Looking to challenge your new property value in hopes of lowering future property taxes? Homeowners can file a formal complaint with the Cuyahoga County Board of Revision until March 31. But there’s a risk.
The county’s “informal” complaint process essentially gave homeowners a chance to throw spaghetti at the wall and see what sticks when requesting a reduction. If you submit a “formal” complaint, it’s possible to walk out of the process with an even higher property value.
Over the summer, hundreds of homeowners attended county meetings to protest the rise in increased value. Many people – mostly seniors and others on fixed incomes – have repeatedly told Signal Cleveland that they are stressed about the rise in property taxes.
“By law, our job is to determine market value,” Ron O’Leary, who oversees the Board of Revision, told Signal Cleveland. When asked about the residents who cannot afford a tax increase, he said that his staff is “certainly sympathetic.”
The formal process isn’t supposed to be intimidating, but, rather, an opportunity for the homeowner to tell their side of the story, according to O’Leary.
Any hope of property tax relief for homeowners must be decided by the state legislature, he said. In the meantime, the county offers limited property tax relief for homeowners at least 70 years old who are tax-delinquent.
How to prepare to submit your formal complaint
In order to be successful, you’ll need evidence that the county overvalued your property.
The strongest evidence is proof of a recent sale of the property, ideally less than a year old. It must be documented by recorded deed, closing statement (HUD-1), purchase contract or a conveyance fee statement (DTE 100), according to the county’s website.
The second strongest evidence is a recent property appraisal, according to O’Leary. He said that he knows appraisals aren’t cheap – typically a few hundred dollars – and therefore can present an additional barrier.
If you don’t have at least one of those documents, the county also accepts the following:
- Dated photographs of property showing structural damage
- Certified estimates from a contractor for repairs
- Purchase agreement with closing statement
- New construction costs certified by a builder
If you’re worried about getting your evidence together in time, you can choose to submit the formal appeal first. For example, if you are waiting on an appraisal, you can wait to submit it until your hearing is scheduled. The Board of Revision requires that you submit any evidence at least seven days before the scheduled hearing.
Not sure if you want to file? You can only submit one appeal to the Board of Revision within a three-year period. If you change your mind after you submit your complaint, you can choose to withdraw it, O’Leary said.
How to submit your formal complaint
The county strongly encourages homeowners to take advantage of submitting formal complaints online. Any hard copies can be mailed or delivered in-person, but they must be notarized. The online process – which requires a valid email – is the only way to bypass the notary requirement, according to the county.
If you choose to file online, you’ll get an email confirmation that the complaint has been accepted. If you submit your complaint any other way, the Board of Revision does not send a receipt.
Looking for a notary? You can visit the Board of Revision at 2079 E. 9th St. between Monday and Friday from 8:30 a.m. – 4:30 p.m. You will need a valid ID, but the service is free. Banks also typically have notaries.
What to expect after filing your formal complaint
The sooner you submit your complaint, the faster you’ll be scheduled for a hearing with the Board of Revision. If you don’t file until March, depending on the number of complaints, you risk waiting several months, according to O’Leary. All hearing notices are sent by certified mail with generally a four-week heads up from the county.
The formal process also includes a hearing in front of nine real estate professionals – including attorneys – who review evidence and make the final determination on a property’s market value.
If you are seeking more than a $50,000 reduction in value, the Board of Revision must notify the Cleveland Metropolitan School District (CMSD) under the Ohio Revised Code. CMSD’s Board of Education can make a “counter complaint” and argue against the value reduction.
But wait, why does CMSD have a seat at the table? Property taxes are the primary source of funding for Ohio public schools. In 1997, the Ohio Supreme Court ruled that the system is unconstitutional, but the state legislature has not fixed it.
Where can I get more information?
You can call the county’s Board of Revision at (216) 443-7195 or visit the county’s FAQ page. You can also email at [email protected].
READ MORE ABOUT PROPERTY TAXES IN CUYAHOGA COUNTY
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For some Cuyahoga County homeowners, getting property values lowered remains an ‘uphill battle’
Cuyahoga County says it has ‘serious solutions’ to address tax relief for seniors struggling to keep up with rising property values
‘Call your state reps:’ Ohio and Cuyahoga County officials urge residents to ask Columbus about property tax relief
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