As you may know, all Cook County properties are re-assessed every three years: the City of Chicago is assessed one year, north suburbs the next year and south suburbs the following year. While it does take some effort, appealing can be fairly painless and doing so can be worth your time.
Homeowners get three tries to appeal assessments
First try
File an appeal if you think your property has been over-assessed. You can file an appeal with the Cook County Assessor’s Office.
You can base your challenge on several arguments:
1. Lack of uniformity when compared to the assessments of similar properties
2. Sales of similar properties at prices lower than your assessment
3. Your recent purchase price of the property for a lower sum
4. Damage to your property
5. Vacancy or inhabitability of your property
6. Incorrect property characteristics (i.e., records state more bedrooms or baths than you actually have)
6. Incorrect property characteristics (i.e., records state more bedrooms or baths than you actually have)
Second try
If you are not satisfied with the results of your appeal, appeal again. Take your fight to the Cook County Board of Review. This office has its own set of deadlines. If you miss it, you can call 312-603-5542 to preregister for next year.
If you are not satisfied with the results of your appeal, appeal again. Take your fight to the Cook County Board of Review. This office has its own set of deadlines. If you miss it, you can call 312-603-5542 to preregister for next year.
Third try
If you are dissatisfied with the Board of Review decision, try a third time with the Illinois Property Tax Appeal Board (PTAB). You can only do so if an appeal to the Board of Review was filed—and again, you must act quickly after the Board of Review decision is issued.
Unlike appeals at the Assessor and Board of Review levels, PTAB appeals are decided after tax bills are due. You have to pay first, then hope for a refund of taxes paid, as opposed to a reduction in taxes on your second installment tax bill.
If you are dissatisfied with the Board of Review decision, try a third time with the Illinois Property Tax Appeal Board (PTAB). You can only do so if an appeal to the Board of Review was filed—and again, you must act quickly after the Board of Review decision is issued.
Unlike appeals at the Assessor and Board of Review levels, PTAB appeals are decided after tax bills are due. You have to pay first, then hope for a refund of taxes paid, as opposed to a reduction in taxes on your second installment tax bill.
Pro Tip 1 You can file your appeal alone, with your condo association (if applicable), or hire a property tax litigation attorney (sorry, that’s not our firm).
Pro Tip 2 There are strict filing windows (approximately 30 days) for appeals. The timelines differ for every township.
I hope this post is helpful and results in a reduction for you.
If you need help with your next real estate closing, you can find us at mhwasserman.com.
Learn more:
Cook County Assessor’s Office
Cook County Board of Review
Illinois Property Tax Appeal Board