In July 2024, Cuyahoga County provided property owners with updated estimates of their property values. Though some people – like those thinking of selling – may believe that their valuations aren’t high enough, most were unpleasantly surprised by a significant increase. The county-wide average property valuation increase is 32%. Averages are much higher throughout the Greater Cleveland area. Property valuations within the city of Cleveland have risen an average of 49%. Higher valuations are likely to lead to higher property taxes.
Cuyahoga County homeowners were given an opportunity to file informal complaints about the change in property values, and 20,367 did so. Of those, 14,001 successfully adjusted their new valuations. Dissatisfied folks who missed the August 30 deadline (for informal complaints) have one more chance at change by filing a formal complaint. In addition, those who were denied change through the informal complaint process can file a formal complaint if any of the following situations are applicable:
- The property was sold in an arm’s length transaction (at the time of sale, both parties would not know each other on a friendly or familial basis)
- A substantial improvement was added to the property
- The property lost value due to a casualty (fire, storm or other natural disaster)
- An occupancy change of at least 15% had a substantial economic impact on the property
All formal complaints must be received, or postmarked by March 31. If the formal complaint is mailed – but not received – by March 31, then it can only be sent by USPS.
How to File a Complaint
- File online, or complete a complaint form by hand. Filing online is the only way to file the complaint without first having it notarized.
- A hard copy of the complaint form can be obtained by picking one up from the Board of Revision, printing the form, or calling 216-443-7195 to have one mailed.
- Complete the form and return it. Although every claim filed requires some form(s) of supporting documentation, the documentation doesn’t need to be readily available because it can be added later on.
- Complaint forms completed by hand must be notarized.
- Forms can be returned by email to borinfo@cuyahogacounty.gov, faxed to 216-443-8282, or mailed to: Cuyahoga County Board of Revision, 2079 East 9th Street, Ste. 2-100, Cleveland, OH 44115
There’s also the option of taking the complaint directly to the Board of Revision (BoR). According to the BoR’s official website, a notary is typically available free-of-charge. A valid ID is required to use this service.
What Happens Next
- Those who choose to file in person will receive confirmation of their complaint before leaving the Board of Revision. No matter how one chooses to submit their form, they will later receive a hearing date.
- If not done so already, supporting documents should be submitted once a hearing date is set.Every complaint filed requires some sort of supporting documentation. Materials can be submitted up to seven days before the date of the hearing. What kinds of supporting materials will the board be looking for? Here are a few examples:
- Estimates from a certified contractor for repairs
- New construction costs certified by the builder
- A complete appraisal report from the last calendar year
- Though complainants aren’t required to attend the hearing, they may want to plan on attending in case the board has any questions. Residential hearings are scheduled every 30 minutes.
After a Successful Hearing
At this stage, the vast majority of people filing are doing so because they need to reduce their taxes. If they receive a reevaluation affecting their taxed amount, the difference between the new tax amount and what they’ve already paid in February will be credited to their account and deducted from what’s still owed for July’s payment.
If a hearing is scheduled after July’s payment deadline, and a complainant is able to lower their valuation, the difference in taxation will then be deducted from both January and July’s payments. The total of those amounts will be credited to the taxpayer’s account.
Cuyahoga County residents interested in learning more or starting the formal complaint process can visit the BoR’s website.
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