At town hall, Chermak calls for county to pause reassessment process
At a Monday town hall meeting he hosted on the ongoing reassessment, Chermak acknowledged the need to update property assessments countywide for the first time since 1968 and restore fairness to a system that's become wildly skewed over the past 57 years. But he also reiterated calls to pause the reassessment for a year to make sure tentative assessed values thousands of property owners have questioned or disputed are correct, a pause Gaughan doesn't support and won't entertain.
'Why don't we wait and take a look at these numbers, see what the values are (and) make the proper corrections,' Chermak told the audience of about 100 gathered Monday in the Peoples Security Bank Theater at Lackawanna College. 'My thought was what's the hurry? … Rushing through it doesn't do it for me. It doesn't do it for me. I think there's things that need to be looked at.'
A county resident attending Commissioner Chris Chermak's reassessment town hall Monday looks toward the stage in the Peoples Security Bank Auditorium in Angeli Hall on Lackawanna College's campus in Scranton. (SEAN MCKEAG / STAFF PHOTOGRAPHER)
Tyler Technologies, the firm conducting the reassessment, mailed in March tentative new property values that property owners have an opportunity to appeal before new assessments take effect next year. The tentative values should reflect a property's fair market value, or the amount the property should fetch if sold.
More than 8,600 property owners who disagree with or question their tentative assessments booked appointments to raise concerns during an informal review process that continues through Friday, a precursor to a formal appeals window that will open this summer. Tyler had met with property owners to discuss questions relative to 13,602 properties as of Monday morning, information provided by county assessment Director Patrick Tobin shows.
Against that backdrop, Gaughan rejected the premise that the reassessment process isn't working and should be paused. Reacting Tuesday to Chermak's call for such a pause, Gaughan noted the process of rectifying issues with the tentative values is happening now via the informal reviews and will continue with formal appeals.
'The assertion he's making that we can halt or slow down the reassessment is extremely misleading and in my opinion it's untenable and completely impractical,' Gaughan said. 'It's not a discretionary initiative. If we were to stop it, or to slow it down, we would be just wasting everybody's time. We are at the finish line here and the goal is to stop perpetuating the existing inequities that the reassessment seeks to eliminate.'
Neither Chermak nor Gaughan voted to initiate the reassessment, which a prior board of commissioners approved over Chermak's objections before Gaughan was in office. But Gaughan and other reassessment proponents maintain that a judge likely would have compelled the county to reassess anyway had the county failed to act.
As part of finalizing the deal with Tyler in 2022, the prior board of commissioners ratified an agreement postponing further action in a lawsuit filed by three taxpayers seeking to compel a reassessment on the basis of tax fairness. Those litigants specifically alleged the county's 1968 assessments had resulted in disparate taxes on similar properties, with some property owners paying more than their fair share and others paying less.
Among other terms, the stipulated order postponing the litigation states that the county 'shall fully complete the Reassessment and implement the final new assessed values for use in all real property taxation in Lackawanna County no later than January 1, 2026.'
Lackawanna County Commissioner Chris Chermak, far left, hosts a town hall meeting to discuss the county's reassessment project. Seated next to Chermak, from left, are attorneys Anthony Lomma, Jim Mulligan and Kevin Walsh and professional property appraiser J. Conrad Bosley. The town hall was held Monday, May 12, 2025, in the Peoples Security Bank Auditorium in Angeli Hall on Lackawanna College's campus in Scranton. (SEAN MCKEAG / STAFF PHOTOGRAPHER)
The question of whether the process can or should be paused notwithstanding, much of Chermak's town hall featured input from a panel of experts who explained the reassessment and appeals processes and answered audience questions. The panel included attorneys Tony Lomma and Jim Mulligan, who discussed residential assessment appeals, attorney Kevin Walsh, who spoke to the commercial side, and professional real estate appraiser J. Conrad Bosley.
They all advised property owners who disagree with their tentative assessments to challenge them through the available channels, including the informal review and formal appeals processes. Property owners still unsatisfied after exhausting those options can challenge their assessments in county court.
The panelists also recommended property owners considering appeals, be they residential or commercial, get an appraisal done to bolster their cases. A number of audience members voiced frustration Monday over inaccuracies they believe resulted in exceedingly high tentative assessments, issues the review and appeals processes are designed to address.
On Tuesday, Tobin said informal reviews will continue through Friday and that Tyler can take walk-in appointments when appropriate at the county 911 Center, 30 Valley View Drive, Jessup. New final assessments reflecting potential adjustments made following informal reviews will be mailed by June 20, giving homeowners at least 40 days to file formal appeals by the Aug. 1 deadline.
Property owners who didn't participate in the informal review process can still file formal appeals.
Formal appeal hearings will be held from Aug. 1 through October, and officials anticipate a lot of them. Lomma said Monday he thinks there could be as many as 20,000 formal appeals filed countywide, though Tobin said Tuesday he anticipates 10,000 at most.
'I base it on the informal appeals,' Tobin said. 'Presumably a lot of those people will be satisfied with the result when they receive their final assessed value.'
Assuming the process continues as planned, the new assessment roll taxing bodies will use to generate 2026 property tax bills will be certified Nov. 14.
Full video of Chermak's reassessment town hall, including the audience question and answer portion, is available online via ECTV's YouTube channel.
Lackawanna County Commissioner Chris Chermak hosts a town hall to discuss the county's reassessment project in the Peoples Security Bank Auditorium in Angeli Hall on Lackawanna College campus in Scranton on Monday, May 12, 2025. (SEAN MCKEAG / STAFF PHOTOGRAPHER)
County residents attend a reassessment town hall meeting Monday in the Peoples Security Bank Auditorium in Angeli Hall on Lackawanna College's campus in Scranton. (SEAN MCKEAG / STAFF PHOTOGRAPHER)
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