Property Tax Assessment and Appeal

August 28, 2010

Budget Update &

Property Tax Appeal Information

AARON LAWLOR

County Board - District 18

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AAA Bond Rating and County Budget Update

While you hear about the budget issues in Cook County and at the State of Illinois, I wanted to make sure you are aware of the fiscal stability of Lake County.

We maintain a AAA bond rating and are one of only 38 counties in the country to receive the highest credit rating from both Moody's and the S&P.

We stay fiscally strong by making sure we don't spend funds that we don't have. As your County Board Member, I am responsible for voting on the expenditure of 7% of your tax bill which funds county services that includes courts, jails, county roads, Winchester House, health department, elections, etc.

Last year we cut 6 million out of our budget to maintain a balanced budget, and this year we are anticipating cutting an additional 6 million. We are receiving less income tax and sales tax revenue and like your budgets at home, we have to cut spending as well.

We are working with each department and will be prioritizing expenditures of your tax dollars and making the tough decisions so that our budget is balanced.

Property Assessment Notices

District 18 residents will be receiving their assessment notices over the next month. Taxpayers are encouraged to discuss their questions regarding their property assessment valuation with their local township assessor's office.

Remember that you only have 30 days from the publication date to appeal your property assessment valuation.

Check the Accuracy of your Assessment

Am I Over Assessed?

There are two ways to check the accuracy of your assessment.

You can go to the Chief County Assessment Office assessment information and check whether your assessment valuation is equitable as compared to comparable properties. This site will show recent qualified sales for assessment purposes.
You can obtain a property appraisal from a state licensed appraiser.

What if I disagree with my assessment?

Determine the fair cash value for your property (this is based upon 3 years of sale transactions prior to the assessment date).
Discuss the assessment with your township assessor's office.
Determine the basis for your formal appeal.
File a written appeal with the Board of Review by your final filing date for your township.
Present evidence of an unfair assessment to the Board of Review at the hearing.

Find your assessment with PIN or by address

Find your Township Assessor's Office

Reasons for an Appeal

You have a reasonable appeal if you can support any of the following claims:

The assessment is based on a factual error (e.g. incorrect square footage).*
The assessment is greater than 1/3 of the property's recent sale price.
The assessment is greater than 1/3 of the property's market value.
The assessment is higher than the assessment of comparable properties.
Matters of law (e.g. carrying forward prior year residential appeal results, preferential assessment and farmland valuation).

*In this event, a Certificate of Error may be issued by the township assessor's office with the concurrence of the Board of Review, even after the tax bill is received.

Reasons for an Appeal

Appeal Forms

Evidence Needed

To support your claim of an unfair assessment you will need substantial evidence, some of which may be obtained from your township assessor, the Chief County Assessment Office, from a professional appraiser hired at your own expense or through your own research. Pertinent evidence for non-farm property should include some or all of the following:

A copy of the Real Estate Transfer Declaration, a deed or a contract for purchase.
An appraisal of your property.
A list of recent sales of comparable properties (photographs and property record cards should be presented, as well as some evidence of the sale price).
A photograph of elements detracting from the value of your property not shown on the property record card and an estimate, in terms of dollars, of their negative effect on the market value.
If your appeal is on uniformity of assessments; information on the comparable properties.
A copy of your property record card.

Recent sales, comparable properites and an overview of your property can be found at the Lake County Assessor's website (click here).

Taxpayers may file an appeal of their assessed valuation with the Lake County Board of Review no later than 30 consecutive days from the actual publication date for your township. All appeals must be on the prescribed forms. Late filings cannot be accepted.

For appeal forms, instructions, and the Rules and Procedures of the Board of Review, visit www.lakecountyil.gov/boardofreview or call (847) 377-2100 for more information.

How do I get help in this process?

The first thing I would do is call your Township Assessor to make sure there are no obvious mistakes. Find your Assessor here.

Ela Township

John Barrington

(847) 438-8370

Libertyville Township

Peggy Freese

(847) 362-5900

Vernon Township
Gary Raupp

(847) 634-4602