The percentage of market value (full value) used by an assessing unit to establish uniform assessments. This value must appear on the tentative roll. Real Property Tax Law Section 305 specifies, "all real property in each assessing unit shall be assessed at a uniform percentage of value..."
The ownership and physical condition of real property as of this date are assessed (valued) according to price fixed as of the valuation date. All applications for property exemptions must be filed with the assessor by this date.
A percentage established by the State Board of Real Property Services according to law, using the ratio of assessed value to the sales price for each usable residential sale in a recent one-year period. Ratios are then listed from highest to lowest; the midpoint (median) ratio is selected as the RAR. The RAR can be used to prove that a residential property is assessed at a higher level than other homes on the assessment roll. Your locality's RAR indicates at what percent of full value residential properties are assessed. For example, a RAR of 20 indicates that residential properties are assessed at approximately 20 percent of their full value.
"State equalization rate" means the percentage of full value at which taxable real property in a county, city, town or village is assessed as determined by the state board." (RPTL Section 102) The rate is a ratio of the sum of the locally determined assessed values for all taxable parcels for a given assessment roll divided by ORPS's estimate of total full value for that same roll.
With a few exceptions, building permits are required for all work that must conform to NYS Building & Fire Codes. This includes new construction, additions, demolition, extension or replacement of electrical/plumbing/HVAC systems, solid fuel appliances, chimneys, re-roofing, fixed fire protection equipment, hazardous materials storage tanks, and replacement of equipment such as water heaters, furnaces and boilers. Please visit our Zoning and Code Enforcement Page.
If you will be conducting open burning, you must first obtain an Open Burning Permit. There are restrictions on what can be burned, where it can be burned, and when it can be burned. Open burning permits are not required for "recreational fires" (i.e. small campfires for cooking or warmth, burning only natural wood or charcoal). Open burning is not permitted during the period of March 15 to May 15 each year, nor during period of high fire danger. There is a $5.00 fee for an Open Burning Permit.
General items being looked for are normally listed in the cover letter with the inspection notice. Other areas of concern can be found on our Self-Inspection Checklist.
Vacant buildings that are in unsafe condition are marked according to the degree of hazard. Red signs with a single diagonal white stripe indicate that fire fighters should use extreme caution when entering the structure. Red signs with a white "X" indicate that fire fighters should not enter the structure except when absolutely necessary (i.e. someone trapped inside). The presence of the signs is coordinated with the 911 Center for dispatching purposes. Smaller red signs may also indicate a building is condemned/unfit for occupancy.
If you have reason to believe a zoning or code violation exists, you may file a complaint by phone, in writing, in person, or via email to the Zoning/Code Enforcement Officer. Most complaints are investigated within 1-3 days. Please note that anonymous complaints may receive low priority and will be investigated as time allows.
A Certificate of Occupancy (also "C of O", "CO", or "Certificate of Compliance") is a certification from the Zoning/Code Enforcement Officer that a property has been inspected and is in substantial conformance with applicable codes. Certificates of Occupancy are required for work completed under Building Permits, and may also be required upon sale or transfer of property (depends on lender). Fire Safety Certificates may be issued for completed fire inspections.
Yes. No matter what kind of home you live in, you are required by law to have at least one (but usually 2 or more) working smoke detectors. If your home has any fuel-burning appliances or an attached garage, then you must have at least 1 (but sometimes 2 or 3) carbon-monoxide (CO) alarms. For more information, click on Smoke Detectors, Carbon Monoxide Alarms or Fire Prevention.
If you are engaged in: (I) the collection of solid waste within the Town of Galen or (II) the transportation of solid waste for disposal, recycling or storage within the Town of Galen, then YES. Applications are below. However, individuals transporting their own household rubbish to a permitted facility are not required to be licensed. Fees are $50.00 per registered vehicle, up to a maximum of $300.00 annually.
Yes. Littering is controlled by the Town of Galen Litter Control Law. Enforcement is the responsibility of the Code Enforcement Officer, the Highway Superintendant, and any law enforcement officer. The fine for littering is up to $1,000. To report littering, contact the Zoning Department or 911. If littering is in or along a Town Highway, notify the Highway Department.
No. Currently, there is no local law in the Town of Galen regarding noise. If you live within the Village of Clyde, there is a local law regulating noise. Outside of the Village of Clyde, you must contact 911 to report a noise-related complaint. Noise problems may violate NYS Penal Law which is enforceable by the Wayne County Sheriff's Department or State Police.
Animal-related issues should be reported to Tracy Brown (Animal Control Officer) at 315-729-4770. In an emergency, call 911.
If you believe a building, condition or circumstances constitutes a fire hazard, contact the Zoning/Code Enforcement Officer. If you smell gas fumes or smoke, or otherwise believe there may be an emergency, dial 911 immediately.
Inquiries and complaints about open burning should be directed to the Zoning/Code Enforcement Officer. If burning is actively being conducted in a manner that is unsafe, illegal, or constitutes a nuisance (especially after hours), dial 911. You may also contact the Department of Environmental Conservation at 585-226-2466.
Inspectors use a variety of special equipment, such as inspection mirrors, tape measures, camera, code books and manuals, signs, drill driver, flashlight, helmet, etc. For emergencies, the code enforcement vehicle is also equipped with a first aid kit, shovel, 2 fire extinguishers, and a disaster response kit (containing several clipboards, damage assessment forms, maps and pre-incident plans).
Patrolling the Town of Galen is part of the Zoning/Code Officer's duties. Patrols help the Department to monitor land use and construction activities, vacant buildings, fire lanes, open burning, and property maintenance. If a zoning/code violation is observed, it may be formally cited or noted and re-inspected later.
Property maintenance concerns, including but not limited to unmowed lawns, uncollected trash, infestation, lead paint problems, leaking roofs, broken windows, and unsecured vacant buildings should be reported to the Zoning/Code Enforcement Officer. If you believe someone has broken into or vandalized a vacant building, dial 911.
If the repairs may be code-related (i.e. electrical, plumbing, leaking roof, broken windows, smoke/CO alarms, etc.) you can file a complaint with the Zoning/Code Enforcement Office. The inspector will visit your home or apartment to determine if any violations exist, and may require the landlord to make the necessary repairs. Click here for Tenant information.
This is a common question that comes up during transfer of property. You can find the zoning of property by contacting the Zoning Department. Please have the address and tax ID number available.
You will need to file a DBA with the Wayne County Clerk's Office (or form a corporation or partnership). You will probably also have to file with NYS Taxation & Finance. For certain occupations/businesses you must obtain a State or Local license, certification, or registration. Local zoning approvals can include a Use or Building Permit, Home Occupation Permit, or Special Permit. You can contact the Zoning Department for more information and we will try to help you through the process.
The Zoning/Code Enforcement Office retains copies of all submitted survey maps and septic plans. While we have many plans on file, records are not complete. If you contact the Zoning Department, we can check your property file. If the needed maps and plans are found, they can be copied for $0.25 per page. For survey maps, you may also contact the Wayne County Clerk's Office at 315-946-7470.
Engineered plans (stamped plans prepared by a licensed engineer or registered architect) are required for new homes exceeding 1,500 square feet in floor area; new commercial/industrial buildings; fire protection systems; septic systems; and alterations/renovations exceeding $20,000 in cost. Stamped plans may be required for other types of projects as well. Such plans are not generally required for residential swimming pools, decks, solid-fuel stoves, and demolition.
New and existing buildings/facilities are required to have a proper 911 address posted on the building or at the roadway, so as to be visible to emergency responders. Address numbers must be a minimum of 4 inches high, with a stroke width of 1/2 inch, and must contrast with their background so they can be seen. If your property does not have an address, you can request an address using the Address Application. The Zoning/Code Enforcement Officer assigns all new addresses.