Cuyahoga County property value complaints due before March 31

CLEVELAND, Ohio — Cuyahoga County property owners still have three weeks to challenge their property assessments for the 2021 tax year.

All complaints must be filed with the Review Committee – or postmarked – by 4:30 p.m. on March 31.

Hearings are already taking place for some of the 3,907 complaints that have been filed, council administrator Ron O’Leary said. The county began scheduling them early, expecting a flurry of complaints after residential property values ​​rose an average of 16% across the county following the 2021 three-year, price-based reassessment. sales nearby over the past three years.

But while complaints this year are coming in at a higher rate than last year, when 3,755 claims were filed, they remain “a little lighter than expected,” O’Leary said.

This could be because the county decided not to offer an informal review process at community meetings, as it has done in previous years, due to time constraints imposed by the pandemic. Or, O’Leary speculates, it could have something to do with the current housing market, in which some residents are able to sell their homes for estimated county market value or more.

“If the county appraisal shows market value at $150,000, do you think you can sell your house for that much?” O’Leary said he often asks residents. “If you think the answer is yes, you’re probably not going to be successful with a rating complaint.”

However, he encourages the county’s 489,000 residential and commercial landlords who believe their assessment is too high to file a complaint.

There are several ways to deposit:

  • Online via the BOR website,, using a valid email address, which bypasses the requirement for a notary.
  • Print and complete a hard copy of the complaint form, which requires notarization before submission. This can be mailed or returned to the office in person.
  • Request a form by mail by calling the office at 216-443-7195.
  • Pick up a form on the second floor of the Cuyahoga County Administration Building. The Board of Directors office is open from 8:30 a.m. to 4:30 p.m. Monday to Friday.

The BOR website also provides further instructions on the types of evidence residents can submit to support their opinion of property value. “The more evidence you provide to counsel, the stronger your case,” the website states.

Evidence may include purchase documents, recent appraisal reports, a contractor’s certified estimates for the repairs cited in the complaint, photos, or new construction costs certified by the builder.

The county’s recording system could not analyze the number of complaints resulting in rating changes or the average amount of reduction.

For example, proof of a recent arm’s length sale that shows the purchase price below appraisal is one of the most likely ways to win a deal, he said. Bank valuations as part of a refinancing process also often lead to changes. has created a searchable database to help homeowners compare the value placed on their home with others on their street, neighborhood or city. Residents can use this information to help judge whether to file an appeal.

Hearings are currently scheduled for June.

Any hearings held after Memorial Day likely won’t be processed in time to consider the second half of the 2021 tax bill, which is due in July, but O’Leary said any changes would appear as a credit for the first half. of the next year.

Hearings can be held in person, on Zoom and by telephone.

“We provide these hearing options to make sure everyone has access to the process,” O’Leary said. “If you contact our office, we will make sure to provide you with a hearing in the format that works best for you.”

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