Decline in value

The Assessor has completed the current 2011-12 assessment roll (values as of lien date January 1, 2011). In preparing the 2011-12 assessment roll, the Assessor proactively reviewed over 125,000 properties to determine if they qualified for a Decline In Value assessment. Of the over 125,000 properties reviewed, over 70,000 qualified and received reductions in their taxable value.

We are now in the process of preparing the 2012-13 assessment roll (value as of lien date January 1, 2012). The Assessor makes every attempt to consider declines in value without the need for individual owners making an informal request for decline in value review  or filing a formal application for changed assessment and has already begun identifying where there is potential need for reduction in assessments as of January 1, 2012.

Along with properties identified as needing a first time review, your property will be automatically reviewed if you received a value reduction for 2011-12 or timely submitted an informal request for decline in value review for 2011-12.

The Informal Request for Decline in Value Reassessment form must be received between January 1, 2012 and December 31, 2012 to ensure timely processing.  A reduction, if granted, will apply to the 2012-13 assessment roll.  This form is available by downloading it from this website or by contacting our office to have the form sent to you.  

All property owners will be mailed a Value Notice in July 2012 that will show the assessed value for 2012-13.  However, if you have not received a notice by July 30, 2012 or you receive a notice and feel the value is too high, you may file a formal Application for Changed Assessment with the Clerk of the Assessment Appeals Board between July 2, 2012 and September 15, 2012 (see “Protect Your Rights”).

If we are unable to review the 2012 value of your property, or if you disagree with the Assessor’s value determination, you have the right to file an Application for Changed Assessment with the Clerk of the Assessment Appeals Board between July 2 and September 15, 2012.

• The Assessor will be valuing the property as of the most recent January 1st. Proposition 8 does not allow for relief pertaining to other dates nor to supplemental assessments.
• The total assessed value will be reviewed. There is no legal provision to review separate land and/or improvement assessments; only the total assessed value.
• Our certified Appraisers will analyze sales and other information for Comparable properties that would indicate market value.
• Comparable sales utilized to appraise your property must be recorded no more than 90 days after January 1, 2012.
• Property tax payments are due as indicated on your property tax bill. If a reduction in assessed value is warranted, a notice of correction and revised tax bill or refund will be processed by the County Tax Collector and County Auditor.

"If the market value of your property as of January 1, 2012 , was below the total assessed value as shown on your 2012-13 value notice and/or annual property tax bill, your property may qualify for a temporary assessed value reduction."

Proposition 8 was passed in 1978 and allows the Assessor to temporarily lower the assessed value of property. Under Proposition 8, the Assessor may review the market value as of January 1, and enroll for the following tax year the lesser of the:

Factored-Base-Year Value Proposition 13
or
Market Value Proposition 8

Reductions in assessed value under Proposition 8 are temporary and are reviewed annually until the Factored-Base-Year value is again lower than market value and then the factored-base-year value is reinstated.

Unless there is a change in ownership or new construction, the assessed value can never increase above the base-year value, plus the appropriate annual cost of living increase not to exceed 2 percent per year, according to Proposition 13.

Proposition 13, passed in 1978, established the base-year value concept for property tax assessments. Under Proposition 13, assessments for the year 1975-76 serve as the original base year values. Thereafter, a new base-year value is established whenever a property is purchased, newly constructed or changes ownership. The base-year value is increased a maximum of 2 percent per year.

You have the right to file an appeal with the Assessment Appeals Board. The filing period is from July 2 through September 15, inclusive. Assessment appeal applications are available from the Clerk of the Assessment Appeals Board.

It is important to note that if you have not received a response from our office by the assessment appeals deadline date or do not agree with the response you must file a timely "Application for Changed Assessment" in order to protect your appeal rights.

The Assessment Appeals Board is an independent body appointed by the Board of Supervisors to serve as the local Board of Equalization. The Assessment Appeals Board will determine the value of the property after hearing evidence from the applicant and a representative of the Assessor's Office.

An Informal Request for Decline in Value Reassessment submitted to the Assessor's Office is not the same as an "Application for Changed Assessment" that is filed with the Clerk of the Assessment Appeals Board.

IMPORTANT See filing dates below before completing application for changed assessment

Regular Assessment Appeal: Filing dates are July 2 through September 15 of the current year.

Supplemental Assessment Appeal: Filing dates are within 60 days after the mailing date printed on the Notice of Supplemental Assessment or the postmark date on the envelope in which the notice was mailed, whichever is later.

Escape Assessments: Filing dates are within 60 days after the mailing date printed on the Notice of Enrollment of Escape Assessment or postmark date on the envelope in which the notice was mailed, whichever is later.

Other assessments made outside of the regular assessment period: Appeal filing dates are within 60 days after the mailing date printed on the assessment notice or postmark date on the envelope in which the notice was mailed, whichever is later.