Reduce Property Taxes

Reduce Property Taxes Question: We live in Albuquerque, NM and I just came across your website and love the information provided, getting ready to order your kit.
 
Unfortunately, my husband has already paid our property tax in full for the year.
 
My question is: Can this still be appealed/ protested in arrears or do I have to wait for the next valuation from our Bernalillo County Assessor later this year?
 

Reduce Property Taxes Answer: The authorities will not honor your property tax appeal unless your property taxes are paid up to date; at least that is the way it is in my state. Nevertheless, when you receive your new assessment notice in the mail, you have a limited time to tell the authorities that you formally wish to appeal your assigned assessment for the year (usually 30 to 60 days deadline after you get your notice). And, you are not allowed to protest for past years no matter how egregious the assessment mistakes were.

However, to address the question, after the deadline has passed, one can still appeal the assessment for future years (not the current year). The only rub is that you will be limited only to the tax assessor’s audience and will not be able to further file your grievance with the County Board of Appeals or State Board of Appeals until the next year. You are at the mercy of the tax assessor alone.

The good part of this is that after the county tax appeals are finished for the year and the tax assessors slate is wiped clean, he/she has a lot of time on their hands and will be MORE approachable. If you interrupt their schedule in the “busy season” you’ll likely get the bums rush and may get nowhere. They are usually very defensive about the values that they have to defend during those busy months.

When the assessor's paperwork slows to a crawl, they will be more approachable and you may find you have multiple opportunities available where you can present the necessary evidence in order to convince the tax assessor that your property deserves a lower valuation.  The tax assessor will personally be able to lower your property tax assessment since it is in his/her power to do so.

Reduce Property Taxes Question: But are we trying to prove our case...or are we trying to dismantle their case..when the comparables are pulled out?  (And how much time do we have?) …..

In your manual the strategy is using the State disclosure of defects seller method

and it's a good approach, in fact, the only approach to over-valuation.  But, at the same

time, giving them a list of deficient conditions (and photos) could easily be turned over to the

code violations department, and next you wind you up in the Buffalo Housing Court, paying

them fines.

So you can see. it's a touchy situation, dangerous even.   And they are holding all the cards. 

My thoughts this evening are, should I call on the phone to ask what their idea of comps is,

(play their little game with them) or should I go there in person.  Should I ask to reschedule

to get a few extra days if that's possible..

Should I show them "everything" that I know is wrong..and take the chance..

We are dealing with thugs here..

Reduce Property Taxes Answer: First go to the tax assessor and plead your case. Find out what comparative homes he is using as evidence. If he doesn’t agree to lower your assessment despite the evidence you presented, you have to appeal to the County Board of Appeals. Going in front of the County Board of Appeals, the tax assessor will prove his assessment using those comparables he pulled out of his hat, so to speak. When it is your turn to speak, you’ll pull out your comparables. You want to impress upon the board of review panel that your comparable evidence if BETTER, MORE TYPICAL then the evidence the tax assessor adversary presents (If you know the dealers whole cards, you’ll have an advantage). Although the Freedom of Information Act guarantees you access to this information, going through the paperwork may not work in a timely manner to your benefit. So by visiting the tax assessor, you’ll know the cards he’s holding against you.

I can’t speak for your state, but in my state, if you get a building permit to fix a deficit, the building department gives you a number of years ( I believe it is 4 years) to use the building permit. If you don’t finish the project in a year’s time, they fine you $50 dollars in my county. It’s cheaper to pay the fine and stretch out the building permit than it is to pay the property tax on the finished construction project. So don’t sink the final nail until you max out the fine and permit period. At least, that’s what I personally did in more than one instance.

Building permits are relatively cheap and the fines for not finishing within the time period stipulated and taking out the permit for another year are relatively inexpensive. But first check the building department code book to see how long you can stretch things out if you want to go that route.