	Policy
	General Rules and Recommendations
	When to File
	Docketing

	Required Forms
	Content and Supporting Documentation
	Notification of Results
	Where To File

	Affidavits
	Bulletins
	Certificate of Error
	Info for Appeal Filers

Industrial/Commercial Properties

General Rules For Filing Assessed Valuation Appeals

I. Policy

It is the policy of the Cook County Assessor to assess all real property in a fair and uniform manner consistent with the legal responsibility placed on the Office of the Assessor. It is also our policy to provide everyone equal access to the remedies afforded by the appeal process. In accordance with these policies, the Office of the Assessor shall provide experienced personnel to assist property owners who may wish to challenge their assessed valuation. It is not necessary to retain a lawyer or tax representative to file an appeal. Owners of commercial properties and businesses may wish to consult with members of the Assessor's staff for assistance in preparing an appeal. Inquiries may be directed to an industrial/commercial specialist at 312-603-7542.

Special Assistance for Smaller Businesses

The Cook County Assessor recognizes that special problems exist for owners of small businesses in Cook County and acknowledges that some of the information that is expected from large commercial and industrial businesses might be unduly difficult or costly for the owner of a small business to obtain. With this in mind, the Office of Commercial/Industrial Hearings has been expanded to provide additional assistance to owners of any small commercial, industrial or multi-unit residential property. Assessor staff can assist in answering questions regarding additional information that is necessary or relevant in filing an appeal.

II. General Rules And Recommendations

With the exception of Class 2 residential properties for which separate rules have been issued, the Office of the Assessor has prepared these rules to assist all Cook County property owners in pursuit of any claim of over-assessment.

Illinois law requires the Assessor to place an assessed valuation on all real property located in the county. The law also gives property owners the right to challenge the value set by the Assessor. Under the law, property owners must submit evidence sufficient to justify a reduction in assessed valuation.

Supplemental bulletins have also been prepared by the Office of the Assessor to specify the type and extent of proof which will assist in preparation of appeals for specific types of property. These bulletins contain significant detail as to the information which will materially assist in the presentation of a claim of over-assessment. There are also extensive bulletins explaining eligibility requirements for the Cook County Incentives Program for certain industrial, commercial and residential properties (Classes 6b, 6c, 7a, 7b, 8 and 9 and L). These bulletins should be carefully reviewed when filing applications and appeals seeking eligibility under any of these incentives. Inquiries may be directed to the Incentives Department (312-603-7529).

So as to avoid hardship or injustice, the Assessor or his designated representative may waive any technical requirement in these rules.

III. When To File

Pre-Notice Appeals may be filed at any time between the date the Assessor directs the Docket Clerk to begin accepting appeals for that year and the date Notices of Proposed Assessed Valuation are issued for the township in which the subject property is located.

Post-Notice Appeals may be filed at any time within the filing period of 30 calendar days beginning with the date Notices of Proposed Assessed Valuation are issued for the township in which the subject property is located.

Pre-Valuation Documentation Requests

The Office of the Assessor has a policy for certain properties in which a letter request for pre-valuation information and documentation is substituted for the initial Notice of Proposed Assessed Valuation. This program is an effort to have access to information generally unavailable to the Assessor so as to arrive in the first instance at a more accurate and fair assessed valuation. The property owner is given an opportunity to file an appeal with the requested documentation setting forth the property owner's estimate of market value and reasons in support thereof. This program is being expanded as more comprehensive automation of the Assessor's record base is completed.

Please click here for additional information regarding township mailing dates and deadlines.

IV. Docketing

All appeals must be filed with the Assessor's Office. Beginning with the year 2000 assessment, when an appeal is filed in person by a taxpayer or representative, in either the downtown or branch offices, a receipt with the docket number will be issued at the time of filing. When an appeal is filed by mail, a receipt letter will be returned, by mail, to the person filing that appeal.

No appeal will be assigned a docket number or considered to have been filed unless a completed Owner/Lessee Verification Form accompanies the appeal where required. Please Note: If a field check is required of your property, it must be requested by the last date of the appeal filing period. All subsequent inquiries should refer to the assigned docket number and the township in which the property is located.

V. Required Forms

To initiate an appeal you must complete and file the following forms:

a) Real Estate Valuation Appeal form This form must be completed in its entirety and shall contain:
	(1) Name and address of the owner of the property;
	(2) Common address, township and permanent index number(s) of the property;
	(3) Total consideration paid for the property if purchased within the last five years;
	(4) Owner’s estimate of the current fair market value of the property;
	(5) Brief description of basis of alleged over-assessment and
	(6) Signature of owner or authorized representative.
b) Property Summary Sheet
One copy of the Property Summary Sheet for the subject’s property type (Commercial/Industrial etc.) must be completed. Consult Assessor’s bulletins for specific information. c) Owner/Lessee Verification Affidavit
In addition to the Valuation Appeal Form being completed as described above, one copy of the Owner/Lessee Verification Affidavit must be completed and notarized where required, and submitted with the Valuation Appeal Form at the time of filing. This now requires an identification of the taxpayer as the owner or lessee of the property and the property’s common name. This form requires the taxpayer to declare whether the property in question was purchased within the last five years, and if so, to state the purchase price and date of sale and verify the income expense statements of the operations. Appeals which are not accompanied by a fully completed Owner/Lessee Verification Affidavit where required will not be accepted.
d) Industrial/Commercial Sales Questionnaire
Pertains when subject property has been purchased within the last 5 years. For properties purchased within the past 5 years, one copy of the Sales Questionnaire must be completed and submitted with Appeal documents. Failure to file these required forms and submit the purchase information and supporting documentation discussed below will delay action on the appeal and may cause the Assessor's Office not to act upon the appeal.
e) Field Check Request (if applicable)
f) Appraisal Summary Sheet (if applicable)
g) Vacancy Affidavit (if applicable)

VI. Contents And Supporting Documentation

For all property, except Class 2, a short and concise narrative explaining the reasons for the claimed over-assessment must be prepared and filed with the appeal form. Sufficient valid documentation should accompany the factual statement to support all conclusions of fact, law and valuation set forth in the appeal.

It is suggested that the Assessor's bulletins be consulted for recommendations as to the degree and quality of documentation. Specific proofs may be presented for specific types of property and/or fact situations.

All supporting documentation should be submitted at the time the appeal is filed and docketed. Please Note: If a field check is required of your property, it must be requested at the time that an appeal is filed. Appeals lacking documentation will be held an additional 15 days beyond the filing deadline, at which time they will be denied if not complete. (Note: The Assessor’s Office will post any extension to this time deadline.)

In the following instances, the supporting documentation is the same for all types of property.

If the property which is the subject of the appeal has been purchased or transferred within the last 5 years, the purchase or transfer must be disclosed and the purchase

price and the terms of the purchase fully documented by submitting all pertinent documents, including but not limited to signed copies of the purchase contract, the closing statement and the real estate transfer declaration.

All appraisals must also disclose any purchase or other transfer of the subject property within the last five years and shall address its effect, if any, upon any opinion of value reported in the appraisal. If the complainant requests a removal of an improvement from the assessment roll, the complainant must submit an affidavit as well as copies of the demolition permit, the paid demolition bill and any other documentation that will establish the date and the extent of the removal of the improvement.

If the property is partially occupied rental property, year to date income and expense statements and/or current rent rolls shall accompany vacancy affidavit.

Supplemental documentation may be requested by the Assessor’s Office.

VII. Affidavits

Any affidavit as to facts alleged should provide the following:

(a) identity of the person verifying the facts and indication that the person possesses sufficient knowledge of said facts;

(b) identification of the property about which said facts are alleged;

(d) person verifying said facts signs the affidavit in the presence of a commissioned notary public.

Affidavits as to the accuracy of income and expense statements, vacancy levels and demolition are required and are to be set out on forms provided by the Assessor's Office.

VIII. Certificate Of Error

A Certificate of Error request is initiated in all cases except exemption claims by filing a current assessment year appeal accompanied by a Certificate of Error application for each tax year for which a Certificate of Error is being requested. The maximum amount of tax years that one can go back is three. The request for a Certificate of Error should also be marked on the appeal form with a basis of the certificate of error noted in the explanation box. The same rules and recommendations for affidavits and supporting documentation on a current appeal apply for a Certificate of Error.

One set of documentation supporting the Certificate of Error must accompany each current appeal and one additional set of documentation must be filed for each tax year for which a Certificate of Error is being requested.

It is recommended that a Certificate of Error request for a valuation reduction on Industrial/Commercial and Residential properties be supported by a competent appraisal, limited scope appraisal, letter of value, income/expenses or a factual error.

If a Certificate of Error request is based on vacancy relief or a classification change one detailed affidavit from the owner is required. In certain instances, utility bills, rent rolls, IRS schedules, fire reports, demolition affidavits or a second party affidavit may be requested by the Assessor’s office.

Exempts

All requests for Certificates of Error based on a claim for exemption shall be filed in the Assessor's Exempt Department. However, a current assessment year appeal must be filed in all cases where valuation of a partially exempt entity is contested

IX. Notification Of Results

The appellant will be notified by mail of the result of the appeal. If the appellant is dissatisfied with the result, reconsideration may be sought upon timely submission of a written request which details in brief and specific terms the basis for reconsideration. All such requests for reconsideration should be addressed to the Chief of Assessment Operations.

X. Where To File

The following offices, room numbers and telephone numbers are listed for purposes of obtaining forms, rules and bulletins for filing appeals, and for the actual filing of completed appeals. Assistance in preparing appeals, except for Class 2 residential properties, is available through the Office of Commercial/Industrial Hearings at Room 320 of the main office and at all Suburban Branch Offices.

MAIN OFFICE
(Located in Cook County Building)

Cook County Assessor’s Office,
118 N. Clark, Room 320,
(312) 603-7541

SUBURBAN BRANCH OFFICES
(Located in Circuit Court Buildings)

Southwest:
Bridgeview Office,
10200 South 76^th Avenue,
Room 237,
(708) 974-6451

South:
Markham Office
16501 South Kedzie Avenue
Room 237
(708) 210-4100

West:
Maywood Office
1500 Maybrook Square
Room 082
(708) 865-6032

North:
Skokie Office
5600 Old Orchard Road
Room 149
(847) 470-7237

Northwest:
Rolling Meadows Office
2121 Euclid Avenue
Room 237
(847) 818-2444

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Bulletins

	Bulletin : Class 1 Property
	Bulletin : Class 3 Property

	Bulletin : Class 4 Property
	Bulletin : Class 5 Property

OFFICE OF THE COOK COUNTY ASSESSOR

BULLETIN: CLASS I PROPERTY

Definition

All vacant and unimproved real estate.

Assessment Level

22 percent of fair market value.

Required Documentation for All Class 1 Appeals:

1. Real Estate Assessed Valuation Appeal Form

2. Property Summary Sheet

3. Owner/Lessee Verification Affidavit

4. Field Check Request (if applicable)

Please check to be certain that, where appropriate, documents are signed and notarized.

Additional Documentation Required (where applicable):

1. Appeals Based on an Incorrect Land Measurement:

A copy of an existing survey or a copy of the property’s legal description (from the title, sale documents or survey)

2. Appeals Based on Recent Sale Price:

a. Sales Questionnaire

b. Closing Statement

Relevant: purchase contract, real estate transfer declaration or a copy of the recorded deed

3. Appeals Based on a Government Restriction on the Land:

Documentation and evidence of the land restriction from the government entity that is restricting the use of the parcel

4. The property is vacant with residential ownership (Class 2-41)

a. Recorded Deeds for vacant and residential parcels

5. The property is a common area

a. A recorded deed or Declaration

b. A notarized affidavit of use

6. The parcel is located in floodplain

a. A letter from the City or the Village

b. Floodplain maps

7. The land pricing does not reflect wetland pricing

a. Report or a letter from the engineer, or

b. Army Corps of engineer letter, or

c. A letter from the City or the Village

Relevant Documentation for All Class 1 Appeals:

A competent appraisal expressing an opinion of fair market value as of January 1 of the year for which the correction in assessed valuation is requested. The appraisal must disclose any purchase or other transfer of the property within the last five years and shall address its effect, if any, upon the appraiser’s opinion of value.

Land that is primarily devoted to agricultural use may be eligible for special farm valuation pursuant to Section 10-130 of the Property Tax Code (35 ILCS 200/10-130). A farm valuation petition must be filed with the Assessor’s Office in the year for which the farm valuation is requested.

If you are a property owner who wishes to file a Class 1 appeal with assistance from the Assessor’s Office, please call (312) 603-7542.

If you are an attorney and need further assistance in fling an appeal, please contact the Chief Commercial Hearing Officer at (312) 603-4280.

Download Bulletin : Class 1 Property

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OFFICE OF THE ASSESSOR OF COOK COUNTY

BULLETIN: CLASS 3 PROPERTY

Definition

All improved real estate used for residential purposes which is not included in Class 2 or in Class 9. This class includes all apartment buildings with more than six units.

Assessment Level

26 percent of fair market value.

Required Documentation for All Class 3 Appeals:

1. Real Estate Assessed Valuation Appeal Form

2. Property Summary Sheet

3. Owner/Lessee Verification Affidavit

4. Field Check Request (if applicable)

It is important that petitioner provides square footage, type and number of apartments, sale price (within the last 5 years) and all other requested information on the above listed forms.

Please check to be certain that, where appropriate, documents are signed and notarized.

Additional Documentation Required (where applicable):

1. Appeals Based on Valuation:

a. Income and Expense information for each year

b. Three (3) years of Income and Expense Statements

It is preferred that these be audited statements certified by a Public Accountant or copies of the Federal Income Tax returns relating to the property. It is acceptable, however, to file income and expense statements prepared in the ordinary course of business. For example: IRS Schedule E or IRS Schedule 8825.

Relevant: competent appraisal expressing an opinion of fair market value as of January 1 of the year in question and/or current year rent roll.

2. Appeals Based on a Recent Sale Price:

a. Sales Questionnaire

b. Closing Statement

Relevant: purchase contract, real estate transfer declaration or a copy of the recorded deed.

3. Appeals Based on Vacancy:

a. Vacancy Affidavit by Owner (notarized) which clearly states the level of vacancy from January 1st to December 31st of the appeal year

b. Current Year Rent Roll for partial vacancy

Note: Vacancy level that petitioner is aware of must be filed before the township deadline. Vacancy affidavit that is submitted on re-review with insufficient time to allow for a field check will be denied.

Additional Required Information for All Class 3 Appeals:

1. Gross building square footage

2. Total number of units in the building(s)

a. Number of studios

b. Number of one-bedroom units

c. Number of two-bedroom units

d. Number of three-bedroom units

e. Other (where applicable)

f. Owner-occupied unit(s)

g. Number and type of units renting at a reduced rate

3. Annualized vacancy rate

4. Number and square footage or retail and office units

5. Gross income or monthly rent for retail and office units

6. Indoor and outdoor parking/number of spaces and monthly rent per space

7. Other amenities (laundry rooms, swimming pools, health club, etc.)

8. As to Federally Subsidized Housing, also provide:

a. copies of HUD Form 92410 Statement Profit and Loss for each of the last three years

b. project number, Section of Act and whether project is rental, residential or cooperative apartments

c. if property receives any rent subsidy, indicate the amount of Section 8 funding and the number of subsidized units

d. if the development receives Interest Reduction Subsidy, indicate the interest rate

e. if the development currently, or has ever been, in default to HUD, provide information

f. if the development is currently on any “work out” plan with regional HUD,

provide this information and details of the plan

If you are a property owner who wishes to file a Class 3 appeal with assistance from the Assessor’s Office, please call (312) 603-7542.

If you are an attorney and need further assistance in filing an appeal, please contact the Chief Commercial Hearing Officer at (312) 603-4280.

Download Bulletin : Class 3 Property

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OFFICE OF THE ASSESSOR OF COOK COUNTY

BULLETIN: CLASS 4 PROPERTY

Definition

All non-residential real estate owned and exclusively used by a not-for-profit corporation in the furtherance of the purposes set forth in its charter.

Assessment Level

30 percent of fair market value.

Relevant Information And Documentation

The following information must accompany all requests for Class 4 status:

1. Certified copy of the Articles of Incorporation of the not-for-profit corporation. A copy of the corporate charter and/or bylaws stating the not-for-profit purposes must be submitted if the Articles of Incorporation do not include this information.

2. A Not For Profit Affidavit of Use containing a sworn statement from an officer of the not-for-profit corporation or entity specifying the current use of the property and affirming that:

• the subject property is owned by the not-for-profit corporation

• the property is being used exclusively for not-for-profit purposes described in the corporation’s by-laws. The actual use(s) must be specified. The statement of “consistent with its not-for-profit purposes” is insufficient.

The Affidavit must include the dates of such not for profit use and ownership.

3. Copy of the deed or other evidence of title showing the not-for-profit corporation as the owner. If title is held in a land trust, the not-for-profit corporation must be the owner of the beneficial interest in the trust. Trust documents indicating such beneficial interest must be submitted.

Not-for-profit corporations may also choose to contest the Assessor’s estimate of the subject property’s market value. Please consult the Assessor’s Class 5 Bulletin for information relevant to valuation appeals.

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OFFICE OF THE ASSESSOR OF COOK COUNTY

BULLETIN: CLASS 5 PROPERTY

Definitions

Commercial Property (Class 5a)

Any real estate used primarily for buying and selling of goods and services, or for otherwise providing goods and services, including any real estate used for hotel or motel purposes. (Assessment level: 38 percent of fair market value.)

Industrial Property (Class 5b)

Any real estate used primarily in manufacturing. Manufacturing includes the material staging and production of goods used in procedures commonly regarded as manufacturing, processing, fabrication, or assembling which changes existing material into new shapes, new qualities, or new combinations and including research and development associated with the production of goods. Also included in Class 5b is real estate used in the extraction or processing of raw materials unserviceable in their natural state to create new physical products or materials, or in the processing of materials for recycling, or in the transportation or storage of raw materials or finished physical goods in the wholesale distribution of such materials or goods for sale or leasing. (Assessment level: 36 percent of fair market value.)

The above definitions also apply to properties owned by an exempt organization, but leased to a non-exempt tenant who uses the property for commercial or industrial purposes.

Required Documentation for All Class 5 Appeals:

1. Real Estate Assessed Valuation Appeal Form

2. Property Summary Sheet

3. Owner/Lessee Verification Affidavit

4. Field Check Request (if applicable)

Is it important that petitioner provides square footage, sale price (within the last 5 years) and all other requested information on the above listed forms. In instances where the property is leased, petitioner must disclose the type of lease agreement, price/square foot that lessee pays and the extent to which lessee participates in the payment of operating expenses and real estate property taxes.

Please check to be certain that, where appropriate, documents are signed and notarized.

Additional Documentation Required (where applicable):

1. Appeals Based on Valuation:

a. Property that is either totally or partially leased or rented out by the owner

- Income and Expense information for each year

- Three (3) years of Income and Expense Statements

Relevant: competent appraisal expressing an opinion of fair market value as of January 1 of the year in question, current year rent roll and/or copies of lease agreements.

b. Property that is owner-occupied

- a letter of value for property with a proposed market value of $500,000 or less. Relevant: sales comparisons.

- a limited or complete appraisal expressing an opinion of fair market value as of January 1 of the year in question for property with a proposed market value of $500,000 or higher. Appraisals must disclose any purchase or transfer of the property within the last five years and should address its effect, if any, upon the appraiser’s opinion of fair market value.

2. Appeals Based on a Recent Sale Price:

a. Sales Questionnaire

b. Closing Statement

Relevant: purchase contract, real estate transfer declaration or copy of the recorded deed.

3. Appeals Based on Vacancy:

a. Vacancy Affidavit by Owner (notarized) which clearly states level of vacancy from January 1st to December 31st of the appeal year

b. Current Year Rent Roll for partial vacancy

Additional Required Information for All Class 5 Appeals:

1. Automobile Dealerships

a. gross square footage of showroom/office area

b. gross square footage of service/parts area

c. gross square footage of other areas (describe use)

2. Bowling Alleys

a. number of lanes

b. gross square footage of areas not specifically related to central bowling activity (restaurant, lounge) describe use

3. Motion Picture Theaters

a. gross square footage of building

b. number of seats

c. number of theaters in the building

d. description and number of apartments, stores or other uses

4. Nursing Homes

a. gross square footage of building

b. number of stories

c. number of beds (potential and currently in use)

d. number of rooms

e. indicate type of facility (sheltered care, intermediate care, skilled care)

f. state whether building(s) were converted to nursing home use or originally

designed as a nursing home

5. Hotels/Motels

a. number of rooms

b. indicate and describe other amenities (banquet facilities, restaurants, lounges, retail stores, health club, pool, etc.)

c. average annual occupancy percentage

d. room rates

e. if under franchise or management agreement, state annual fee

6. Industrial Buildings

a. total gross square footage of the building(s)

b. total net rent able square footage of the building(s)

c. owner-occupied square footage

d. total square footage of office space

e. number of stories

f. use (warehouse, manufacturing, cold storage, truck terminal etc.)

7. Leasehold Estate in Tax Exempt Property

a. submit a complete copy of current lease

If you are a property owner who wishes to file a Class 5 appeal with assistance from the Assessor’s Office, please call (312) 603-7542.

If you are an attorney and need further assistance in filing an appeal, please contact the Chief Commercial Hearing Officer at (312) 603-4280.

Download Bulletin : Class 5 Property

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Cook County Assessor's Office (Main) County Building, Third Floor

118 North Clark Street, Chicago, IL 60602 (312) 443-7550