Column for What’s Next website FIGHTING AND WINNING PROPERTY TAX APPEALS By Mark Levine Most people look at their property tax bill as being etched in stone. Instead, look at it as being written in pencil. The real estate tax bill you receive in the mail is your local government’s wishful opening bid in a negotiation. Treat it as such, and you’ll be able to simultaneously cut your expenses and boost the value of your home. Local governments are under increasing pressure to increase revenues as the states and Federal government tighten their belts. The two primary ways local governments can raise money are sales and property taxes. It’s very tough politically to raise sales taxes since they’re so ubiquitous. Raising property taxes, while still unpopular, has advantages. First, the bill only comes once or twice a year. Second, most homeowners don’t even see the bill since their mortgage holder pays their taxes for them. Third, and most importantly, you can increase revenues from property taxes without actually needing to raise rates. That’s because property taxes are calculated by multiplying the tax rate by the assessed value of a piece of property. The term assessed value can mean almost anything, depending on local practices and ordinances. It could mean current market value, 70% of market value, or even something as bizarre as 1938 replacement cost. The assessment itself could be based on anything from a thorough interior and exterior inspection to a cursory glance at a document recording a sale, again, depending on local practice and policy. This subjective and frequently murky calculation has as much influence over property tax revenues as the actual tax rate. By ordering the local tax assessor’s office to be more aggressive in estimating the value of property, a municipality can substantially raise revenues. Let’s say a community has a local property tax rate of 1.5%, the national average. A home that’s assessed for $100,000 would owe a tax bill of $1,500. If the assessment was suddenly deemed to be undervalued and was increased to say, $120,000, to better reflect its market value, the homeowner would owe taxes of $1,800. That’s a twenty percent increase in tax revenue without any change in the tax rate itself. A neat trick, and one that’s increasingly being practiced by cities, towns and villages across the country. Municipalities love an excuse to reassess property values. The most obvious is a sale. In communities that assess properties at 100% of market value (called ad valorem assessment) any time a property changes hands it’s an opportunity to boost the assessment and as a result, revenues. Readily apparent renovations are just as opportune. Adding space, amenities, or improving the overall physical condition of the property are all considered grounds for increasing an assessment. So, any time there’s a request for a building permit, an inspection, or there are plans filed, there’s also an opportunity for the municipality to reassess the property to perhaps reflect an increased value. The increased aggressiveness of municipalities has led to an upswing in the number of homeowners who are successfully appealing their tax bills. While nationally the percentage of homeowners launching appeals is still low, between three to five percent, many states are seeing record numbers of cases. New Jersey and Oregon are just two of a handful of states that have had their tax appeal cases double each year for the past five years. What’s surprising is that more people aren’t doing it. Since the entire property tax process, from assessment to collection, is done at the local level, a homeowner only need deal with a bureaucratic step ladder. The process is as citizen–friendly as small claims court so it’s usually okay to skip the lawyer. Nationwide, more than 50% of homeowners who do appeal their property tax bills succeed in getting a reduction. In some states the percentage is as high as 75%. In New York’s Nassau County alone, taxpayers receive more than $100 million in property tax refunds annually. In Illinois, the average successful appeal results in a $300 to $400 cut in taxes. Not only will a successful appeal put money back in your pocket, but it will probably increase the salability and price of your home. Faced with two comparable homes which would you find more attractive, the one with a $4,000 annual tax invoice or the one with only a $2,500 yearly bill? Wouldn’t you be willing to pay a bit more for that $1,500 a year savings? Besides being profitable and usually successful, tax appeals are often easy and inexpensive. If you own, or have contracted to buy a property, you can appeal its assessment. (So can your designated agent or heirs.) There are three basic grounds for appealing your assessment: errors, inequality, or illegality.