Frequently Asked Questions
Where may I get an annual appeal form?
The annual Assessment Appeal Form is available:
How do I know my Assessment Appeal form was received?
Contact the Office of Property Assessments Public Information Line at 412-350-4600 or you can check your property Real Estate Web site to confirm receipt of your appeal form.
When and where does the Board of Appeals meet?
The Board of Property Assessment Appeals and Review meets every two weeks at 8:00 a.m. in Room 328 of the County Office Building at Forbes and Ross Streets in downtown Pittsburgh. You can view the Board's 2014 Meeting Schedule and 2015 Meeting Schedule.
Here are some Tips for your property assessment appeal!
When will I be assigned a hearing date?
You will be notified by mail approximately 14 days prior to the hearing with date, time and location for all residential properties; approximately 30 days' prior notice is given for all commercial properties.
I will be away on vacation for a few weeks -- what if my notice arrives while I'm away?
If you have not made arrangements through your local post office for your mail to be forwarded, it may be a good idea to call our public information center periodically at 412-350-4600 to check on the status.
What should I do if I am not able to attend my scheduled hearing date?
Complete and submit the Appeal Postponement Request Form on the Property Appeal Forms webpage. One postponement per party may be requested. Requests for postponements must be in writing at least seven (7) days before the scheduled hearing date. Emergency requests must also be made in writing and must be mailed, faxed or hand-delivered, with contemporaneous notice to all parties. If an appellant fails to attend a scheduled hearing without a timely request for a postponement, the appeal will be classified as withdrawn and the appellant will have no further right to appeal the assessment for the year at issue.
Complete and submit the Appeal Withdrawal Form on the Property Appeal Forms webpage.
What type of evidence, if any, must I bring to my appeal hearing?
The current certified assessed value of all properties located within Allegheny County is based on the County-wide reassessment conducted in 2012, also known as the base year. At an appeal hearing, any party may present relevant evidence to support its opinion of value.
Generally, the sale prices of comparable properties are most relevant for residential appeals. The sales comparables used by the Office of Property Assessments to determine the 2012 base year certified assessed value of your property can be found on the Allegheny County Real Estate Web site. However, at an appeal hearing, the appellant may choose to present sales from the base year or from the current market year.
If the appellant chooses to present base year sales, this means the evidence must show what the property was worth in 2012—sales closer in time to January 1, 2012 are generally more relevant.
Base year sales comparables can be acquired in a variety of ways, including: researching the Allegheny County Real Estate Web site to locate sales of homes similar to yours in your neighborhood (or in a comparable location), contacting local real estate professionals for assistance, and/or obtaining an appraisal with an effective date of January 1, 2012.
If the appellant chooses to present current market year sales, this means the evidence must show what the property is currently worth—sales closer in time to January 1 of the current tax year are generally more relevant.
Current market year sales comparables can be acquired in a variety of ways, including: researching the Allegheny County Real Estate Web site to locate recent sales of homes similar to yours in your neighborhood (or in a comparable location), contacting local real estate professionals for assistance, and/or obtaining an appraisal with an effective date of January 1 of the current tax year.
The Tips for Assessment Appeals link may provide further information regarding other types of evidence that may be presented at an appeal hearing.
What if my property data information is incorrect?
It is recommended that, prior to your hearing, you review the data characteristics of your property. You can review this information on the Allegheny County Real Estate Web site. Also, you can obtain a property record card from the Office of Property Assessments. Arrangements for obtaining the property record can be made through public information center by either calling 412-350-4600 or by visiting room 303 of the County Office Building, located at 542 Forbes Avenue, Pittsburgh, PA 15219. If there are discrepancies with the property data information, notify the Office of Property Assessments before your hearing so that corrections can be made– just call 412-350-4600.
What if I do not agree with the result of the appeal?
Any party has the right to appeal a decision made by Board of Property Assessment Appeals and Review (BPAAR) to the Allegheny County Court of Common Pleas, Board of Viewers (BOV). This appeal is "de novo," meaning that the Court is not bound by the decision made by Board of Property Assessment Appeals and Review and may make its own determination.
Do I need to hire an attorney to represent me?
Hiring an attorney to represent you is your choice. Legal representation is not required. However, most school districts and municipalities will have legal counsel present.
If I cannot attend my hearing, may I send someone else?
Yes, you can decide to send another interested party provided they have an authorized representative form from you with your signature.
If the school district or the municipality filed an appeal against my property, should I attend?
You are not required to attend an appeal filed on your property by your school district or municipality. However, you may attend the hearing to present evidence for your case if you so choose.
Where may I get a Special Appeal Form?
The Special Appeal Form is available:
- Third floor of the County Office Building at 542 Forbes Avenue in downtown Pittsburgh, PA 15219.
- By calling the OPA Public Information Line at 412-350-4600.
- On the Property Appeal Forms web page.
What is the deadline for filing a Special Appeal Form?
The deadline for filing a special appeal is thirty (30) days from the mailing date of the determination letter. A copy of the "Notice of Assessment Change" or " Determination Letter" from the Office of Property Assessments must be attached to the Special Appeal Form or the appeal will not be processed and will be returned.
When will the Special Appeal hearings be held?
Hearings for Special Appeals will be heard within six months of receipt of the Special Appeal Form.
How will I be notified of my hearing date for a Special Appeal hearing?
You will be officially notified in advance by mail with a notice of appeal hearing, which lists the date, time and location. You can also call our office to check your scheduled date at (412) 350-4600.
Here are some Tips for your property assessment appeal!
Who sets taxation rates?
The county tax millage is set by Allegheny County Council. School tax millages are set by local school boards. Municipal tax millages are set by individual municipalities.
If we have not addressed your question, please call the Office of Property Assessments Public Information Line at 412-350-4600. Service Coordinators are available 8:30 a.m. - 4:30 p.m. Monday-Friday.