Filing a Residential Property Assessment Appeal

What

In Cook County, your Class 2 residential property is assessed at 16 percent of its estimated property value. The estimated property value is determined by analyzing sales information of similar homes in your area. For example, an estimated property value of $100,000 would calculate to an assessed valuation of $16,000. Class 2 properties include detached single-family houses, townhomes, condominiums, cooperatives, and multi-family residential buildings with no more than six dwelling units. (Separate instructions are available for condominiums and cooperatives.)

Keep in mind, the Assessor does not calculate taxes. Local governments, such as municipalities and school districts, determine the overall amount of real estate taxes collected in your community. It is important that your assessed valuation be accurate and fair, as it does play a role in determining your share of those taxes.

When

You will receive a "Notice of Proposed Assessed Valuation" in the mail when the Assessor's Office reassesses your home every three years. This notice includes our estimate of the proposed property value and the proposed assessed valuation. The notice also includes a list of characteristics that are relevant to your home's property value.

Once you have received your "Notice of Proposed Assessed Valuation", you have approximately 30 calendar days to file an appeal with our office. The last date to file an appeal is printed on the top of your notice. You may also appeal your assessed valuation in any year between reassessments.  To determine the filing period for your township, click here.

How

To file an appeal online, click here.  If you cannot file an appeal online, prefer to visit one of our offices, or want to mail your appeal, you must use an official "Real Estate Assessed Valuation Appeal" form to file your appeal. Please submit one copy to us and keep another copy for your files. You do not need a lawyer, tax representative or appraiser to file an appeal on the assessed valuation of your home. However, if your valuation appeal is filed by your authorized representative, an "Owner/Lessee Verification Form" must be completed, notarized and filed along with the appeal form.

Uniformity Appeal:

If you are concerned that the assessed valuation of your home is not in line with the assessed valuations of other homes, compare your property to similar homes. This comparison will tell you if you have reason to file a uniformity appeal.

There are two ways to do this:

1. Simply fill out the appeal form, indicating that the purpose of the appeal is "lack of uniformity". You do not need to research and find your own comparable properties in order to file an appeal with our office. Our analysts will check properties comparable to yours to determine if your assessed value is in line with the assessed values of those properties.
    

2. If you wish to review our information yourself and include your own list of comparable properties with your appeal, here are guidelines to follow:

For your convenience, all residential assessments will be published in a local community newspaper a few days after you receive your reassessment notice. The name of the newspaper and date of publication are indicated on your notice. The assessment listing will also be available at your local library.

When choosing comparable properties, select homes within your neighborhood code that closely resemble your own home in both size and style. If the Permanent Index Numbers (PINs) are not known, the Assessor's staff will assist you in obtaining this information. You may also use the Residential Data Books located in all of our offices to check if the comparable assessed values are in line with your assessment. If the assessed value of the comparable properties that you have chosen are lower than your assessed value, you may have reason to file an appeal.

You may also find the assessed values of comparable properties by visiting the Assessor's Website Property search. Pictures of nearly every Cook County Property may also be found there.

Write the PINs that you have found to be comparable on the appeal form that you file. Our analysts will use your information, along with our office data, to determine if the assessed value of your home is in line with the assessed values of comparable properties.

Overvaluation Appeal:

You may also wish to file an appeal if you believe our estimate of the property value is overvalued for any reason. You are encouraged to submit supporting documentation, such as recent closing statements or purchase prices of homes similar to yours, along with your appeal.

Property Description Error Appeal:

Finally, if there is an error in the description of your property, such as incorrect square footage of living area or an error that you believe may affect property value, you may wish to file an appeal. However, a minor error does not necessarily indicate an incorrect assessment.

Where

To file an appeal now, click here.  You may also file an appeal at any of the offices listed below or you may request that an appeal form to be mailed to you. Experienced personnel are available at all of our offices to help you in filing your appeal. Please have your "Notice of Proposed Assessed Valuation" handy because it contains important information.

After

After your appeal is filed, the Assessor's Office will analyze your information and notify you by letter of the result of your appeal.

To make sure you receive the best service possible, a Taxpayer Advocate is available to review your appeal results and answer any questions you may have. The Taxpayer's Advocate is located in the main office of the Cook County Assessor. The Taxpayer Advocate's telephone number is 312-603-7530. If you wish to further pursue the appeal of your assessment, you may also file an appeal with the Cook County Board of Review (312-603-5542).

Additional Residential Information

Guidelines for Flood Damage and Catastrophic Events

Notice of Proposed Assessed Valuation

Top

Joint Appeal: A joint appeal filed by the Association or Board on behalf of all condominium owners is the most effective way to appeal the valuation of any condominium building(s). There are three advantages to filing a joint appeal: (1) market forces that affect the value of an individual condominium unit will have a similar affect on the other units as well; (2) the percentage of ownership assigned to each unit is a major valuation factor; and (3) the Association or Board is most likely to have access to relevant sales information.

The following information must accompany each joint condominium valuation appeal:

(a) A copy of the original declaration of condominium ownership with all subsequent amendments;

(b) A list of all unit numbers, and the corresponding permanent index numbers, which are subject to the terms of the declaration. Include all property owned by the Association or Board, including recreational, parking, or other facilities, whether adjacent or not;

(c) A description of the size of each unit, the unit blend of the building(s) and the percentage of ownership of each unit;

(d) Interior and exterior photographs of the building(s);

(e) The closing statements for all units which have been sold within the last five years;

(f) Actual construction or renovation cost information if the building(s) has been constructed, converted or renovated within the last three years; and

(g) Three years of financial statements if the building(s) has been constructed, converted, or renovated within the last three years.

Individual Appeal: If you elect to file as an individual unit owner, the following information should accompany your appeal:

(a) The closing statement if the unit has been sold within the last five years;

(b) A copy of the local municipality’s occupancy permit if the unit is newly constructed or converted;

(c) The percentage of ownership of the individual unit, and if presented, the percentage of ownership of comparables.

Cooperative Properties

 Filing a Cooperative Valuation Appeal

In the case of cooperative buildings, a joint appeal must be filed by the Board because there is only one assessed valuation for the entire cooperative property.

The following information must accompany each cooperative valuation appeal:

(a) A copy of the cooperative’s Articles of Incorporation and all other rules and regulations which concern the length of proprietary leases and the sales or transfer of shares;

(b) All ground lease information, if applicable;

(c) A complete legal description of the cooperative’s property including a list of permanent index numbers of all property owned by the cooperative including recreational, parking or other facilities, whether adjacent or not;

(d) A description of the size of each unit and the unit blend of the building(s);

(e) Interior and exterior photographs of the building(s);

(f) Any information relating to the number of shares or percentages of ownership assigned to each unit;

(g) Any information relating to the number of outstanding shares;

(h) Any information relating to any purchase contracts, or sales, transfers or assignments of beneficial interest of any shares or percentages of ownership in the cooperative within the last five years;

(i)Actual construction or renovation cost information if the building(s) has been constructed or renovated within the last three years;

(j)Three years of financial statements which include the year-end mortgage balance, and income and operating expense information.