Types of Appeals
Learn about your options here
01
Decline in Value Appeals
Under Proposition 13, property assessment values may only be increased by a maximum of 2% a year. Unfortunately, many of the assessors in California automatically increase the assessed value of properties regardless of the real estate market in that area. For instance, if you bought 5 years ago, the compound rate of 2% over 5 years in 10.4% resulting in an assessed value 10.4% higher than what you paid for your property- even though the press has widely reported a 20% decline in property values in some areas- resulting in potentially a 30% over assessed value! Many residential properties in San Francisco are now being assessed at values that far exceed fair market values. This is particularly the case with condos since 2020 due to declining values. Differences also arise when the Assessor misclassifies properties, errors in its records or construction that has been incorrectly assessed.
Golden Gate Property Tax Advisors will review your individual circumstances to insure you are being fairly assessed. Please note the deadline to file a Decline in Value Appeal is September 15th of the year you are appealing. Don’t hesitate and miss this deadline!
California Proposition 8 allows homeowners to contest their assessed values and allows for a temporary reduction in assessed value when your current market value of your property is less that your January 1st assessed value. An appeal must be filed each year you believe your property is over-assessed. San Francisco has established an independent body, the Assessment Appeals Board, to hear and resolve valuation disputes between the Assessor’s Office and property owners.
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Under California Proposition 13, the Assessor must determine the ‘base year” or new taxable value of your property when it was purchased or newly constructed. If new construction occurs on only a portion of your property (for example you add a bedroom) the newly constructed portion is assigned its own base value. This value represents the Assessor’s estimate of the market value added by the new construction. The remainder of the property retains its existing base year value. If your property was reassessed for a change of ownership or construction, you should have received a supplemental assessment notice showing a “new base year value”. If you believe the reassessed value is incorrect, Golden Gate Property Tax Advisors is here to help.
Golden Gate Property Tax Advisors can help you determine whether any reassessment has been calculated properly. Deadlines differ from a Decline in Value Appeal. An owner must file within 60 days of the supplemental assessment notice or postmarked date, whichever is later. However, if you miss this deadline, you can still file a base year value appeal in the year the property is placed on the regular assessment roll, and within the following 3 assessment years. It is essential to file early as any savings is for the year of your application and future years--it is not retroactive.
02
Supplemental and Base Year Appeals
03
Calamity Reassessment Appeals
Have you experienced a calamity that has damaged your property such as fire or flooding? If you received a notice from the Assessor’s Office of a reassessment which you believe is incorrect, we are here to assist.
Roll Changes or Escape Assessment Appeals
04
Sometimes the Assessor does not send a notice for several years for roll changes or escape assessments. This can happen for instance when a family member inherits a property or a home addition occurs but the Assessor did not discover it on a timely basis. If you want to appeal the value you must file no later than 60 days from date of mailing of notice or the postmark date, whichever is later.
