Franklin County Ohio Property Tax Appeal Due on March 31, 2015
Porter Law Office, LLC would like to remind property owners in Franklin County, Ohio that they have until March 31, 2015 to file an appeal to reduce their Ohio property taxes. The March 31, 2015 deadline is to appeal Franklin County, Ohio property tax valuations in 2014.
Franklin County, Ohio finished its three-year property tax value update in 2014. To dispute the value, you must file an appeal by March 31, 2015 or you will lose your right to challenge the auditor’s valuation.
Although property values are generally on the rise, your property could have actually lost value. If the auditor’s valuation of your property is too high, do not miss the opportunity to file an appeal and lower your 2014 real estate taxes.
The real estate tax attorney at Columbus, Ohio-based Porter Law Office, LLC is experienced with analyzing property valuations and securing real estate tax reductions before the county boards of revision and other Ohio appellate courts. This article briefly addresses the general framework for filing an appeal to lower your property taxes.
Don’t Miss Your Chance to Reduce Your Ohio Property Taxes
The current economic climate in the state of Ohio still presents opportunities for owners of commercial and residential real estate to appeal the county auditor’s tax valuation of their property, thereby reducing their property taxes. But, the deadline to file an appeal is fast approaching.
The year 2014 was a triennial update year in Franklin County, Ohio. During this process, county auditors provide for an adjustment to be made to the values of all properties based on an analysis of comparable sales which occurred in the prior three years.
The following counties also conducted a triennial update in 2014: Auglaize County, Clinton County, Darke County, Defiance County, Delaware County, Gallia County, Geauga County, Hamilton County, Hardin County, Harrison County, Henry County, Jackson County, Licking County, Mahoning County, Mercer County, Morrow County, Perry County, Pickaway County, Pike County, Preble County, Putnam County, Richland County, Seneca County, Shelby County, Trumbull County, Van Wert County, and Wood County.
What if I Disagree with My New Property Value?
If you believe that the valuation of your property is too high, you may file a complaint with the Franklin County Board of Revision. For 2014, the filing deadline for Franklin County, Ohio is March 31, 2015.
It is very important that your property’s tax value is correct and accurate. Each time the auditor increases your property value, you pay more property taxes. To ensure that your property tax bill reflects the true value of your property, you are given the opportunity to contest the auditor’s tax valuation by filing a complaint with the county board of revision.
How Do I File a Complaint with the Board of Revision?
To appeal a property tax valuation, you must file a “Complaint against the Valuation of Real Property” on DTE Form 1. The form is accessible on the Franklin County Auditor’s website.
Section 5715.19 of the Ohio Revised Code contains strict rules that must be followed when appealing a real estate tax valuation to the board of revision. Appeals can be denied on procedural grounds for failing to comply with R.C. 5715.19. Generally, the completed DTE Form 1 must be printed, signed and notarized. To ensure you meet the filing deadline, be sure to send the complaint the board of revision by certified mail.
In addition, you are required to submit evidence to support your claimed valuation for the property. Such evidence may include recent purchase agreements, appraisal reports, construction costs, and detailed expense statements for the property.
What Happens after I File a Complaint?
After receiving your complaint, the board of revision may simply change the valuation without holding a formal hearing. Your complaint must comply with the Ohio Revised Code and be supported with clear evidence of value.
If there is any doubt about the value, the board of revision may decide that a formal hearing is necessary. In such case, the clerk of the board of revision will schedule a hearing date and mail you notice to the address you provided on the complaint form. Formal hearings are usually attended by the board of revision, the local school board, and the property owner.
Probative Evidence of Value
At a formal hearing, you are expected to present probative evidence supporting the value of your real estate. For example, income-producing property would generally require complete income and expense information for the tax year for which the complaint was filed and the two previous years. If applicable rent rolls may be required showing tenants and rental rates for the tax year for which the complaint was filed, and evidence of rent changes that took place that year.
Income and expense information may be prepared by an accountant or you may appear as a witness to testify as to the financial information. The board of revision may request additional information such as an appraisal. The school board will also have an opportunity to ask you questions.
You should strongly consider obtaining an appraisal that is prepared by certified appraiser who has experience testifying before the county board of revision. An appraisal that properly utilizes the accepted valuation approaches and that fully explains adjustments would be considered probative evidence of value.
Board of Revision Decision and Appeal Rights
The board of revision will send you its decision in the mail within a few weeks of the hearing. If a decision is made in your favor, the decision will notate the new tax value and will include the lien date (which would be January 1, 2014 for appeals filed by March 31, 2015).
Occasionally, a county board of revision will make a mistake regarding the tax lien date. It is important to ensure that the new value carries forward to the year in which the board of revision makes its decision. If the decision is entered in 2016, the new value should be entered for 2014, 2015, and 2016. While your case is pending before the board of revision you do not have to file a new complaint, unless your property’s circumstances have changed significantly.
Finally, if you disagree with the decision, you may file an appeal with the Ohio Board of Tax Appeals. Appeals to the Ohio Board of Tax Appeals must be filed within strict deadlines. If you miss the appeal deadline, you will lose your chance to have an appellate court review the board of revision’s decision.
Contact an Experienced Real Estate Tax Lawyer
Real Estate Tax Attorney in Franklin County, Ohio
There are strict rules that must be followed when filing a property tax valuation appeal. The Franklin County real estate tax lawyer at Columbus, Ohio-based Porter Law Office, LLC has in depth experience helping real estate owners reduce their Ohio property taxes. If you recently received a letter from the county auditor advising you of a new value on your property for 2014, Porter Law Office, LLC can assist you throughout the property tax reduction/appeals process. Contact the experienced Columbus, Ohio real estate tax attorney today to discuss your particular Ohio property tax appeal options.