Property Tax Complaints and Appeals

Q: What is a property tax complaint or appeal?

A property tax complaint or appeal is the formal process used to challenge the county’s assessed value of a property. It asks the reviewing authority to determine whether the assessment reflects market value and is legally supportable.

Q: Who hears property tax complaints and appeals in Ohio?

Initial complaints are typically heard by county Boards of Revision. Further appeals may proceed to the Ohio Board of Tax Appeals, courts of common pleas, appellate courts, and in some cases the Supreme Court of Ohio.

Q: Do I need an appraisal to file a property tax appeal?

Not in every case. Some appeals can be supported with income information, sales data, or other valuation evidence. In other matters, a certified appraisal is the most effective way to present value. We advise what level of evidence is appropriate for each property.

Q: Will filing a property tax complaint reduce my taxes automatically?

No. Filing a complaint or appeal does not guarantee a reduction. The result depends on the evidence presented and how the reviewing authority determines value under applicable law.

Q: Do you handle residential property tax appeals?

Our practice focuses on commercial, industrial, multifamily, and other income-producing properties. We do not typically handle single-family residential appeals.

Q: Is there a deadline for filing a property tax complaint in Ohio?

Yes. Property tax complaints must be filed within specific statutory deadlines each year. Missing a deadline can prevent review for that tax year. We confirm timing requirements before filing.

Q: Can a recent purchase price be used in an appeal?

A recent sale may be important evidence, but how it is treated depends on circumstances such as financing terms, parties involved, and market conditions. We evaluate whether and how a sale should be used in the appeal.

Representation in filing complaints and Ohio property tax appeals for commercial and income-producing properties

We prepare and file property tax complaints and appeals for commercial properties across Ohio and in other states. Our attorneys manage each stage of the process, including evidence development, hearing preparation, negotiations, and resolution. We work closely with owners, managers, and valuation professionals to present accurate market-supported values and ensure that assessments are fair and legally supportable.

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Ohio property tax appeals and complaints representation for commercial properties

Our practice focuses on commercial and income producing properties.

What Our Property Tax Complaints and Appeals Representation Includes

We represent commercial and income-producing property owners in the full complaints and appeals process. Our work covers initial assessment challenges, hearings, negotiated resolutions, and further appeals when necessary.

Administrative Complaints and Initial Appeals

We prepare and file assessment complaints on behalf of commercial property owners. Our work includes drafting filings, developing valuation evidence, coordinating with appraisers, and presenting matters before local Boards of Revision. We ensure deadlines and procedural requirements are met.

Hearings and Negotiated Resolution

Our attorneys handle all stages of the appeal process, including pre-hearing conferences, settlement discussions, and formal hearings. We evaluate risks and likely outcomes and advise owners regarding negotiated resolutions when appropriate.

Further Appeals and Ongoing Advocacy

When necessary, we pursue additional appeals beyond the initial administrative level. This includes practice before the Ohio Board of Tax Appeals, courts of common pleas, appellate courts, and, when warranted, the Supreme Court of Ohio. We remain engaged through final resolution.

We focus on presenting clear valuation evidence and reducing tax burdens where assessments exceed market value.

When Ohio Property Tax Complaints and Appeals May Be Appropriate

Property tax complaints and appeals are appropriate when there is a meaningful question about whether the assessed value is accurate or legally supportable. Situations that often justify filing include the following.

Significant Increase in Assessed Value

A large increase in assessed value after reappraisal or update may not reflect actual market conditions. We evaluate whether the change is supported by income, sales, and cost indicators.

Decline in Property Performance

Assessment levels may be challenged when net operating income has fallen due to vacancy, lease rollovers, increased expenses, or market rent reductions.

Recent Sale or Refinancing

A recent transaction often triggers assessment review by authorities. We advise owners regarding how the sale should be treated under applicable valuation standards and whether it supports or contradicts the current assessment.

Error in Property Data or Classification

Mistakes in square footage, use classification, condition rating, or other property characteristics can lead to overstated assessed values and provide grounds for a complaint.

Damage, Demolition, or Functional Obsolescence

Fire, storm events, partial demolition, or economic or functional obsolescence can materially affect market value and justify filing for relief.

We help owners determine not only whether a complaint should be filed, but also the forum and strategy that best support a favorable outcome.

How Our Property Tax Review Process Works

Step 1 – Assessment Review and Case Evaluation
We begin by reviewing the assessment, property characteristics, market conditions, and valuation evidence. We advise whether filing a complaint or appeal is appropriate and identify deadlines and forums.

Step 2 – Filing the Complaint or Appeal
We prepare and file the necessary documents to initiate the complaint or appeal. This includes drafting forms, assembling supporting information, and confirming jurisdictional and procedural requirements.

Step 3 – Evidence Development
We work with owners and valuation professionals to compile income data, leases, expense information, sales evidence, and appraisals when needed. Our goal is to present clear, market-supported valuation evidence.

Step 4 – Hearing or Negotiated Resolution
We represent clients at hearings and in settlement discussions. We evaluate risk, likely outcomes, and opportunities for negotiation and communicate options clearly with owners.

Step 5 – Further Appeals Where Appropriate
If a satisfactory result is not achieved at the initial level, we pursue further appeals. Matters may proceed to the Ohio Board of Tax Appeals, courts of common pleas, appellate courts, or the Supreme Court of Ohio depending on the case.

At each stage, we focus on positioning the case for the strongest possible outcome.

Types of Properties Served

Our property tax complaints and appeals practice focuses on commercial and income-producing real estate. We represent owners, managers, lenders, and investors involving the following property types.

Office properties -single-tenant offices, medical office buildings, suburban office parks, and downtown multi-tenant towers

Retail properties - neighborhood and community shopping centers, lifestyle centers, big-box stores, restaurants, and mixed-use retail components

Industrial and warehouse properties - distribution facilities, logistics centers, flex properties, and manufacturing plants

Multifamily residential - market-rate apartment communities, student housing, and mixed-use projects with residential units

Hospitality and lodging - full-service hotels, limited-service hotels, and extended-stay properties

Healthcare and specialized facilities - surgery centers, rehabilitation facilities, senior housing, and other income-producing special-purpose properties

Development and redeveloped properties - projects under construction, recently completed improvements, or properties undergoing change in use or re-tenanting

Frequently Asked Questions About Property Tax Complaints and Appeals

What is a property tax complaint or appeal?

Who hears property tax complaints and appeals in Ohio?

Do I need an appraisal to file a property tax appeal?

Will filing a property tax complaint reduce my taxes automatically?

Do you handle residential property tax appeals?

Is there a deadline for filing a property tax complaint in Ohio?

Can a recent purchase price be used in an appeal?

Ready to Challenge Your Property Tax Assessment?

If you believe your commercial property has been overassessed, our attorneys can guide you through the complaint and appeal process. We evaluate your assessment, explain options, and handle filings, hearings, and further appeals where necessary.