' Compensation Insurance, and any
additional insurance as may be required by County's Risk Manager as such insurance
requirements are described in the Orange County Risk Transfer Policy and Orange
County Minimum Insurance Coverage Requirements (each document is incorporated
herein by reference and may be viewed at
http://www.orangecountync.gov/departments/purchasing division/contracts.php.) If
County's Risk Manager determines additional insurance coverage is required such
additional insurance shall consist of N/A (if no additional insurance required mark N/A
as being not applicable). Provider shall not commence work until such insurance is in
effect and certification thereof has been received by the County's Risk Manager.
8. Indemnity
a. Indemnity. To the extent authorized by North Carolina law the Provider agrees, without
limitation, to defend, indemnify and hold harmless the County from all loss, liability,
claims or expense, including attorney's fees, arising out of or related to the Project and
arising from property damage or bodily injury including death to any person or persons
caused in whole or in part by the negligence or misconduct of the Provider except to the
extent same are caused by the negligence or willful misconduct of the County. It is the
intent of this provision to require the Provider to indemnify the County to the fullest
extent permitted under North Carolina law.
9. Amendments to the Agreement
a. Changes in Basic Services. Changes in the Basic Services and entitlement to additional
compensation or a change in duration of this Agreement shall be made by a written
Amendment to this Agreement executed by the County and the Provider. The Provider
shall proceed to perform the Services required by the Amendment only after receiving a
fully executed Amendment from the County.
10. Termination
a. Termination for Convenience of the County. This Agreement may be terminated without
cause by the County and for its convenience upon seven (7) days prior written notice to
the Provider.
b. Other Termination. The Provider may terminate this Agreement based upon the County's
material breach of this Agreement; provided, the County has not taken all reasonable
actions to remedy the breach. The Provider shall give the County seven (7) days' prior
written notice of its intent to terminate this Agreement for cause. Either parry may
terminate this Agreement upon notice to the other party that obligations pursuant to this
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Agreement are made impractical due to declarations of emergency by Orange County or
by North Carolina due to events directly impacting Orange County. Both parties shall
remain responsible for all payment and performance due up to the receipt of such notice,
but shall have no further obligation or responsibility beyond that date provided the
terminating party has taken all reasonable steps to complete the performance of its
obligations.
c. Compensation After Termination.
i) In the event of termination, the Provider shall be paid that portion of the fees and
expenses that it has earned to the date of termination, less any costs or expenses
incurred or anticipated to be incurred by the County due to errors or omissions of
the Provider. Upon request of the County, the Provider shall submit to County all
relevant documentation, including but not limited to, job cost records, to support
its claims for final compensation.
ii) Should this Agreement be terminated, the Provider shall deliver to the County
within seven (7) days, at no additional cost, all deliverables including any
electronic data or files relating to the Project.
d. Waiver. The payment of any sums by the County under this Agreement or the failure of
the County to require compliance by the Provider with any provisions of this Agreement
or the waiver by the County of any breach of this Agreement shall not constitute a
waiver of any claim for damages by the County for any breach of this Agreement or a
waiver of any other required compliance with this Agreement.
e. Suspension. County may suspend the Basic Services and this Agreement at any time for
County's convenience and without penalty to County upon three (3) days' notice to
Provider. Upon any suspension by County, Provider shall discontinue the Basic
Services and shall not resume the Basic Services until notified to proceed by County.
11. Additional Provisions
a. Limitation and Assignment. The County and the Provider each bind themselves, their
successors, assigns and legal representatives to the terms of this Agreement. Neither the
County nor the Provider shall assign or transfer its interest in this Agreement without the
written consent of the other.
b. Governing Law. This Agreement and the duties, responsibilities, obligations and rights
of respective parties hereunder shall be governed by the laws of the State of North
Carolina.
c. Compliance with Laws. Provider shall at all times remain in compliance with all
applicable local, state, and federal laws, rules, and regulations including but not limited
to all state and federal anti-discrimination laws, policies, rules, and regulations and the
Orange County Non-Discrimination Policy and Orange County Living Wage Policy
(each policy is incorporated herein by reference and may be viewed at
http://www.oran eg cogptync. og v/departments/purchasing division/contracts.php.) Any
violation of this requirement is a breach of this Agreement and County may immediately
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terminate this Agreement without further obligation on the part of the County. This
paragraph is not intended to limit and does not limit the definition of breach to
discrimination. By executing this Agreement Provider affirms that Provider and any
subcontractors of Provider are and shall remain in compliance with Article 2 of Chapter
64 of the North Carolina General Statutes. By executing this Agreement Provider
certifies that Provider has not been identified, and has not utilized the services of any
agent or subcontractor identified, on the list created by the State Treasurer pursuant to
G.S. 147-86.58. By executing this Agreement Provider certifies that Provider has not
been identified, and has not utilized the services of any agent or subcontractor identified,
on the list created by the State Treasurer pursuant to G.S. 147-86.81.
d. Dispute Resolution. Any and all suits or actions to enforce, interpret or seek damages
with respect to any provision of, or the performance or non-performance of, this
Agreement shall be brought in the General Court of Justice of North Carolina sitting in
Orange County, North Carolina. It is agreed by the parties that no other court shall have
jurisdiction or venue with respect to such suits or actions. Binding arbitration may not
be initiated by either Party, however, the Parties may agree to nonbinding mediation of
any dispute prior to the bringing of a suit or action.
e. Entire Agreement. This Agreement, together with the RFP and its attachments and the
Proposal and its attachments, represents the entire and integrated agreement between the
County and the Provider and supersedes all prior negotiations, representations or
agreements, either written or oral. This Agreement may be amended only by written
instrument signed by both parties. Modifications may be evidenced by facsimile
signatures.
f. Severability. If any provision of this Agreement is held as a matter of law to be
unenforceable, the remainder of this Agreement shall be valid and binding upon the
Parties.
g. Ownership of Work Product. Should Provider's performance of this Agreement generate
documents, items or things that are specific to this Project such documents, items or
things shall become the property of the County and may be used on any other project
without additional compensation to the Provider. The use of the documents, items or
things by the County or by any person or entity for any purpose other than the Project as
set forth in this Agreement shall be at the full risk of the County.
h. Non-Appropriation and Government Action. Provider acknowledges that County is a
governmental entity, and the validity of this Agreement is based upon the availability of
public funding under the authority of its statutory mandate.
In the event that public funds are unavailable or not appropriated for the performance of
County's obligations under this Agreement, then this Agreement shall automatically
expire without penalty to County immediately upon written notice to Provider of the
unavailability or non-appropriation of public funds. It is expressly agreed that County
shall not activate this non-appropriation provision for its convenience or to circumvent
the requirements of this Agreement.
In the event of a change in the County's statutory authority, mandate or mandated
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functions, by state or federal legislative or regulatory action, which adversely affects
County's authority to continue its obligations under this Agreement, then this Agreement
shall automatically terminate without penalty to County upon written notice to Provider
of such limitation or change in County's legal authority.
i. Signatures. This Agreement together with any amendments or modifications may be
executed electronically. All electronic signatures affixed hereto evidence the consent of
the Parties to utilize electronic signatures and the intent of the Parties to comply with
Article I IA and Article 40 of North Carolina General Statute Chapter 66.
j. Notices. Any notice required by this Agreement shall be in writing and delivered by
certified or registered mail, return receipt requested to the following:
Orange County Provider's Name &Address
Attention: Nancy Freeman Analytical Consultants, Inc.
P.O. Box 8181 Paul Snow, President
Hillsborough,NC 27278 125 Kingston Dr., #206
Chapel Hill,NC 27514
IN WITNESS WHEREOF, the Parties, by and through their authorized agents, have hereunder
set their hands and seal, all as of the day and year first above written.
ORANGE COUNTY: PROVIDER:
By: By:
Jamezetta Bedford, Chair Paul Snow, President
Orange County Board of Commissioners Analytical Consultants, Inc.
Printed Name and Title
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EXHIBIT I
Analytical
Consultants
The Commercial Real Estate Professionals
Proposal to Consult—Support of the Orange County 2025 Tax Assessment
June 8, 2023
Nancy Freeman, Tax Administrator
Orange County Tax Administration
228 S. Churton Street
P.O. Box 8181
Hillsborough, NC 27278
Ms. Freeman and Orange Tax Administration,
I appreciate the opportunity to bid on behalf of Analytical Consultants, Inc. to support your 2025 Tax Assessment.
This Proposal follows our successful RFP for this project and reflects that RFP and discussions with your selection
committee about the details our proposal. Per your request, we have provided additional detail below and anticipate
that this proposal will be used as an attachment to the County's Services Agreement. Although we have attempted to
lay out a reasonable format and timeline in this document, we acknowledge that the overall spirit of the agreement is
that we will help the County to provide a fair and accurate Commercial Assessment and will continue to be receptive
to the Tax Office's prioritization of their scheduling needs whenever possible.
Our proposal is detailed below.
Project Organization
Analytical Consultants is a commercial appraisal firm located in Chapel Hill and has a very well-developed
database of commercial property information specific to Orange County along with many years of
experience in this market area. Therefore, our staff that will provide assistance for the 2025 Revaluation is
fairly limited to a few key players who can accomplish the scope of work efficiently.
Principal-in-Charge: Paul Snow, MAI. He will be involved in all aspects of the work product. In Phase IA
and B and Phase 111. As requested, he will review the Commercial Property Values created by the
schedule of values. Following the assessment, Mr. Snow will help defend the assessments in Board
Hearings and testimony in front of the Property Tax Commission as requested and provide appraisals. To
summarize, he will be involved in supervision and performance of the entire work scope.
Project Manager/Supervisor: Elizabeth Greganti. Like Mr. Snow, she will be involved in all aspects of the
project providing work product or supervision.
Key Personnel / Data Collection and Application: Andrius Sperauskas and Kristina Van Buskirk. These
experienced appraisers will work with data collection (Phase I and 111). They may work on appraisals
needed by the County.
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Data Collection/Research Assistant: This would be a new hire position under careful supervision by our
experienced staff. We typically have a researcher working at the firm and they would only assist with
Phase I.
Technical Approach
The following documents the scope of work:
Phase I.A.
• Investigation of commercial land sales in Orange County and surrounding areas. Sales will range
in size from small acreage to large acreage tracts. Land sales will be located using public records,
Triangle Multiple Listing Service (TMLS), CoStar, Loopnet, lending institution's databases,realtor's
files, appraiser's files and Analytical's own in-house data sources. It is worth noting that Analytical
Consultants has a significant existing database of verified land sales. Verification of land sales
will be made wherever possible with a buyer, seller or broker or realtor directly involved in the
transaction. Lawyers, lending institutions and public records are considered secondary data
sources and in some cases these sales may be disregarded. �Sales will be sorted by property
type.
Phase I.B.
• Investigation of commercial property rental rates, occupancy rates, expenses (on a per unit, per
square foot or expense ratio basis as appropriate) and capitalization rates in Orange County, the
surrounding areas, a regional basis or a national basis as applicable. Income information will come
from national surveys, local surveys, surveys made by Analytical for this assignment, Analytical's
in-house files, CoStar and other sources. It is worth noting that Analytical Consultants has
performed over 1,700 commercial appraisals in Orange, Durham and Wake County since January
2008 and our files are a very good source of verified local, relevant income and expense data for
this assignment. Some property specific income and expense data from our files will need to
remain confidential in regards as to the exact property providing the information.
• There may be specific property types such as hotels and convenience stores where we will
purchase proprietary information /expertise from other vendors to populate the income modules.
Although some relatively inexpensive survey information is available, pointed actual information on
expenses of hotel and convenience stores in the local market is not widely available. Our fee is
inclusive of the cost of resources (surveys, data purchasing, outside consulting, etc.) needed to
complete the assignment, which in some cases will include payments to experts in the valuation of
certain properties.
• Income information will be sorted by property type with each property type being assigned a low,
medium and high range (ie Class A, B and C). Some property types will include limited information
on subcategories such as medical office as a subcategory of general office space. Retail will
include limited data on restaurants, drug stores and convenience stores.
Phase II
• Application of Data (provided by Analytical Consultants). Analytical Consultants will generate 2025
preliminary revaluation assessed commercial property value recommendations. Please note that
we are not well versed in applying that assistance to mass valuation using mass valuation software
but will help the County by consulting on different ways to input the data to produce appropriate
results from the County's software. We fully understand that the County will decide final assessed
values and that our recommendations may not be used.
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Phase III
• It is important to us that Orange County has the most recent data on which to base its Schedule of
Values. Beginning in mid-2024 and continuing into the fall we will update the data for our major
property types. Please note that not all property types may have meaningful data and that a "No
Further Action"finding for a property type will count as completing that milestone.
Phase IV
• Final Application of Data (provided by Analytical Consultants). Analytical Consultants will update
2025 preliminary revaluation assessed commercial property value recommendations. Please note
that we are not well versed in applying that assistance to mass valuation using mass valuation
software but will help the County by consulting on different ways to input the data to produce
appropriate results from the County's software. Based on our schedule, the County should have all
the commercial values in their system and verified/discussed with Analytical Consultants by
November 1, 2024. Our fee includes a two-month period leading up to the reassessment date of
January 1, 2025, during which a qualified employee of Analytical Consultants will be available via
phone or onsite at the Orange County offices between the hours of 9am to 5pm (up to 20 hours per
week) to answer questions or provide assistance with the use and application of the new data.
Assessment Review and Assessment Support
• We will provide assessment review and support beyond that provided in Phase III on an "as
needed" basis to help the County with appeals. Our fee includes up to 40 hours of support
advising on tax appeals and for Board Hearings as needed in 2025. In the following years,
additional support will be limited to 20 hours per year. Additional assistance above and beyond
the yearly hourly limit will be provided for$250 per hour and all assistance will be provided by
Elizabeth Greganti or Paul Snow.
• Our review and support of the tax assessment does not include the following: Appraisals and
Property Tax Commission (PTC) Testimony. We can provide appraisals to support the County
for Board Hearings or PTC Hearings. These assignments will be considered and engaged on an
case-by-case basis. In some cases, a conflict of interest may exist. In these cases, Analytical
Consultants will recommend and help select and engage a third-party appraiser.
Mr. Snow is an experienced expert witness for PTC hearings. He works for both property owners
and Counties. His fee for Property Tax Commission preparation and testimony is$375 per hour.
This fee is set for the entire four-year period following the effective date of the 2025
reassessment. Another representative of Analytical Consultants may be involved in a PTC case
by mutual agreement if Paul Snow is unavailable.
The results of the analysis and supporting data will be presented to the Orange County Office of Tax
Administration in electronic and paper formats.
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Cost of Services and Schedule
There is some flexibility in timing of deliverables. As laid out in the RFP, we can meet with
the County to discuss. We can also adjust the scope of our deliverables if the County if
needed/requested.
Phase I - Initial Data Collection
Delivery
Property Type Schedule Fee
Commercial Land 11/1/2023 $10,000
Office 11/1/2023 $10,000
Retail 12/1/2023 $10,000
Industrial 12/1/2023 $5,000
Hotel/Motel 1/10/2024 $10,000
Apartments 1/31/2024 $10,000
Other
-Mobile Home Parks 2/28/2024 $5,000
-Self Storage 2/28/2024 $5,000
$65,000
Phase II -Application of Data
Delivery
Property Type Schedule Fee
Commercial Land 6/1/2024 $20,000
Office 6/1/2024 $20,000
Retail 6/1/2024 $20,000
Industrial 7/1/2024 $10,000
Hotel/Motel 7/1/2024 $20,000
Apartments 7/1/2024 $30,000
Other
-Mobile Home Parks 8/1/2024 $10,000
-Self Storage 8/1/2024 $10,000
$140,000
Support and Follow-up-Ongoing* Billed on $20,000
9/1/2024
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Delivery Mid 2024
Property Type Schedule Update
Commercial Land 7/1/2024 $2,000
Office 7/1/2024 $2,000
Retail 7/1/2024 $2,000
Industrial 8/1/2024 $1,000
Hotel/Motel 8/1/2024 $2,000
Apartments 8/1/2024 $2,000
Other
-Mobile Home Parks 9/1/2024 $1,000
-Self Storage 9/1/2024 $1,000
$13,000
Phase IV-Application of Data
Delivery
Property Type Schedule Fee
Commercial Land 9/1/2024 $10,000
Office 9/1/2024 $10,000
Retail 9/1/2024 $10,000
Industrial 10/1/2024 $10,000
Hotel/Motel 10/1/2024 $10,000
Apartments 10/1/2024 $15,000
Other
-Mobile Home Parks 11/1/2024 $5,000
-Self Storage 11/1/2024 $5,000
$75,000
Support and Follow-up-Ongoing Billed on $15,000
12/31/2024
Total Cost* $328,000
*Support and Follow-up will directly address the County's
questions, but will also include our own internal quality control
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We will provide BOER and PTC appeals review and support. The expense for this work is outlined below.
This may include a BOER and PTC appearance or other testimony or testimony support and all assistance
for BOER meetings or PTC will be provided by Elizabeth Greganti or Paul Snow.
40 hours of support in 2025 Included (except for PTC support)
20 hours/year of support in 2026, 2027, and 2028 Included (except for PTC support)
Support after support hours used. $250/hour (except for PTC support)
Review, support, appearance or other testimony for BOER Included in support hours above.
appeals
Review, support, appearance or other testimony for PTC appeals $350/hour
Billing
Billing will be paid monthly based on the milestones (as laid out in the deliverables schedule
above) being completed that month. Support and follow-up fees will be billed on the date
provided. Analytical Consultants will invoice the County monthly if any milestones have
been met during that period and/or are due for payment. Please note that the contract is to
be taken as a whole and it is not the intention of the parties that the work scope will be
awarded piecemeal. Thus, the schedule above is shown to set a reasonable billing
schedule and to coordinate the work with the County and not to indicate that the Contract
should be considered in parts.
Closing Statement
We have enjoyed working with the Orange County Tax Office in the past, we respect the
County staff that carries out the revaluation and would be proud to assist Orange County in
any way we can. Please let us know if you have questions concerning this proposal.
Best,
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Paul L.Snow.NIAI
Cartifad General Appraiser NC##A4499