Providing Property Tax Relief Since 1999
The Cook County Board of Review has opened 7 more townships for 2015 property tax appeals. The deadline to file a complaint is 9/15/15 for the following townships:
The Cook County Assessor’s Office has announced that assessment notices were mailed on August 14, 2015, for Jefferson Township.
The deadline to file a 2015 property tax appeal is September 14, 2015.
We’ve all heard about the City of Chicago’s proposed property tax increase to cover a gaping hole in the budget.
As Thomas Corfman of Crains Chicago reported on July 29, 2015, more and more city aldermen are getting on board the property tax hike train, which could amount to $250 million: a 32% year-over-year increase from the property tax levy in 2014.
An excerpt of his article:
“‘In normal times there would be mighty resistance (to a big property tax hike), but the aldermen and public as a whole have become educated as to just how dire the city’s financial situation is,’ said Ald. Joe Moore, 49th, who was elected in 1991 and ranks third in seniority on the council. ‘While there will still be considerable political blowback on a property tax vote, I don’t think it is fatal because the alternatives are worse.’
“Support for a city income tax as an alternative to a property tax hike is growing, said Ald. Roderick Sawyer, who represents the 6th Ward on the South Side. But such a solution would require a change in state law, and wouldn’t come quickly, if at all. In the meantime, while smaller tax hikes and budget savings will help, consensus is growing on the council that a big property tax hike will be necessary, aldermen say.”
The above serves as yet another reminder to appeal your property tax assessment, both at the Cook County Assessor’s Office and at the Board of Review. If you don’t, you may pay more than your fair share of property taxes.
The Cook County Board of Review has opened the 2015 appeal session for the first group of townships. The deadline to file a complaint is 9/1/15. Below are the townships that are currently open:
As always, Cook County property taxes are on the rise and the only way to combat that dreaded second installment tax bill is by lowering your property tax assessment.
In a perfect world, you’d have time to handle the stress of the job, family responsibilities and right on time drop off an expertly formulated argument for a reduction in total assessment without breaking a sweat.
The only problem: we don’t live in a perfect world and everyday demands come before we consider our property tax bills, until July first rolls around and it’s too late by then. Now you can get rid of the hassle and the frustration of this process by hiring a company to handle this annoying but necessary task.
Having a professional company review your property tax assessment annually is your best bet to ensure that you’re fairly assessed and aren’t paying more in property taxes than you have to.
When looking for a professional company to hire, consider:
Professionals with years of expertise will know the best strategy to use when appealing your property taxes and what exemptions you should be aware of for even more savings on the second installment.
If you’re not sure whether there’s an argument to make for appealing your property tax assessment, it won’t cost you anything for most professionals to perform an analysis on your home or any additional properties you may own because they work on contingency.
All it takes is a few minutes to fill in some basic information and within 24 hours they will contact you with the results of our analysis. If there is an argument to be made, and you’re interested in using us, our property tax appeal service will appeal on your behalf on a contingency basis: no costs up front.
Kensington is in the business of successfully appealing property tax assessments with special expertise in Cook County. We handle the paperwork and manage the deadlines so you don’t have to. No one wants to spend their precious free time tracking appeal deadline dates, finding comparable properties or “comps,” or waiting around in county offices.
Because property tax assessments and policies change annually, let a professional at least review your total assessment every year. Click on the link at the bottom for a free analysis from a company who is in the business of making sure you’re not paying more in property taxes than you have to and who wants to keep your free time free for what is really important to you.
Did you know that properties in each Cook County township are re-assessed every three years (they refer to this as the “triennial re-assessment)?
Here’s what these triennial assessments mean for you:
Contact us to learn more about triennial assessments and appealing your Cook County property taxes
Did you miss your window to appeal your property taxes with the Cook County Assessor, or did you file an appeal with them only to have it denied?
You only have a month to appeal and the Cook County Assessor’s Office only sends out one assessment notice to a homeowner when the window to appeal opens for your township.
If so, remain calm: you can appeal when the Cook County Board of Review opens their window for your township in the second half of this year. Their purpose: “Ensuring Fair and Timely Review of Property Assessment Appeals throughout Cook County.” As it states in their mission statement, “The Board of Review serves to be an impartial judge of property assessments; a separate office to provide a check and balance to the Assessor’s Office which is responsible for initially determining your total assessment.”
The Board of Review has the authority to reduce your property tax assessment and our clients were successful 77% of the time last year with appeals through their office. Board of Review property results come 3-6 months after their appeal window closes. Have no fear: even if you receive results in the new year your new revised assessment will be applied to your second installment tax bill!
Even if you did appeal your property taxes with the Cook County Assessor, an additional reduction is still possible by also appealing with the Board of Review. Our clients’ more than 10,000 successful appeals include many instances of achieving property tax reductions at both the County Assessor and the Board of Review.
And, because so much changes from year to year, we recommend that you appeal every year with both the Cook County Assessor and Board of Review, especially in the first year of each township’s triennial reassessment.
Since there are no costs and absolutely no risk, all Cook County homeowners should consider appealing their property taxes at these offices. Consider also using a service like ours: no upfront costs, no risks and we track all the deadlines at both offices so you don’t have to.
The second installment of property tax bills are out now. Where does your money go?
According to findings by The Heartland Institute, Cook County property tax collections rose from $7.89 to $11.69 billion (a 48% increase) from 2000 to 2010, which is twice the rate of inflation during that period. Property taxes levied by Cook County government remained flat, so here’s where the increases came from:
Read more from The Heartland Institute
Each property tax installment bill identifies exactly where your property taxes go. See an example Cook County property tax bill here.
Each property tax bill is different as it identifies spending in your township and also identifies your exemptions.
Here’s a link to the Cook County Treasurer’s website that allows you to see specific taxing districts.
According to The Civic Federation, here’s what 2015’s property taxes are expected to pay for in 2015 (you will receive these bills in 2016):
Read more from The Civic Federation
According to an article in Crain’s, City of Chicago Mayor Rahm Emanuel is expected to request an additional $328.6 million to fund the police and firefighter pension fund. A decrease from the state mandated contribution of $550 million. Even with the decreased contribution, 25-72% of this cost is expected to come from property tax increases. This equates to a 30% increase in your property tax bill starting next year.
Read the whole Crain’s article here
If you want to avoid paying more than you have to and to ensure a fair assessment of your home’s value, you’ll want to appeal your property taxes taxes with both the Cook County Assessor’s office when your township’s appeal window is open as well as later in the year with the Cook County Board of Review.
The Cook County Assessor’s Office has announced that assessment notices were mailed on July 27, 2015, for Northfield Township.
The deadline to file a 2015 property tax appeal is August 27, 2015.
The Cook County Assessor’s Office has announced that assessment notices were mailed on July 24, 2015, for Orland Township.
The deadline to file a 2015 property tax appeal is August 24, 2015.
Over 90% Success Rate on Property Tax Appeals and Protests
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