Formal Appeals

The time to appeal a real estate assessment in Will County takes place about the 3rd week of August. At that time an assessment change notice is posted in a newspaper usually the Farmer’s Weekly Review. When the assessor changes your property assessment it will appear in a List of other properties. The appeal has to be filed with the Will County Board of Review within 30-days of the date the assessments are published in the newspaper. The publish date may vary a few days each year but always in the time frame stated above.

The assessor is mandated by law to assess property equitably at thirty-three and one third percent (.3333) of “Market Value·.

Your real estate property assessment is based on “Market Value”, or sales of comparable real estate. Your property (land) is also entitled to an equitable assessment.

Your basis for appeal is either the assessment is not according to “Market Value” or “Equity”, equitable assessment compared to very similar properties.

The burden of proof in the appeal process is on the property owner so be prepared to prove the basis of your appeal.

Market Value Appeal:

The most supportable evidence of “Market Value” is a recent arms-length transaction that meets all the criteria of the definition of a “Market Value” sale. An arms-length transaction is one that is not influenced by any undue circumstances such as foreclosure. between related parties, etc. A recent sale is considered to be one year or less.

The next most supportable evidence of “Market Value· is a recent appraisal by a state certified independent appraiser for the purpose of establishing “Market Value”.

This type of appraisal should use comparable properties very similar to the subject property and preferable within one square mile of the subject when possible. A state certified appraiser is bound by law to give you an unbiased appraisal. A recent appraisal is considered to be one year or less.

Assessment Equity Appeal:

This means excluding land differences. your property’s improvements/buildings should be assessed equitably with others of the same value. Similarities include age, building style (1-sty, 2-sty, etc.), construction quality, gross living area expressed in square feet. condition, and other auxiliary structures such as decks, patio. detached garage. pole buildings etc.

Note: Equity arguments regarding buildings are compared by dividing the building assessment component by the gross living area. Only three comparable properties are necessary to prove an equity argument. You have the best chance at winning your appeal by selecting the most comparable properties to the subject property. If you simply choose properties with lower assessments that are not truly comparable your evidence will not have much credence.

The Appeal Process:

1. First step, contact the Assessor’s Office regarding your assessment.
Depending upon the current phase of the tax cycle, the assessor will advise you of a course of action. Different circumstances dictate various assessment review and assessment revision processes. Sometimes the assessor will advise you to file an appeal. Don’t be offended or intimidated, it is your right to appeal. The assessor does not take assessment appeals personal. It is just a government process that follows a set of rules.

2. Although it is in your best interest, you don’t have to do step one. You can just simply file the assessment complaint appeal at the Will Board of Review (BOR). Their office is in the Will County Office Building located at 302 North Chicago Street in Joliet, Illinois. They will notify and give the assessor a copy of the appeal. You can find the Will County Board of Review Residential Assessment Complaint at:

https://borcomplaints.willcountysoa.com

3. Once the appeal is filed with the Will County Board of Review, they will notify you in writing of a hearing date.

4. Once the assessor has reviewed the appeal in preparation for the hearing, he or she may contact the owner with an assessment stipulation. This is a signed agreement between the assessor and the property owner on a mutually agreeable assessment. This stipulation form is given to the Board of Review and the assessment is revised per the stipulation. There is no need to attend a hearing is a stipulation has been agreed to.

5. During the hearing you will be given a time interval to highlight verbally any written evidence you submitted with the appeal form. The township assessor will be given the same time to present evidence on behalf of the township.

6. The Board of Review member hearing the appeal will not make a decision atthe hearing. You will receive a written notice of their decision sometime later.

7. If you are not satisfied with Will County Board of Review’s decision you can appeal to the State of Illinois Property Tax Appeal Board (forms are availableat the Supervisor of Assessment Office).

8. A decision by the Will County Board of Review only applies to the current assessment year. If the case was won on equity the assessor can and should reassess the area for equitable assessments according to “Market Value”.