Pittsburgh-Allegheny County Property Tax Assessment Appeal Advice

[Matt Michaels]

Hi BP community!

I bought a duplex 9 months ago in the Pittsburgh area and just recently got a notice that my property's assessment is under appeal from a school district (will not cite to keep school district anonymous). As I'm sure you are aware, I bought the place at a little bit of a premium and thus due to this the school district is filing an appeal on my property assessment to ultimately raise the taxes and receive more money. 

I found some previous articles through the forums about this topic:

https://www.biggerpockets.com/forums/757/topics/693436-protest-property-tax-assessment

and 

https://www.biggerpockets.com/forums/51/topics/557835-property-tax-assessment-made-after-appeal-period-expired

While they lend good advice for each of their specific situation, I was hoping to unique advice since this is my first time going through this process:

1. Should I hire a legal professional to represent me? Does the cost of an assessment appeals attorney outweigh the long term incremental tax impact if my property taxes were raised?

2. In advance of the hearing, is there a way to start gathering data/comps/etc. to build my case to keep the taxes as they currently are? For example, I read about sourcing comps from the MLS on residences similar to mine in my area, pulling the comps from the appraisal when I bought the property.

3. Lastly, any other advice or food for thought since this is my first time going through this process?

Apologize in advance for the long post, appreciate any help you can provide!

[Jim K.]

@Matt Michaels

Matt, I haven't been in your situation. I have been on the other end, however, successfully appealing to lower the tax assessment. I know other people who have been on the wrong end of this.

You're probably getting letter after letter from law offices broadly implying that if you don't hire them, you have no chance to successfully fight this. That's what I got after I filed my appeals. I ignored those bloodsucking leeches, went to the Board of Viewers hearing, lost, paid to appeal, went to the real hearing, won big.

So this is what I would do if I were you.

1. Go it alone. Get on Zillow, search for recently sold houses and duplexes in the area. Write down the addresses. Go to the Allegheny County Real Estate Portal. Verify the sales and sales amounts. Amass a convincing body of proof that the property is not worth what the school district insists it's worth. Take pictures highlighting any negative features of the property. Print those pictures IN COLOR with explanatory notes. Save your presentation in a safe place, you'll probably need to print it out multiple times.

2. Attend the hearing. Present your case. Walk away and wait for the results. Personally, I would estimate there's a 100% chance they're going to screw you. Appeal the decision, paying for the appeal. Show up at the hearing. Rinse and repeat, over and over and over again, show up and appeal whatever negative decision comes your way, year after year.

They're local government employees. Sooner or later, they stop showing up.

If they do manage to raise property taxes on you this year, pay whatever bills come your way and keep records of those bills. When you win in the end because you outworked a government employee to the point where they dropped the ball (not that difficult at all), make sure you get that money in the form of refunds back. Keep careful and exact records. They will try to screw you by not issuing the refunds you deserve, because they're government employees.

Understand this -- you are dealing with a big, stupid gang of people who work for the Allegheny County government because it's easier and steadier than making a buck in the private sector in Allegheny County. They can be relied on to be stupid and to drop the ball, over and over and over again. It is in their nature. Once they drop the ball enough times, you'll win. Play for the ball drops.