The Tax Man Cometh - Part 3
The Denninger Report - by Gini Denninger
Check the information your assessor has on your home. Is it correct? If not, that could be part of your challenge. Check if the square footage, lot size, number of baths or bedrooms is correct. Are special features attributed to your home that are not there? Did you remove a shed, deck or pool? Is the house in the condition stated on the report? If the assessor claims your house is pristine but in actuality is a fixer upper, that can be challenged. Take photographs of the property, especially anything that would bring value down. Be prepared to have the assessor want to tour your property to verify your claims. Accompany them when they go through and make sure they see the problems, or they will seek out the good points which they might be able to justify their assessment with, possibly missing the issues with the property that could lead to reduction.
Be aware, that you should be certain beyond a doubt, that you are over accessed since once you start this process, this is a red flag to the assessor to check your property out. If you refuse to let them in, in many towns, the policy is to assess at the highest value possible. So if you have done property improvements, make sure you have the permits in place for them or your quest for a reduction could result in the opposite!
When you get your tax bill you have the opportunity for an informal hearing, where you simply call your assessor and either talk on the phone or agree to meet to review the reasons why you believe the assessment is incorrect. If this is unsuccessful you have the right to present your case to the board of review. Ask how many will be on the panel and be sure to provide each with a copy of the data you will be working from. If you just bought your home, bring your sales data, and be prepared to prove the sale was an arms length deal. In NY State, grounds for refusing to reduce the assessment based on sales price is that the deal was not an arms length sale. Arms length sales are not; foreclosure or short sales, estate sales, sales between relatives or institution to institution sales. Be professional in your presentation, and do not try to make an emotional appeal such as “I lost my job and can’t pay these taxes”. If you are not satisfied with the result you can appeal to the Small Claims Supreme Court. To do so you would be advised at this point, to bring a professional in to help you with the matter even though you can represent yourself. They can help you with the presentation making sure you have the proper materials and tools to prove your argument.
All property owners should review their assessments each tax season, to ensure that they are not improperly assessed. Because New York State has the highest property taxes of the nation, you can’t afford not to!
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