Fight Your Property Tax Bill: A Comprehensive Guide to Appealing Assessments in Allegheny County (PA)

Is your property tax bill too high? Don’t let it break the bank. Allegheny County homeowners can challenge their assessed value annually – and the best part? There’s no filing fee.

The New Deadline: Act fast! The deadline to appeal your 2025 property tax assessment is October 1, 2024. This significant change means you have more time to gather evidence and build a strong case.

How to Appeal:

1. File the Annual Appeal Form: This is available online now. (https://www.alleghenycounty.us/files/assets/county/v/2/government/property-assessment-and-real-estate/documents/2025-appeal-form.pdf) You can also submit it by mail, email, or in person.

2. Gather Evidence: Show why your assessment is wrong. Recent appraisals, comparable sales data, and proof of repairs or damage can help your case. Consider factors like:

   • Recent renovations or improvements: These can increase your property’s value.
   • Market conditions: If property values in your neighborhood have declined, your assessment may be too high.
   • Errors in the assessment: Mistakes in the property’s size, features, or zoning can affect its value.
   • Comparable sales: Find properties similar to yours that have recently sold for less. This can be strong evidence that your assessment is too high.
   • Appraisals: A recent appraisal can provide valuable information about your property’s market value.
   • Photographs: Take pictures of your property to document its condition and any damage or repairs.
   • Repair bills: If you’ve recently made repairs or improvements, keep copies of the bills.
   • Tax records: Review your property tax records to see how your assessment has changed over time.

3. Prepare for Your Hearing: The Board of Property Assessment Appeals and Review will schedule a hearing. Be ready to present your evidence and argue your case. Practice your presentation beforehand, and be prepared to answer questions from the board.

Recent Developments:

• Lower Common Level Ratio (CLR): This number reflects the percentage of market value used for assessments. The 2024 CLR is 54.5%, down from 63.6% in 2023. This means many properties are likely over-assessed, making appeals more appealing.
• Faster Refunds: Win your appeal and get a refund sooner under the new system. Previously, property taxes had to be paid first.

Considering an Appeal?

The earlier deadline allows municipalities to better predict tax revenue and benefits homeowners who avoid overpaying. For professional help with appeals, consult a qualified professional.

Additional Tips:

• Be organized: Keep all your documents and evidence in one place.
• Be persistent: Don’t give up if your first appeal is unsuccessful. You may need to file multiple appeals or provide additional evidence.
• Seek professional help: If you’re unsure about how to appeal your assessment, consider hiring a professional tax advisor or attorney. They can help you gather evidence, prepare your case, and represent you at the hearing.
• Stay informed: Keep up-to-date on changes to property tax laws and assessment procedures in Allegheny County.

By following these steps and gathering strong evidence, you can increase your chances of successfully appealing your property tax assessment and saving money on your property taxes.