Tax Assessment Appeals

Assessed Value is a price placed on land and buildings by a government tax assessor for use in levying property taxes. A home’s Assessed Value is very different from its Market Value. The Assessed Value is a percentage of a home’s actual fair market value. That percentage is called the “Common Level Ratio” (CLR). It is a number that varies from county to county and from year to year. In Chester County, the most recent CLR was 1.66. So, to arrive at a home’s Assessed Value, the taxing authority multiplies its Market Value by the CLR. For example, if you feel your home would sell on the open market for $300,000, the proper Assessed Value would be: 300,000 x 1.66 or $498,000. 

We have been successfully doing appeals since 2018 and win virtually every appeal we prosecute. Accordingly, we have achieved reductions as high as 14% and averaged 10% for 2021. For the average household that can mean saving in the hundreds of dollars per month for as long as you own the property and offsets the recent rate increase. In so doing, we have come to a profound understanding of how the appeal mechanics work in Chester County and in the Commonwealth .

The amount of your home tax assessment is what the local government thinks your house and land are worth relative to other properties in your area. Many taxpayers are under the impression that their assessment is fair and accurate if it is below the current market value. This is a naïve assumption since the assessment is based on a percentage of the market value the CLR (and thus mathematically can never equal actual value.)  However, what we really are looking for is fairness for our clients The fact is you’re your property should be valued equitably with similar type properties within the same taxing jurisdiction. For example, you might be assessed at 95% of fair market value and his neighbor’s similar home is assessed at 75% of fair market value. Clearly this assessment is not fair or accurate. the Tax Assessment Appeal Board

Chester County, like most municipalities, will hire a company to do a “blanket assessment” every few years since the tax assessor does not have the time to individually inspect each property. Often old values are just increased based on ‘rolled over” market values without any inspection and without any consideration for changes in the real estate market. Mistakes are common and any mistake can cost the homeowner hundreds or thousands of dollars every year as well as a competitive disadvantage when it comes time to sell.

Quite simply, because most people don’t even realize that they are being overcharged. The taxing authority doesn’t have the time or manpower to establish accurate assessment figures – and since most homeowners don’t challenge the assessment why should they?.

Many homeowners don’t challenge the assessment thinking that that in a rising market like is the case at present our home is worth more so why bother?  “We might even be assessed higher” (this hardly ever happens”0. But there is a secret to this process that most are unaware of. It’s a comparative exercise. Our experience tells us that it’s not so much what your home is worth, it’s more its actual assessed value compares to the theoretical assessed value of similarly configured homes within your immediate neighborhood or area. In this the Board is guided by recent surrounding sales prices.  So, simply stated, if your assessment is higher than that of a home or homes in your area which is worth about the same as yours, it is likely that you will receive a tax reduction, irrespective of market conditions. Note that since the Board does not typically increase these comparatives assessed values it is always behind times which can actually be to the advantage of the appellant faced with a rising market. Because you may end up with a lower assessment for a now higher value home. So not only will you then enjoy a lower tax while you own the home, but since buyers pay close attention to tax costs and if your home is taxed lower that similar homes, you will have a competitive advantage. Our expertise is invaluable in helping you to make this determination. SEE BELOW. 

We can appeal your assessment annually. The deadline in Chester County is the first business day in August Any annual reduction in your taxes becomes effective the following year – 2023. We can also appeal an interim tax bill, a bill you received because your properly was recently purchased or due to new construction on your property (a deck, finished basement or addition). The deadline for filing an interim assessment appeal is within 40 days of the date of notification of the assessment change and unlike an annual appeal takes effect during the current year.

As attorneys specializing in residential tax assessment appeals, we make a preliminary estimation of whether your property is over assessed. We examine various real estate valuation resources and a recent certified appraisal if available and examine the potential to successfully prosecute your appeal. If your property is in line for an assessment reduction, the appropriate appeal paperwork is carefully completed and filed. With the Tax Assessment Appeal Board. The Board then sets a hearing date to listen to arguments on why your property is over- assessed and what the accurate assessment should be. We engage the Board at an adversarial hearing. We answer all of the Hearing Board’s questions, review your appraisal with them, and use our best efforts persuade the Board to reduce your assessment. You will always deal with an attorney when you are a client of our firm. YOU DO NOT HAVE TO ATTEND THIS HEARING. AS ATTORNEYS, WE ARE AUTHORIZED TO ATTEND ON YOUR BEHALF.

Our firm is paid on a contingent fee basis – a percentage of the amount we save you on your tax bill or is fee paid if you are with a prepaid legal service and the service is qualified. However, if you are coming through Met Life this does not apply, we bill the Panel for our work for you.

You pay this fee only once for a reduction which lasts as long as you own the home and buffers you against later increases. Thus, our incentive is to save every homeowner as much as we fairly can. The only money we require up front is a filing fee –$25.00 – made out to the taxing jurisdiction. In essence, you pay us nothing unless we save you money on your property tax bill. IT’S A NO BRAINER.YOU HAVE NOTHING TO LOSE AND EVERYTHING TO GAIN.