Property Tax Appeals Process in Illinois
Chicago law firm provides practical guidance and attentive counsel
Property taxes are a significant expense for Illinois homeowners and commercial property owners. Tax assessments are based on estimates of value using various appraisal methods. As such, errors and inequities are common, but there are remedies available. If your believe your tax bill is too high, the tax appeal attorneys at Rieff Schramm Kanter & Guttman LLC in Chicago can guide you through the process, step-by-step, of seeking a fair assessment.
How and when property tax assessments are issued
In Illinois, local county assessors periodically reassess properties to determine fair market value. They apply multiple factors to arrive at the property’s equalized assessed value (EAV), which determines the amount of tax. Cook County reassesses properties on a triennial cycle by township. Property owners typically receive assessment notices by mail, stating the EAV and the window for filing an appeal.
Who is eligible to appeal?
Any residential or commercial property owner in Illinois may appeal a property tax assessment. Under certain circumstances, tenants responsible for paying property taxes under a lease also may file property tax appeals. There is no requirement to prove financial hardship in order to be eligible to appeal.
Common grounds for filing an appeal
Property tax appeals generally raise one or more of these grounds:
- Overvaluation — The assessed value exceeds the property’s fair market value.
- Lack of uniformity — The property is assessed at a higher percentage of market value than comparable properties.
- Factual errors — Property records are inaccurate as to square footage, classified use or other respects.
Assessors might also fail to account for vacancy, deferred maintenance or physical obsolescence.
Overview of the steps in an appeal
The process typically begins when the owner files an appeal with the local county assessor within the designated filing period. If the assessor denies the appeal or grants only partial relief, the next step is an appeal to the Cook County Board of Review.
Cook County has unique procedures, including township-based filing periods, detailed classification rules and market-based valuation models. Appeals in other Illinois counties might rely more heavily on equalization or ratio studies. Understanding these differences is critical to an effective appeal.
Deadlines are strictly applied. Missing a deadline can forfeit appeal rights for the year. Supporting documentation for an appeal includes recent appraisals, comparable sales data, income and expense statements, photographs and corrected property records.
If the Board of Review denies relief, property owners can appeal to the Illinois Property Tax Appeal Board, an independent state agency or file an appeal directly in the circuit court. Each forum has different procedural rules, evidentiary standards and deadlines.
What happens after an appeal is decided?
A successful appeal results in a reduction of assessed value, which lowers the property’s tax liability for that assessment year. In some cases, a reduction can influence future assessments, particularly if the underlying valuation methodology is corrected. The state government might issue refunds or credits if owners have already paid taxes.
The role of professional representation in navigating the process
Property tax appeals involve complex valuation principles, procedural rules and evidentiary requirements. Our experienced tax lawyers can help identify viable grounds for appeal, gather persuasive evidence, meet critical deadlines and pursue relief at every available level. For commercial property owners, our knowledgeable team can analyze income data, market conditions and assessment practices to pursue tax savings while minimizing administrative burden.
Contact our respected Chicago law firm for property tax appeals
Rieff Schramm Kanter & Guttman LLC in Chicago provides trustworthy advice and skilled legal representation for property tax appeals. To schedule a free consultation, call 331-310-0855 or contact our office online.
