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Residential
Properties
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.
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Three common grounds for appeals are listed below:
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:
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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.
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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).
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Additional
Residential Information |
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Condominium
Properties
Filing a Condominium Valuation Appeal
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.
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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.
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Filing Petition for Divisions and Consolidations
These guidelines are designed to provide answers to some of the
frequently asked questions about filing a petition for division or
consolidation.
The term division refers to the process of reconfiguring tax parcel
boundaries.
This includes ‘dividing’ and ‘consolidating’ parcels or any
other action that affects the legal description or geographic boundaries
of a tax parcel.
When filing a petition form, use the
Assessor’s
current form or an exact copy.
You can obtain an application form by calling or visiting the Division
Department at the downtown office or at any of our five satellite offices.
These guidelines and the petition form are also available on the Assessor’s
Web Site. A petition form cannot be used to make changes to a condominium.
An amendment to the declaration may have to be adopted and filed with the
Recorder of Deeds.
Please note the due date at the top of the form. Petitions must be
accepted by the due date in order to be processed for the tax year on the
form. Petitions can be filed in person or mailed. If the petition is
mailed and accepted, a receipt will be mailed back to the petitioner.
Accepting Petitions
In order for a petition to be accepted it must meet the following
criteria:
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A notarized signature is required from all parties to the division.
The notarized submitter signature spot is to be completed by the
person who prepared the petition and they must be available to be
contacted if necessary.
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The second sentence on the first page has a blank space where the
petitioner must write in the number of new parcels desired as a result
of the division.
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The form has signature spots for 5 new tract owners. If more are
necessary you can duplicate page 2 and change the tract numbers below
the signature. One owner can sign for all tracts by signing one
signature spot and writing the range of tract numbers at the bottom.
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At the top of the third page, fill in the current volume and the
permanent index number(s). This information can be found on the tax
bill(s).
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The exempt
section is located on the third page. This section is filled out only when
exempt parcels are being divided or consolidated. The petitioner must
indicate whether or not the exemption is to be continued for one or more
of the new parcels. An exemption can only be continued on behalf of the
original exempt entity and is not transferable from one exempt entity to
another. If an exemption is to be continued, a completed Continued Use
Affidavit form must accompany the petition. These forms can be obtained by
contacting the Division or Exempt department.
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Below the exempt section, list the original and new legal
descriptions. First list the legal description(s) as currently
described on the County Clerks Records. Non-certified copies of
legal descriptions are available for a fee in the Clerk’ s Map
Department. Then list the new legal descriptions. Each new legal
description on the form and on the surveys must be labeled with tract
numbers that correspond with the tract numbers assigned to the
appropriate signatures. If the division has metes and bounds legal
descriptions, a plat of survey showing acreage must be attached.
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The total area represented by all of the new legal descriptions must
equal the total area represented by all of the original legal
descriptions. The new legal descriptions cannot overlap or leave an
area unaccounted for.
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A survey is
required for all legal descriptions that use horizontal
elevations to describe the property. In these legal descriptions,
elevations must be described in reference to Chicago City Datum (CCD).
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When filing a petition for property in unsubdivided land, the Plat
Act must be considered. If the petitioner wishes to create parcels
that are smaller than 5 acres, either a plat of subdivision must be
filed or one of the exceptions to the act must be established.
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A new tax parcel cannot be created from one or more parcels with
different tax codes or different recorded subdivisions.
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If after reading these guidelines you still have questions, feel free
to contact the Division department at (phone) 312-603-5323, (fax)
312-603-5247. |
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Cook
County Assessor's Office (Main)
County
Building, Third Floor |
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118 North Clark Street,
Chicago, IL 60602 (312) 443-7550 |
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