How I Appealed My Property Taxes And Won!

Transcription

How I Appealed
My Property Taxes
... And Won!
By Mel Metts
www.melmetts.com
Disclaimer
This publication is distributed with the understanding that it does not constitute legal, accounting or other advice. The
author assumes no liability for loss or damage as a result of reliance on the material provided. Appropriate legal,
accounting or other expert assistance should be sought from competent professionals.
About the Author
Mel Metts is also author and publisher of the book, Do it Yourself Evictions; A layman’s guide to Forcible
Entry and Detainer procedures in Illinois. He is a licensed real estate agent with Graff Realty, Inc., specializing
in investment real estate services. He can be reached at 847-949-6045 or [email protected].
Parts of this document assembled from public sources.
Last updated March 26, 2010
CONTENTS
How I Appealed My Property Taxes ... And Won! . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Evaluating Your Assessment . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
SCREENSHOT; Lake County Township Assessors . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
SCREENSHOT; Assessment Information Default Page . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
SCREENSHOT; Search by Address . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
SCREENSHOT; Search Results . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Appealing to Lake County Board of Review (LCBOR) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
My 2008 LCBOR Package . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Township Assessor Rebuttal . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Rejected! . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Notice of Findings by the Lake County Board of Review . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Appeal to Illinois Property Tax Appeal Board (PTAB) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Response from Illinois PTAB . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Lake County Board of Review Ponies Up . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Compromise Agreement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Final PTAB Decision . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Final Thoughts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Guidelines for Using the Income/Expense Form . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
Reader Feedback . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .
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How I Appealed My Property Taxes ... And Won!
First, a clarification. I did not appeal my taxes; I appealed my assessment. It is not possible to
appeal the amount I am taxed, but I can appeal the assessed valuation of my home. Of course, the
assessed valuation, multiplied by the tax rate, determines the amount of tax.
Annual assessments are published in a "newspaper of record," and a notice is mailed to the
owner's address of record. If you don't want to rely on the mail, you can find your assessment on
the assessor's web site. Assessments are published on a preset schedule which differs by
township. Upon publication, the homeowner has thirty days to file an appeal. Here is the most
recent schedule by Lake County township (CCAO is Chief County Assessment Officer).
The next section includes instructions for evaluating your assessment. A listing of township
assessors with contact information follows, as well as screenshots of search pages on the
assessor's web site.
http://www.lakecountyil.gov/Assessor/AssessmentInformation/PropertyTaxAssessmentInfo/Default.htm
Note the various approaches to an appeal. My approach worked for me; what works best for you may be
different, depending on your situation.
Page 1
Evaluating Your Assessment
There are four ways to evaluate the assessment for a residential property using this Internet application. Each of
these four procedures looks at a different factor that could help determine whether the assessment of your parcel
is equitable. It is suggested that you perform all four procedures in order to obtain the best possible information on
the property you are evaluating.
You can also obtain an appraisal for ad valorem tax purposes from a professional property appraiser as evidence of value as an
alternative to this process.
1. Verify Property Characteristics
Review the Characteristics information shown in the Individual Parcel Report. If information is missing or you feel it is
inaccurate, contact your township assessor's office, whose contact information is provided at the bottom of the report.
House Type
The assessor may have your property in an assessment neighborhood that contains a number of sub
groups of parcels in what is referred to as a "House Type". These House Types are a group of similar
properties within the neighborhood and they may be analyzed as their own specific sub set for assessment
purposes. You may want to contact your township assessor's office for more details on the use of the
House Type with regards to your assessment.
Structure Type / Style / Number of Stories
This is a very important criterion and every effort should be made to supply this information. This refers to
the type of home in terms of story height and style. The Board of Review is looking for whether the
structures are 2-story, ranch style, tri-level, bi-level, raised ranch and the like. This information is best
gained from a street side view of the properties. There are many instances where properties are one and
two story structures; if so, it is acceptable to note that in the field. For such a structure one might place
"Part 2 Story/Part 1 Story" in this spot on the grid.
2. Verify Assessment Based on Sales Price For This Property
If there has been a recent sale of your property or others very similar to yours, this information is valuable in analyzing a
property assessment. There may be times when this tool does not have the latest sales information primarily due to
delays in the recording of documents by parties involved. If there are sales that you have knowledge of and you can verify
the prices paid for a comparable parcel, it is certainly acceptable to use that information in your analysis.
If the sale of your property is less than the value represented on the assessment, you may want to discuss the valuation
with your township assessor's office. Since township assessors perform mass appraisals; depending upon how far away
from the sale price the assessment is, it still may be equitable and within statistical guidelines for property tax purposes.
One sale is not representative of a market trend and assessors should be looking at a group of sales to analyze your
particular assessment.
3. Verify Assessment Based on Sales of Comparable Property In This Neighborhood
You can also use recent sales of comparable property in your neighborhood to check your assessment. To do so, you
can enter the PIN numbers for the recently sold properties and generate a comparison grid to see how they compare to
yours.
Sales closer to the assessment date are generally looked upon as more representative of the market than those sold at
earlier time frames.
The key relationship is the sales price to the square feet of living area; which gives you a unit of comparison termed the
sale price per square foot. If the sales prices per square foot are rather consistent for a given time period and relate well
to the market value, the assessment quality is good.
4. Verify Assessment Based on Assessment of Comparable Property In This Neighborhood
The primary charge of the assessor is to be uniform in treatment of like properties. In the absence of recent sales of
comparable properties, you can compare uniformity of assessment using the parcel reports available in this application.
Here again, you should be looking for like properties in terms of size, style and age; and compare the assessed value of
the improvements to the square foot of living area in the structure. This will provide you with the assessment per square
foot of living area, which is a great unit of comparison for property assessment purposes.
Page 2
If you see a pattern of assessment inequity based upon this uniformity search, contact your assessor's office and ask for
clarification on your findings. One point to remember in evaluating your assessment is that the assessor will perform these
same comparisons to evaluate your claims. With that in mind, it is best to use properties that are truly comparable in your
analysis.
What to do if you believe your assessment is inaccurate based on one of these approaches:
1. Print out the information on the parcels you feel are most comparable along with the comparison grid.
2. If there is a discrepancy that shows you may be over-assessed, contact your township assessor's office.
3. If after discussing your assessment with your township assessor's office you are not satisfied, you can take the
information you have gathered and file an assessment appeal with the Lake County Board of Review. The required
appeal form is available at the Chief County Assessment Office website, http://www.co.lake.il.us/elibrary/forms
/bor/complaintfrmres04.pdf
4. Other items to consider including in an appeal are photos of comparable properties, sales transfer documents, property
records cards or information sheets from this website, or an appraisal done for property tax purposes.
Contact information for township office's can be found on the next page.
Page 3
Lake County Township Assessors
(As of January 9, 2010)
Heather Kufalk-Marotta
ANTIOCH Township Assessor
P.O. Box 658 (mailing address)
Antioch, IL 60002
1625 Deep Lake Road (physical address)
Lake Villa, IL 60046
847-395-1545
Patty A. Powers
MORAINE Township Assessor
777 Central Avenue
Highland Park, IL 60035
847-432-2100
Bryce W. Carus
AVON Township Assessor
427 East Washington Street
Round Lake Park, IL 60073
847-546-2146
Jerome J. Berens
NEWPORT Township Assessor
40870 Hunt Club Rd
Old Mill Creek, IL 60083
847-838-6869
Gary W. Allen
BENTON Township Assessor
40020 North Greenbay Road
Beach Park, IL 60099
847-746-2069
Theresia M. Yakes (“T”)
SHIELDS Township Assessor
906 Muir
Lake Bluff, IL 60044-1588
847-234-3485
Email: [email protected]
Rebecca M. Tonigan
CUBA Township Assessor
28000 West Cuba Road
Barrington, IL 60010-2766
847-381-1120
Gary P. Raupp
VERNON Township Assessor
3050 Main Street
Buffalo Grove, IL 60089-2727
847-634-4602
John M. Barrington
ELA Township Assessor
1155 East Route 22
Lake Zurich, IL 60047
847-438-8370
Carol A. Stried
WARREN Township Assessor
17801 Washington Street
Gurnee, IL 60031
847-244-1101
Edwin O. Sullivan, Jr.
FREMONT Township Assessor
22376 West Erhart Road
Mundelein, IL 60060
847-223-2846
Patricia A. Oaks
WAUCONDA Township Assessor
505 Bonner Road
Wauconda, IL 60084
847-526-2881
Jeri J. Barr
GRANT Township Assessor
26725 Molidor Road
Ingleside, IL 60041
847-546-8880
Pat Morris
WAUKEGAN Township Assessor
415 Washington Street – Suite 206
Waukegan, IL 60085
847-623-4550
Jeffrey A. Lee
LAKE VILLA Township Assessor
37850 North Route 59
Lake Villa, IL 60046
847-356-2383
Thomas J. Healy
WEST DEERFIELD Township Assessor
601 Deerfield Road
Deerfield, IL 60015
847-945-3020
Peggy A. Freese
LIBERTYVILLE Township Assessor
359 Merrill Court
Libertyville, IL 60048
847-362-5900
Larry Wicketts
ZION Township Assessor
2816 Sheridan Road
Zion, IL 60099
847-872-5031
Page 4
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Lake County Government Home | Assessor | Assessment Information | Property Tax Assessment Information
Services
Assessment Information
Board of Review
Martin P. Paulson
Chief County Assessment
Officer
18 N. County St. - 7th Floor
Waukegan, IL 60085
Office Main Number:
847.377.2050
Email:
[email protected]
Property Tax Relief
Taxpayer Outreach
Interactive Maps
Instructions
Using the Web Assessment
Property Tax Assessment Information
The taxpayer names and addresses, as well as the assessed values that appear with the parcel
information, represent current information from the county’s property tax systems.
Tools
Assessment Valuation &
Tax Bill Process
Changes to taxpayer names and addresses, as well as value changes after the initial assessment
publication, are reflected on this site.
Tax Rate Calculation
Example
Any value changes done by the Board of Review can be found on this site once change in assessment
is made by the Board of Review. Update to assessed values on the Interactive Mapping Application
will occur once the Board has completed all hearings for the tax year.
Preferential Assessments
Non Homestead Exemptions
Township Assessors
The Job of the Assessor
FAQ
Forms Library
Publications
Email Subscription
Note that the characteristic information shown is extracted from the township assessor's property
records. Any errors/omissions/discrepancies should be discussed with the appropriate township office.
When utilizing the comparable search tools on this site, please remember to view the parcels you
intend to use in a potential appeal of your assessment to ensure that the properties the application
provides are truly comparable to yours.
The PIN number for a property can be found on its tax bill. If you do not know the PIN number for the
property you are interested in, you can do an inquiry by property address. A list of properties that
closely match the specified address will be returned. Choose the desired address from the list
returned.
Additional parcel information can be found by visiting the Interactive Mapping Application.
PLEASE NOTE: This web application is optimized for use with Internet Explorer. Users of other
browsers such as Mozilla, FireFox, or Safari may not be able to access all of the features of this
application.
Disclaimer
Site Map
Contact Us
http://www.lakecountyil.gov/Assessor/AssessmentInformation/PropertyTaxAssessmentInfo/Default.htm
Page 5
Page 6
Page 7
No previous sales information found.
Changes made to the sketch drawings are uploaded to the website every two weeks. The property
characteristics appearing on this page show any changes made by an assessor the following day.
Please note that the characteristic information shown above is only a summary of information extracted
from the Township Assessor's property records. For more detailed and complete characteristic
information please contact your local township assessor. Likewise, any errors/omissions
/discrepancies should be discussed with the appropriate township office.
Select comparable properties to determine assessment
equity
Select comparable properties by recent sales
Show properties on the same street
Show tax bill information
Page 8
Appealing to Lake County Board of Review
Although the instructions say to discuss any assessment concerns with my local township
assessor, I decided not to do so. The window of opportunity for filing the appeal is very tight and
I held scant hope of prevailing with my local assessor. I had no hope of winning my local appeal
either, but that step is required if I want to file the state appeal later.
My home is in a subdivision, and subdivisions tend to comprise similar houses; as such, I found
it easy to identify comparable properties. Even so, the process was time-consuming. I used the
web site's "Select comparable properties to determine assessment equity" and "Select
comparable properties by recent sales" tools, but also drove around my neighborhood to identify
homes similar to mine. Then I researched those homes and used some of them as comparables
for my appeal.
The Lake County Assessor's web site is extremely helpful when preparing an appeal, but I went
further. Their form allows for three comparable properties but I wanted more. I used five
comparables for the equity appeal, and four sales comps.
I had previously appealed my 2007 assessment and attended the Board of Review hearing. I
lost, but learned some valuable information. After the hearing I made some notes to myself.
Lessons Learned
1.
2.
3.
4.
5.
Emphasis was placed on the age of the property, even one or two years' difference.
Don't limit myself to three assessed value comps; use as many as possible.
Submit market (sales) comps with any equity appeal.
Find all comps with enclosed porches (my home has an enclosed porch).
Prepare ahead of time by identifying similar homes that might be suitable comps.
Then in October, 2008, our LCPIA main speaker was Andrea Raila who is a tax appeal
expert. She helped demystify the state appeals process and indicated there is a high likelihood
of success when appealing to the state level. I vowed to appeal all the way to the state board
for my next appeal. In fact, I began preparing my state appeal forms at the same time I
prepared my county appeal.
The following thirteen pages comprise my entire Lake County appeal. I sent the appeal via
certified mail to protect myself.
I chose not to attend the hearing since I believe attendance does not change the outcome.
Page 9
Lake County Board of Review
18 North County Street, 7th Floor
Waukegan, IL 60085-4335
Telephone: (847) 377-2100
Official Use Only
Appeal Number:
Revised 6/08
Owner’s Name: Mel Metts
NOTICE OF HEARING AND FINDING TO BE MAILED TO:
Township:
Fremont
Owner’s Name: Mel Metts
PIN:
10-25-421-029
Attorney/Agent:
Property Address: 433 Balmoral Drive
City/Village:
Mailing Address: 433 Balmoral Drive
Mundelein, Illinois
City, State, Zip: Mundelein, Illinois 60060
RESIDENTIAL REAL ESTATE ASSESSMENT APPEAL FOR TAX YEAR 2008
The reason for this appeal is as follows:
✔
1. ________
The Assessment is Higher than the Assessment of Comparable Properties
(Complete the Residential Comparison Grid)
2. _______ The Assessment is Greater than 1/3 of Fair Market Value
(Submit a Recent Appraisal)
3. _______ The Assessment is Greater than 1/3 of the Recent Sale Price
(Include your HUD-1 settlement statement and PTAX-203 form.)
✔
4. _______ Other (Attach Explanation) Assessment greater than
comparable sales.
Four copies of this form and four copies of your evidence must be submitted. Mail all forms and supporting documentation to the
Board of Review at the address shown above within thirty (30) days of the township assessment publication in the local newspaper.
The current assessment is:
The assessment should be (Required Information):
Land:
$23,616
Land:
$23,000
Building:
$92,981
Building:
$85,333
Total:
$116,597
Total:
$108,333
Subdivision Name: _________________________________
Purchase Price:__________________Purchase
Date: _________________
Cambridge Countryside
$195,000
8/11/92
Please check ONE option below:
______ 1.
I do wish to appear. Please notify me of my designated hearing date and time.
______ 2.
I will not appear but will telephone the Board. Please notify me of my designated date and time to call.
✔
______
3.
I will not appear in person nor telephone the Board. I am requesting that the Board decide this appeal
based on the information provided herein. I understand that I will not receive a hearing notice.
[email protected]
Owner’s Signature:____________________________Daytime
Phone: _______________
__________________________
(847) 949-6045 Email Address/Fax:____________________
If represented by an attorney or agent, the owner’s signature or a letter of authorization is required. Be sure the attorney’s or agent’s address is
shown above to receive the hearing notice.
Attorney’s or
Agent’s Signature:_____________________________Daytime Phone: _______________ Email Address/Fax:____________________
Please note: Taxpayers are strongly encouraged to discuss their real estate assessments with the township assessor prior to the filing of an
appeal with the Board. Many times the reason for the assessment can be made clear or any errors in the property record card can be
corrected through the local assessor’s office without filing an appeal before the Board.
Also note: Copies of all appeals and evidence are forwarded to the township assessor. The Board of Review strongly encourages
township assessors to provide appellants with township evidence prior to a scheduled hearing.
For more information, visit our website address at: www.co.lake.il.us/boardofreview
Page 10
Comparable Property Tax Assessment Information Form
Page 1 of 3
Lake County, Illinois
EQUITY
Subject
Permanent Index Number
Comp #1
Comp #2
Comp #3
1025421029
1025421032
1026211004
1025112047
433 BALMORAL
DR
445 BALMORAL
DR
1653 BRIGHTON
DR
1100 EDINGTON
LN
1214010
1214010
1214010
1214010
Cambridge Unattached Models
10,054
7,705
7,516
11,443
House Type Code
52
51
52
52
Structure Type / Stories
2.0
2.0
2.0
2.0
Vinyl siding
Vinyl siding
Vinyl siding
Vinyl siding
Street Address
Neighborhood Number
Neighborhood Name
Land Size
Exterior Cover
Quality Grade
Condition
Year Built / Effective Age
Land Assessed Value
Avg+
Avg+
Avg+
Avg+
Average
Average
Average
Average
1990 / 1990
1991 / 1991
1990 / 1990
1988 / 1988
$23,616
$20,153
$19,659
$25,435
Building Assessed Value
$92,981
$86,731
$87,030
$86,854
Total Assessed Value
$116,597
$106,884
$106,689
$112,289
Land Market Value
$70,854
$60,465
$58,982
$76,312
Building Market Value
$278,970
$260,218
$261,115
$260,588
Total Market Value
$349,824
$320,683
$320,097
$336,900
9 Per Square Foot
(by size range)
9 Per Square Foot
(by size range)
9 Per Square Foot
(by size range)
9 Per Square Foot
(by size range)
Land Price Per Land Size of
Assessed Value
$2.35
$2.62
$2.62
$2.22
Building Price per AGLA
Assessed Value
$42.50
$39.93
$40.07
$39.99
Total Value per AGLA Market
Value
$159.88
$147.64
$147.37
$155.11
$0
$0
Primary Land Method
Last Sale Amount
Date of Sale
$306,000
$320,000
8/26/2005
8/6/2005
Sale Price per AGLA
$0.00
$0.00
$140.88
$147.33
First Floor Area
1072
1064
1064
1064
Second Floor Area
960
952
952
952
Half Floor Area
156
156
156
156
Attic / Other Floor Area
0/0
0/0
0/0
0/0
Total Above Ground Living Area
(AGLA)
2188
2172
2172
2172
Basement Area / Finished Area
758 / 0
752 / 0
752 / 0
752 / 0
0/0
0/0
0/0
0/0
2 / 1 / 13
2 / 1 / 13
2 / 1 / 13
2 / 1 / 12
Air Conditioning
Y
Y
Y
Y
Fireplaces
1
1
Lower Level Area / Finished Area
Full Baths / Half Baths / Total
Fixtures
http://www.co.lake.il.us/assessor/assessments/asmt6_newgrid.asp?pin=1025421029&cmp1pin=10254...
Page 11
1
11/29/2008
Page 2 of 3
Face Brick
170
175
170
170
Roof Cover
Asphalt
Asphalt
Asphalt
Asphalt
Garage Attached / Detached /
Carport
1/0/0
1/0/0
1/0/0
1/0/0
Carport Area
420 / 0 / 0
420 / 0 / 0
420 / 0 / 0
420 / 0 / 0
Decks / Patio
Decks / Patio Area
Porches Open / Enclosed
Porches Open / Enclosed Area
1/0
0/0
0/0
0/0
210 / 0
0/0
0/0
0/0
1/1
0/0
1/0
1/0
140 / 240
0/0
140 / 0
140 / 0
Pool (Size)
Gazebo (Size)
Shed
Pole Barn
(AV) = Assessed Value
Comparable Property Sketches
Subject Property
Comparable # 1
Comparable # 2
Comparable # 3
Page 12
11/29/2008
Page 3 of 3
Comparable Property Images
Subject Property
Comparable # 1
Comparable # 2
Comparable # 3
http://www.co.lake.il.us/assessor/assessments/asmt6_newgrid.asp?
pin=1025421029&cmp1pin=1025421032&cmp2pin=1026211004&cmp3pin=1025112047
Page 13
11/29/2008
Page 1 of 3
EQUITY
Subject
Comp #1
Comp #2
1025421029
1025117027
1025116014
433 BALMORAL
DR
1322
MARLBOURGH CT
1230 REGENT DR
1214010
1214010
1214010
10,054
8,635
8,916
House Type Code
52
52
52
2.0
2.0
2.0
Vinyl siding
Vinyl siding
Vinyl siding
Street Address
Neighborhood Number
Neighborhood Name
Land Size
Exterior Cover
Quality Grade
Condition
Land Assessed Value
Avg+
Avg+
Avg+
Average
Average
Average
1990 / 1990
1988 / 1988
1987 / 1987
$23,616
$21,758
$22,126
Comp #3
/
$92,981
$85,641
$86,796
$116,597
$107,399
$108,922
Land Market Value
$70,854
$65,280
$66,384
$278,970
$256,947
$260,413
Total Market Value
$349,824
$322,227
$326,797
9 Per Square Foot
(by size range)
9 Per Square Foot
(by size range)
9 Per Square Foot
(by size range)
Assessed Value
$2.35
$2.52
$2.48
Assessed Value
$42.50
$39.43
$39.96
Value
$159.88
$148.35
$150.46
$0
$0
$0
Sale Price per AGLA
$0.00
$0.00
$0.00
First Floor Area
1072
1064
1064
Second Floor Area
960
952
952
Half Floor Area
156
156
156
0/0
0/0
0/0
(AGLA)
2188
2172
2172
758 / 0
752 / 0
752 / 0
/
0/0
0/0
0/0
/
2 / 1 / 13
2 / 1 / 10
2 / 1 / 10
//
Air Conditioning
Y
Y
Y
Fireplaces
1
Primary Land Method
Last Sale Amount
$0
Date of Sale
Fixtures
/
1
Page 14
11/29/2008
Page 2 of 3
Face Brick
170
170
170
Roof Cover
Asphalt
Asphalt
Asphalt
Carport
1/0/0
1/0/0
1/0/0
//
Carport Area
420 / 0 / 0
420 / 0 / 0
420 / 0 / 0
//
Decks / Patio
Decks / Patio Area
1/0
1/0
1/0
/
210 / 0
290 / 0
300 / 0
/
1/1
1/0
1/0
/
140 / 240
140 / 0
140 / 0
/
Pool (Size)
Gazebo (Size)
Shed
Pole Barn
Subject Property
Comparable # 1
Comparable # 2
Comparable # 3
Page 15
11/29/2008
Page 3 of 3
Subject Property
Comparable # 1
Comparable # 2
Comparable # 3
http://www.co.lake.il.us/assessor/assessments/asmt6_newgrid.asp?pin=1025421029&cmp1pin=1025117027&cmp2pin=1025116014
Page 16
11/29/2008
Page 1 of 3
SALE COMPS
Subject
Comp #1
Comp #2
Comp #3
1025421029
1025420030
1025112013
1025312002
433 BALMORAL
DR
440 BALMORAL
DR
249 STAFFORD DR
916 HILLSIDE DR
1214010
1214010
1214010
1214010
10,054
12,938
7,750
10,320
House Type Code
52
52
52
52
2.0
2.0
2.0
2.0
Vinyl siding
Vinyl siding
Vinyl siding
Vinyl siding
Street Address
Neighborhood Number
Neighborhood Name
Land Size
Exterior Cover
Quality Grade
Condition
Land Assessed Value
Avg+
Avg+
Avg+
Avg+
Average
Average
Average
Average
1990 / 1990
1990 / 1990
1987 / 1987
1992 / 1992
$23,616
$26,455
$20,271
$23,964
$92,981
$94,510
$89,366
$96,427
$116,597
$120,965
$109,637
$120,391
Land Market Value
$70,854
$79,374
$60,819
$71,899
$278,970
$283,558
$268,124
$289,309
Total Market Value
$349,824
$362,932
$328,943
$361,208
9 Per Square Foot
(by size range)
9 Per Square Foot
(by size range)
9 Per Square Foot
(by size range)
9 Per Square Foot
(by size range)
Assessed Value
$2.35
$2.04
$2.62
$2.32
Assessed Value
$42.50
$43.51
$41.14
$43.75
Value
$159.88
$167.10
$151.45
$163.89
Primary Land Method
Last Sale Amount
$0
Date of Sale
$350,000
$327,900
$333,000
3/10/2007
6/20/2006
6/5/2007
Sale Price per AGLA
$0.00
$161.14
$150.97
$151.09
First Floor Area
1072
1064
1064
1080
Second Floor Area
960
952
952
968
Half Floor Area
156
156
156
156
0/0
0/0
0/0
0/0
(AGLA)
2188
2172
2172
2204
758 / 0
952 / 728
752 / 602
1080 / 838
0/0
0/0
0/0
0/0
2 / 1 / 13
2 / 1 / 15
2 / 1 / 10
3 / 1 / 15
Air Conditioning
Y
Y
Y
Y
Fireplaces
1
1
1
1
Fixtures
http://www.co.lake.il.us/assessor/assessments/asmt6_newgrid.asp?grid=sales&pin=1025421029&cmp...
Page 17
11/29/2008
Page 2 of 3
Face Brick
170
170
170
170
Roof Cover
Asphalt
Asphalt
Asphalt
Asphalt
Carport
1/0/0
1/0/0
1/0/0
1/0/0
Carport Area
420 / 0 / 0
420 / 0 / 0
420 / 0 / 0
420 / 0 / 0
Decks / Patio
Decks / Patio Area
1/0
1/0
1/0
1/0
210 / 0
555 / 0
328 / 0
35 / 0
1/1
1/0
1/0
1/0
140 / 240
140 / 0
140 / 0
140 / 0
Pool (Size)
Gazebo (Size)
Shed
Pole Barn
Subject Property
Comparable # 1
Comparable # 2
Comparable # 3
Page 18
11/29/2008
Page 3 of 3
Subject Property
Comparable # 1
Comparable # 2
Comparable # 3
http://www.co.lake.il.us/assessor/assessments/asmt6_newgrid.asp?
grid=sales&pin=1025421029&cmp1pin=1025420030&cmp2pin=1025112013&cmp3pin=1025312002
Page 19
11/29/2008
Page 1 of 3
SALE COMPS
Subject
Comp #1
1025421029
1025115028
433 BALMORAL
DR
336 BINGHAM CIR
1214010
1214010
10,054
7,144
House Type Code
52
54
2.0
2.0
Vinyl siding
Vinyl siding
Street Address
Neighborhood Number
Neighborhood Name
Land Size
Exterior Cover
Quality Grade
Condition
Land Assessed Value
Avg+
Avg+
Average
Average
1990 / 1990
1988 / 1988
$23,616
$18,686
$92,981
$84,591
$116,597
$103,277
Land Market Value
$70,854
$56,063
$278,970
$253,796
Total Market Value
$349,824
$309,859
9 Per Square Foot
(by size range)
9 Per Square Foot
(by size range)
Assessed Value
$2.35
$2.62
Assessed Value
$42.50
$44.10
Value
$159.88
$161.55
Primary Land Method
Last Sale Amount
$0
$300,000
Comp #2
Comp #3
/
/
$0
$0
/
/
5/25/2006
Date of Sale
Sale Price per AGLA
$0.00
$156.41
First Floor Area
1072
1089
Second Floor Area
960
829
Half Floor Area
156
0
0/0
0/0
(AGLA)
2188
1918
758 / 0
1089 / 771
/
/
0/0
0/0
/
/
2 / 1 / 13
2 / 1 / 11
//
//
Air Conditioning
Y
Y
Fireplaces
1
1
Fixtures
Page 20
11/29/2008
Page 2 of 3
Face Brick
170
62
Roof Cover
Asphalt
Asphalt
Carport
1/0/0
1/0/0
//
//
Carport Area
420 / 0 / 0
462 / 0 / 0
//
//
Decks / Patio
Decks / Patio Area
1/0
1/0
/
/
210 / 0
294 / 0
/
/
1/1
1/0
/
/
140 / 240
48 / 0
/
/
Pool (Size)
Gazebo (Size)
Shed
Pole Barn
Subject Property
Comparable # 1
Comparable # 2
Comparable # 3
Page 21
11/29/2008
Page 3 of 3
Subject Property
Comparable # 1
Comparable # 2
Comparable # 3
http://www.co.lake.il.us/assessor/assessments/asmt6_newgrid.asp?grid=sales&pin=1025421029&cmp1pin=1025115028
Page 22
11/29/2008
Township Assessor Rebuttal
In early January I received a package filled with "evidence" prepared by the township assessor.
The evidence was comprised of 55 pages of documents that made little sense to me. It was
mailed in a manila envelope with eight 42¢ postage stamps.
I began to realize how time-consuming these appeals are for the township assessors, and vowed
to continue being a squeaky wheel.
Those 55 pages of evidence are not reproduced here. If you really must view them, I have
uploaded them to http://www.bigtent.com/usr/files/28334976_2_00_Rebuttal_Evidence.pdf and
you can download from there.
Page 23
Page 24
Rejected!
As expected, the Lake County Board of Review rejected my appeal. But now I had what I
needed to proceed with my state appeal.
The state appeal forms are at www.ptabil.com.
My state appeal package (three copies per instructions) consisted of the following:
1. The prescribed six-page "Residential Appeal" that follows this page.
2. Copy of "Notice of Findings by the Lake County Board of Review."
3. Copy of my entire Lake County appeal package.
Again, I sent the package via certified mail to protect myself.
Page 25
Page 26
Docket No.
(Office Use Only)
RESIDENTIAL APPEAL
Room 402 Stratton Office Building
401 South Spring Street
Springfield, IL 62706-4001
(217) 782-6076
TTY (217) 785-4427
State of Illlinois – Property Tax Appeal Board
For Assessment Year 2008
Suburban North Regional Office Facility
9511 West Harrison Street, Suite 171
Des Plaines, IL 60016-1563
(847) 294-4121
TTY (847) 294-4371
Information on how to complete this form may be found at www.ptabil.com
Failure to properly complete this form and provide the necessary documentation shall result in dismissal of your appeal.
I would like the PTAB to make its decision based on the evidence provided (no oral hearing necessary).
I would like to present my case in person at a hearing. (Note: Location, date, and time will be determined by PTAB.)
If neither box is checked, your appeal will be written based on the evidence.
Are you appealing off a recently issued township equalization factor? (Multiplier)
Yes
No (Not applicable to Cook County.)
Did you file an appeal with the Property Tax Appeal Board on this Tax Parcel for the prior year? If yes, indicate the Property Tax Appeal
Board docket number assigned to the prior appeal: No .
Section I
You MUST submit 3 copies of this form, 2 copies of all evidence and 2 copies of the board of review's final decision letter, and
if your requested assessed valuation change is $100,000 or more, you MUST submit an additional copy of all evidence.
This form must be completed and postmarked within 30 days of the date of notice on the decision you received from the Board of Review. Written evidence
must be submitted with this PTAB form. If you are unable to submit evidence with this form, you must request an extension of time in writing for filing the
additional evidence with this form. Without a written request for an extension, no additional evidence will be accepted after the submission of this appeal
form. All Appeals MUST be filed at the Springfield Address listed above. A separate appeal must be filed on each individual Property
Identification Number (P.I.N.), or a breakdown may be submitted on an Addendum form (see 2c below). Faxed appeals will not be
accepted.
Section II
Appellant (Taxpayer) Information
Information on Attorney for Appellant
Address Line 1 433 Balmoral Drive
Address Line 2
City Mundelein
ZIP 60060
State IL
Telephone 847-949-6045
Email Address [email protected]
Last Name
First Name
Firm Name
Address Line 1
Address Line 2
City
State
Telephone
Email Address
Last Name Metts
First Name Mel
ZIP
Petition is hereby made to appeal from the final, written decision of the Lake County Board of Review which has a date of
notice of 2/10/09. You MUST submit 2 copies of the Notice of Final Decision by the Board of Review.
2a Property ID No. (P.I.N) 10-25-421-029
Township Fremont
Address of property 433 Balmoral Drive, Mundelein IL 60060
2b If appellant is other than owner, give name and address of owner. Name
Address Line 2
Address Line 1
State
ZIP
City
2c The assessments of the property for the year as made by the (P.I.N. only):
(Use the "Addendum to Petition" form for multiple parcels, which may be found at www.ptabil.com)
1. Board of Review Assessment
2. Appellant Assessment Requested
Land 23,616
Land 23,000
Impr./Building 92,981
Impr./Building 85,333
Total 116,597
Total 108,333
Lines 1 and 2 above MUST be completed. Line #1 information is available from the Supervisor of Assessments/County
Assessor or the Board of Review offices, or may be on the Notice itself.
2d This appeal is based on (you must check one or more boxes):
Recent sale – complete Section IV
Comparable sales – complete Section V
Contention of law – submit legal brief
Assessment equity – complete Section V
Recent construction – complete Section VI
Recent appraisal (enclose 2 copies of the appraisal)
Evidence:
I certify that All Evidence is attached to this Appeal Petition.
2e Date
February 20, 2009
Signature
PTAB1A (rev. 06/08)
Attorney or Appellant only
Page 27
PAGE 1 OF 4
Section III – Description of Property
Lot size (sq. ft. or acres) 10,054 sf
Lot dimensions 64x145x105x108
Age of house/Yr. constructed 1990
Street frontage in feet 64
House square footage 2,188
(Square feet of living area)
Outside dimensions of house Irregular
Construction
frame
brick
masonry
Design/No.Stories
single
two
one and one-half
Foundation
slab
crawl-space
Garage
none
attached
full basement
detached
No. of Bathrooms 2.5
other
other
partial basement
one-car
two-car
No. of Fireplaces 1
finished
unfinished
three-car
Size 420 sq. ft.
Central air
Yes
No
Other improvements 20x12 screen porch, 12x17 wood deck
What was the date and price of the most recent sale of the property? Date: 08/11/1992
Price: $195,000
Section IV – Recent Sale Data
The following information regarding the sale of the subject property is furnished to the Property Tax Appeal Board to render a decision
based on the sale evidence provided by the appellant. When the appellant supplies evidence of a recent sale of a residence and the Board
of Review has not refuted the arm's length nature of the transaction; the Property Tax Appeal Board generally finds that the sale price of a
recent arm's length sale of the subject property is the best evidence of value. You must submit evidence of the actual sales price by
including a sales contract, RESPA statement, Real Estate Transfer Declaration (Department of Revenue), and/or Settlement Statement.
Read carefully and answer all questions.
Full consideration (sale price) $
Date of sale
From whom purchased
Is the sale of this residence a transfer between family or related corporations?
Sold by:
Owner
Realtor
Auction
No
Other
Name of Realtor firm
Agent
Was the property advertised for sale?
If so, in what manner?
Yes
local paper
Was this property sold in settlement of
Was the seller's mortgage assumed?
Yes
No
multiple listing
How long a period?
other
an installment contract
Yes
a contract for deed or
No
a foreclosure?
If yes, specify amount $
Date occupied
If renovated, amount spent before occupying $
PTAB1A (rev. 06/08)
PAGE 2 OF 4
Page 28
Section V – Comparable Sales/Assessment Grid Analysis
An appraisal may be submitted for completion of this section.
An appraisal establishing the fair market value of the subject property under appeal as of the assessment date may also be submitted.
(Note: If a hearing is held in the case, the Property Tax Appeal Board will be better able to judge the weight and credibility of the
appraisal if your appraiser testifies in person.)
Evidence of recent sales of property comparable to the subject property, including the dates of sale, the prices paid, and a property record
card or description of each sale showing how it compares to the subject property may also be submitted. (Note: The comparable sales
should be similar to the subject property in design, age, amenities, and location.) Provide at least three comparables.
Evidence of assessments of property similar to the subject property, including current assessment of each property, the property record
card for each property, or description of each property demonstrating its comparability to the subject property, may also be submitted.
(Note: The assessment comparables should be similar to the subject property in size, design, age, amenities, and location.)
Provide at least three comparables. All comparables should be similar to the subject in size, design, age, amenities, and location.
Photographs of the comparables should be submitted.
Property Index
Number (P.I.N.)
Address
Neighborhood
Code
Proximity to
subject
Total Land
Sq. Ft.
Design/Number of
stories/Class
Exterior
Construction
Number of
Dwelling Units in
Building
Age of property
Number of
bathrooms
Living area
(square feet)
Basement area-Sq. Ft.
Finished
basement area -Sq. Ft.
Air conditioning
(Yes or No)
Number of
Fireplaces
Garage or car
port
(square feet)
Other
improvements
Date of sale
Sale price
Sale price per
square foot (Sale
price / impr. size)
Land assessment
Improvement
assessment
Total assessment
Improvement
assessment per
sq. ft. (Impr.
Assmt. / Living
Area (Sq. Ft.))
Subject (your
house)
10-25-421-029
Comp #1
Comp #2
Comp #3
10-25-421-032
10-26-211-004
10-25-112-047
10-25-117-027
433 Balmoral
445 Balmoral
1653 Brighton
1100 Edington
1322 Marlbourgh
1214010
1214010
1214010
1214010
1214010
-
0.0 mi
1.9 mi
1.7 mi
1.2 mi
10,054
7,705
7,516
11,443
8,635
2.0
2.0
2.0
2.0
2.0
Vinyl siding
Face brick
1
Vinyl siding
Face brick
1
Vinyl siding
Face brick
1
Vinyl siding
Face brick
1
Vinyl siding
Face brick
1
18
2.5
17
2.5
18
2.5
20
2.5
20
2.5
2188
2172
2172
2172
2172
758
752
752
752
752
0
0
0
0
0
Yes
Yes
Yes
Yes
Yes
1
1
0
1
0
420
420
420
420
420
240 sf scrn porc
210 sf deck
Comp #4
290 sf deck
08/26/05
306,000
08/06/05
320,000
140.88
147.33
195,000
23,616
20,153
19,659
25,435
21,758
92,981
86,731
87,030
86,854
85,641
116,597
106,884
106,689
112,289
107,399
42.50
39.93
40.07
39.99
39.43
PTAB1A (rev. 06/08)
PAGE 3 OF 4
Page 29
Property Index
Number (P.I.N.)
Address
Neighborhood
Code
Proximity to
subject
Total Land
Sq. Ft.
Design/Number of
stories/Class
Exterior
Construction
Number of
Dwelling Units in
Building
Age of property
Number of
bathrooms
Living area
(square feet)
Finished
Air conditioning
(Yes or No)
Number of
Fireplaces
Garage or car
port
(square feet)
Other
improvements
Date of sale
Subject (your
house)
10-25-421-029
Comp #5
10-25-116-014
10-25-420-030
10-25-112-013
10-25-312-002
433 Balmoral
1230 Regent
440 Balmoral
249 Stafford
916 Hillside
1214010
1214010
1214010
1214010
1214010
-
1.1 mi
0.0 mi
1.2 mi
0.4 mi
10,054
8,916
12,938
7,750
10,320
2.0
2.0
2.0
2.0
2.0
Vinyl siding
Face brick
1
Vinyl siding
Face brick
1
Vinyl siding
Face brick
1
Vinyl siding
Face brick
1
Vinyl siding
Face brick
1
18
2.5
21
2.5
18
2.5
21
2.5
16
2.5
2188
2172
2172
2172
2204
758
752
952
752
1080
0
0
728
602
838
Yes
Yes
Yes
Yes
Yes
1
1
1
1
1
420
420
420
420
420
240 sf scrn porc
210 sf deck
300 sf deck
555 sf deck
328 sf deck
35 sf deck
03/10/07
350,000
06/20/06
327,900
06/05/07
333,000
161.14
150.97
151.09
Sale price
Sale price per
square foot (Sale
price / impr. size)
Land assessment
Improvement
assessment
Total assessment
Improvement
assessment per
sq. ft. (Impr.
Assmt. / Living
Area (Sq. Ft.))
Comp #6
Comp #7
Comp #8
23,616
22,126
26,455
20,271
23,964
92,981
86,796
94,510
89,366
96,427
116,597
108,922
120,965
109,637
120,391
42.50
39.96
43.51
41.14
43.75
PTAB1A (rev. 06/08)
PAGE 3 OF 4
Page 30
Property Index
Number (P.I.N.)
Address
Neighborhood
Code
Proximity to
subject
Total Land
Sq. Ft.
Design/Number of
stories/Class
Exterior
Construction
Number of
Dwelling Units in
Building
Age of property
Number of
bathrooms
Living area
(square feet)
Finished
Air conditioning
(Yes or No)
Number of
Fireplaces
Garage or car
port
(square feet)
Other
improvements
Date of sale
Subject (your
house)
10-25-421-029
10-25-115-028
433 Balmoral
336 Bingham
1214010
1214010
-
1.2 mi
10,054
7,144
2.0
2.0
Vinyl siding
Face brick
1
Vinyl siding
Face brick
1
18
2.5
20
2.5
2188
1918
758
1089
0
771
Yes
Yes
1
1
420
462
240 sf scrn porc
210 sf deck
294 sf deck
05/25/06
300,000
Sale price
Sale price per
square foot (Sale
price / impr. size)
Land assessment
Improvement
assessment
Total assessment
Improvement
assessment per
sq. ft. (Impr.
Assmt. / Living
Area (Sq. Ft.))
Comp #9
156.41
23,616
18,686
92,981
84,591
116,597
103,277
42.50
44.10
PTAB1A (rev. 06/08)
PAGE 3 OF 4
Page 31
Subject
Comp #1
Comp #2
Comp #3
Comp #4
Comp #5
Comp #6
Comp #7
Comp #8
Comp #9
Page 32
Response from Illinois PTAB
In November, 2009 I received a letter from the Illinois Property Tax Appeal Board; the letter
acknowledged receipt of my appeal, and gave the Lake County Board of Review 90 days to
respond. Note that eight months elapsed between submission and acknowledgment.
A copy of the letter is on the next page.
Page 33
Page 34
Lake County Board of Review Ponies Up
This was unexpected! On January 7, 2010 I received a voice mail. Here is the entire message:
Hi Mr. Metts,
My name is Madelyn Long. I'm calling on behalf of the Lake County Assessor's
Office. Regarding the 2008 appeal that you filed with the State of Illinois.
Our representative here who oversees the state's appeals would like to make you
an offer to settle this without a hearing.
If you would give me a call back I would appreciate it. Number is 847-377-2213. My
name is Madelyn.
Thank you,
Bye
Before returning Madelyn's call, I decided I would not accept any compromise that did not meet
me halfway. But when I finally reached her, the offer was generous.
The offer was to reduce my assessment to a market value of $333,441. Note that Madelyn spoke
in terms of "market value," so I had to divide the number by 1/3 to see how the offer compared
to my appeal.
Wait, there's more! The compromise included freezing my assessment for 2009 as well. Here's
how it penciled out:
2008
$116,597
$108,333
7.1%
111,136
$5,461
4.7%
$430
Valuation Before Appeal
Requested Valuation (My Appeal)
% Chg Requested
Compromise Offered
Reduction Amount
% Reduction Offered
Tax savings @ 7.89%
2009
$115,576
111,136
$4,440
3.8%
$350
Since I had not appealed my 2009 assessment, this was a no-brainer! Accepting their offer
reduced my valuation over two years by $9,901 when I had requested a reduction of only
$8,264! I accepted the offer.
Madelyn emailed an agreement form, which I signed and faxed back to her. The email and
two forms are on the next pages. Note the wording of the letter to be sent to the state. "A review
was made ... it was found that the value should be adjusted and a hearing is not necessary."
Page 35
Gmail - 2008 RESIDENTIAL STATE AGREEMENT & 2009 VALUES
http://mail.google.com/mail/?ui=2&ik=1a6609ce7e&view=pt&search=in...
Mel Metts <[email protected]>
2008 RESIDENTIAL STATE AGREEMENT & 2009 VALUES
1 message
Long, Madelyn F. <[email protected]>
To: "[email protected]" <[email protected]>
Mon, Jan 11, 2010 at 2:20 PM
Hi Mr. Metts –
Attached is the agreement we spoke about with your new values noted. Please sign the first document in the space
provided and either, email, fax, or mail the document back to me. Also, please keep a copy for your records. My Email &
Fax info is below and my mailing address is on the upper right corner of the document.
The second document is a copy of an internal form we will use to change your 2009 assessment values. This is for your
records only – no need to return.
Thank you for allowing us to settle this appeal without a formal hearing. Once received, we will forward the signed
agreement on to the State for their approval. They will then send you a Decision Notice, via regular mail, along with a copy
to the Lake County Treasurer for your refund.
Have a great day!
Madelyn Long
Madelyn Long, C.I.A.O.
Sr. Appraiser
Chief County Assessment Office
18 N. County St. - 7th Floor
Waukegan, IL 60085
Phone: (847) 377-2213
Fax #: (847) 625-7410
[email protected]
mel metts 08 stip & 09 BR.pdf
59K
1 of 1
1/11/2010 3:39 PM
Page 36
Page 37
Page 38
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Page 41
Final Thoughts
Once you have collected all the information and filed your appeals, subsequent appeals should
be easier because you can reuse some of the data.
A win may only affect your valuation for one year. There is no guarantee that it will carry
forward.
Your state appeal may still be pending when the next year's assessment arrives. If you appeal
each year, you may have two years of active appeals in play at any given time.
Lake County has one of the best web sites around. Don't be afraid to explore at
www.lakecountyil.gov.
This Guide tells how I appealed my single-family-home assessment. Lake County provides some
materials for income properties; shown on the following pages.
Page 42
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Page 43
Page 44
0
0
%
%
0.000 %
0
0
0
0
0
2007
0
0
%
%
0.000 %
0
2008
0
0
0
0
%
%
0.000 %
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
6.5 to 7.5%
8.0 to 9.0%
8.0 to 9.0%
8.0 to 8.5%
Apartments
Shopping Centers
Office Buildings
Industrial Buildings
7.5 to 8.5%
9.0 to 9.5%
9.0 to 9.5%
8.5 to 9.0%
Suggested Overall Cap Rate Range for
Non-Institutional grade properties
Apartments
Shopping Centers
Office Buildings
Industrial Buildings
Estimated Annual Vacancy
2008
2007
2006
0
%
%
%
0
0
Suggested Overall Cap Rate Range for
Institutional grade properties
0
0
0.000 %
0.000 %
0.000 %
2006 Average
Real estate taxes are generally not included in your summary of expenses for property tax purposes since the loaded
overall capitalization rate accounts for the real estate taxes.
Market Value via the Income Approach
Rounded
Total Expenses
Net Operating Income
Overall Capitalization Rate
Plus Tax Load (.3333 X Tax Rate)
Loaded Overal Capitalization Rate
Operating Expenses
Variable Expenses
Utilities (Water, sewer, electr., & gas)
Garbage
Administrative and general
Management
Advertising
Cleaning
Repairs and maintenance
Painting/decorating
Snow Removal
Grounds Maintenance
Security
Fixed Expenses
Insurance (Real Property/Building)
Replacement Reserves
Gross Income (Rental & Other Income)
Reimburseable Exp. (CAM if applicable)
Total Income
Property Name
Address
PIN
2006-08 Income/Expense for the Appeal of Income-Producing Property
Feedback
Hi Mel,
I have appealed and continue to appeal my assessments, including one failed PTAB at the State
level. I disagree with two of your practices. First, I think that it is beneficial to discuss a
disagreement in assessment with the township assessor. I always learn something from these
meetings, and I have even had some success. It is also useful at an appeal hearing, I feel, to be
able to tell the hearing board that you did try to correct an incorrect assessment at the assessor's
office.
Similarly, I feel that I always learn from attending my appeal hearing. I also have gotten to
know the players, so to speak, and I don't think this hurts. It shouldn't work like this, but if your
assessor and appeal board members know you and know that you are a calm, reasonable person,
unlike the irrational, screaming taxpayers that they frequently have to deal with, I think they will
bend over backwards to help.
I now hire an attorney to accompany me to all of my hearings. I have to do so by law, in cases
where my partnership owns land. But I also bring the attorney along in other cases. He always
helps having appealed property assessments for decades. I use Robert Massini. I do all of the
leg work, as you did, so the attorney doesn't have to bill me for clerical time.
LCPIA member Rod Buss
Mel...... Two years ago, I appealed my home and the local assessor called with a deal. I took it.
Then last year I appealed again and went to the Lake Country hearing and got a $20k reduction.
So I thought, this is easy. I appealed my rental property in Round Lake Beach. In the waiting
room at the appeal, I met a couple of investors that were there on there 4th appeal of the year.
They had his rental market value at $165k. He brought in the closing documents from a
distressed purchase for $88k. He had photos of his of all the comp which helped. They lowered
his to $88k. THAT CUT HIS TAX BILL IN HALF!!!
He said, they claim to not take distressed property sale into account but they do because there
are so many.
I think like you, you need to appeal EVERY YEAR.
Just a side note for everyone, I just started receiving social security disability and I submitted
the proper Lake County forms and they lowers my residence $2000 because I'm disabled. That's
$112 a year.
LCPIA Member James Hajny
Page 45

How I Appealed My Property Taxes And Won!

Transcription

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