Four central Ohio counties will have property values reappraised in 2017 to determine real estate taxes: Franklin, Delaware, Licking and Pickaway.
This will be the sexennial reappraisal year. Every three years the counties do a reappraisal and every sixth year is the major reappraisal year known as the sexennial reappraisal.
The county auditor will notify property owners by mail of their reappraisal and hold informal reviews for property owners who feel their property is misrepresented by the reappraisal. These reviews usually take place in August and September for existing properties and September to mid-November for new properties.
The informal review is a great opportunity to question and prove your property value is misrepresented as it offers a face to face discussion with the county auditor’s representative. Comparable sales, closing statements, or an appraisal can provide undisputable evidence, which is needed to change a reappraisal by the county.
Property owners can only protest their property value once in a three-year valuation period, unless the property undergoes an addition, destruction or is sold. The informal review does not count as a formal tax appeal. Remember that the comparable evidence needs to be dated 1/1/2017 or before, for the upcoming reappraisal by the county.
How to dispute a real estate tax valuation
Complaints will only be accepted from December to March 31.
Do you think your property is valued too high by the Auditor’s office for real estate taxes?
There is a complaint process that is administered by the Board of Revision (BOR):
If you believe your value is high, you will need undisputable evidence to support the valuation.
Once you appeal your value, it can go up, down, or stay the same.
Taxes are one year in arrears. Therefore, your tax bill that will come out around December, 2017, is for the valuation of your property up to 01/01/2017.
This means if you have an appraisal for the appeal it should be date as of 01/01/2017.
If property values are changing in your neighborhood in the year 2016, then this will take effect with your 2017 tax bill.
The county re-evaluates your property taxes every three years. Franklin County last re-valuated your tax valuation in 2014 (also upon transfer assessed valuation is adjusted to the sales price), and in process for 2017.
Instructions for filing a tax complaint and forms are located on the Auditor’s web site. Once at the Auditor’s website (FranklinCountyAuditor.com), click on ‘Learn more about our Board of Revision’.
Also, you will need to pull up your property record card from the auditor’s office (under property search). This will have information needed to fill out the board of revision tax complaint form (i.e. tax district, parcel number, assessed valuation, owner of the property and sales history.
Typically for residential properties, if the form is filled out properly and submitted and received before the deadline (March 31), and with evidence (an appraisal completed by a state certified appraiser supporting a lower value, the board will make a decision and either will accept the appraisal value or set up a formal hearing.
The board of revision, the school board representative, and the person filing the tax complaint (and their attorney and/or appraiser) are usually the parties at the hearing.
The board will review your evidence (usually an appraisal or recent sales of properties or comparable sales of similar properties) for a lower property value. The school board attorney will also have the right to review the evidence and ask questions.
The board then takes the evidence under advisement and will notify by certified mail of their decision.
If the school board is involved they will (1) accept the board’s decision or (2) appeal the case if they are in disagreement.
The school board if in disagreement may elect to have the property appraised for the appeal. The school board has a vested interest in real estate property taxes as they receive most of their funds from these taxes.
The appeals hearing is similar to the first hearing except now there is an opposing side.
After all evidence is presented, the board again will take under advisement and notify of their decision later by certified mail.
It is very important to fill out the form completely and property. If an entity other than an individual is owner of the property, the complaint may need to be signed by an attorney. Be careful to meet the deadline, and have substantial evidence to show a reason for a lower value. This form needs to be notarized. Complaints will only be accepted from December to March 31.
I have appeared before several boards of revisions on numerous occasions and have found them to be very fair in both the compliant process and their decision.
The auditor’s office uses a mass appraisal system to determine the value of your property. The system is good, however, most are expected to be the correct property valuation, but some are also expected to by high and low.
We are currently in a seller’s market in central Ohio as evidenced by a low inventory of houses, shorter selling periods and generally increasing prices. Therefore, tax complaints will probably increase in 2017 even though Franklin County is currently reappraising property values due out in the fall of 2017.
If the appeal is for $17,000 or more of the assessed value, the school board must be notified.
You can always ask to “Amend Your Appeal” in the hearing! Reasons could be you feel the appeal value should be different than applied for in the appeal or ownership was not correct on the appeal.
The school board attorney may have asked that the appeal be dismissed for a technicality. Remember, if this happens, ask that your appeal be amended.
Answering your Reappraisal Questions
Informal Value Reviews – Dates/Locations – Franklin County
Frequently Asked Questions