Contest Your Property Taxes

Every year Property tax statements come out and there are always inaccuracies in the tax statement.  It is usually a small percentage, but you want to check over your statement when you receive it.  In order to be able to contest your property taxes, you will need to establish one of following four items.  If you can, you will have a case to contest and get your property taxes adjusted.

• Taxability – your  property is exempt from taxation
• Uniformity of assessment –  Your property value is the same as other similar properties
• Value – This is when the county board of tax assessors changed the appraised value of your property this year
• Denials of homestead exemption.

If you feel you have a case and can prove one of the four items above then you contest your property taxes with an appeal.  Most counties send their tax bills in April or May of the current year.  In order to Appeal, it will have to be a written appeal and you will need to fill out the Uniform Appeal Form.  In the written appeal, a homeowner must declare a method of appeal.  There are three ways to appeal your property taxes.  You can appeal to:

• The County Board of Equalization
• A hearing officer
• An arbitrator

Board of Equalization

Once you get your tax assessment if you feel it is incorrect you can contest your property taxes by making an appeal to the Board of Equalization. You will have 45 days from the mailed tax assessment to make an appeal.  Once you make an appeal the Board of Equalization will:

• Send you an acknowledgement letter stating they received your appeal.
• Then the appraisal staff will review the appeal and make recommendations to the tax assessor board.
• The board will then decide if they are going to adjust your appraisal value.  If they do you will be notified in writing.  If you are not satisfied with the board’s decision then you will have 30 days to appeal, in writing.
• Once you appeal, the board will notify you in writing of the date, place, and time of the hearing.
• You will have five to ten minutes to present you case.  Bring extra copies of your evidence so that they board will be able to have a copy.
• Once the case is presented, the board will make a ruling.  If you are not satisfied with the ruling you may appeal to the Superior Court.

Read more in this summary of the appeals process

Evidence Needed for an Appeal

When you have your meeting to contest your property taxes, it is important to bring strong evidence that shows the incorrect valuation.  Evidence that you should bring to the meeting:

• Recent sold comparable properties in your community or area and their tax evaluation (can get these online and the county tax assessors).  Include photographs of the comparable properties.
• A recent appraisal report (if you have one – required if you are going the arbitration route) it cannot be no more than six months old.
• A contractor’s report of work that needs to be done on your house.
• Your tax assessment

Appealing to an Arbitrator

Another method to contest your property taxes, other than the Board of Equalization, is to submit your property valuation concern to arbitration.  How do you do this?

• File a notice of arbitration with the country board of tax assessors within 45 days from when the assessment was mailed.  Check your county tax assessor to make sure how long you have.
• The Board of Assessors must notify the homeowner of the receipt of arbitration appeal within 10 days.
• The homeowner must submit a certified appraisal of the property within 45 days of the tax notice.
• Once the Board of Assessors receives the certified appraisal they have to either accept or reject the value on the appraisal.  If they accept the value that is the final value.  If the value is rejected, the Board of Assessors will have to appeal to the Clerk of the Superior Court.

Read more in this summary of the appeals process

Appealing to a Hearing Officer

• A hearing officer will only hear cases that are non-homesteaded real property with a value of more than $750,000.
• The owner of the property must state and can only appeal on grounds of value or uniformity
• The board of tax assessor will have 90 days to review the appeal and the will notify owner of decision.
• The owner then has 30 days to notify the board of assessors if they accept the decision.
• If owner does not accept the decision then the board of assessors appeals to the Clerk of the Superior Court.

Read more in this summary of the appeals process

As a homeowner you do have options if you choose to appeal your property taxes.  Make sure you have all your documentation and you can prove your case.  There have been some recent changes to the property tax law.  Read about it in House Bill 202.  Also there is a link below to the Property Tax Guide for Georgia Citizens.  It has information about property tax exemptions, tax payer bill of rights, property tax appeals etc.

If you have additional questions or need more information, give me a call.  I will be glad to help.

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