Putnam County Property Tax Grievance Process & Deadlines
Grievance Deadline: May 26, 2020 (Fourth Tuesday in May) for all Putnam County municipalities, including:
Are you concerned that your Putnam County property tax assessor has over-assessed the value of your commercial property? Do you want to grieve your commercial property taxes in Putnam County but are not sure where to start? Here is all the information you need!
Realty Tax Challenge can help you grieve your Putnam County Property Tax Assessment to achieve real estate tax reductions and potentially a tax refund. Our highly experienced staff has been helping NY State commercial property owners reduce their real estate taxes every day for the last 22 years. We are the best and most knowledgeable in the business at understanding real property values and have achieved over $50 million in real estate reductions for our clients.
We can provide a no-cost consultation to determine whether your commercial property is over-assessed and whether you should appeal your assessment. You could be paying a disproportionate share of the tax burden, which is NOT FAIR.
Below are some factors which you may not realize can affect your assessment:
Have the rents in your building or surrounding areas gone down, while vacancy rents increased? Is the Market Value that appears on your tax bill higher than the amount you could realistically sell your property for?
Does your roof need replacing or your parking lot need repaving? Is your parking lot well-lit? Are your HVAC units old and inefficient?
How is your 15,000 square foot supermarket competing against the “Big Box” stores? How does your self-storage facility compete with the drive-in, climate controlled national chains?
If you feel your Putnam County commercial property is over-assessed, the next step is to lower your assessment. This will lead to lower property taxes. Working with an experienced consultant like Realty Tax Challenge is the best way to increase the likelihood of success.
Any person who pays commercial property taxes in Putnam County can grieve an assessment, including:
tenants who are required to pay all of the property taxes pursuant to a lease or written agreement
If you miss the deadline for filing of the grievance, you cannot file for that year. Additionally, we can help you to determine if you have any open prior tax years. If so, we can take over those tax years and negotiate them along with the current year for a tax refund.
You must file by the deadline or you lose your chance to save money! NOT challenging your taxes means you could be overpaying by thousands of dollars a year.
There is no upfront fee to grieve your real estate taxes for your commercial property through Realty Tax Challenge (“RTC”). Once we have obtained a successful reduction, our fee is taken out of your return so there is nothing to lose:
Property tax rates in New York are some of the highest in the nation!
Your taxes will never be increased as a result of your filing a grievance. They can only go down. It is actually against New York State law for taxes to be raised due to a grievance filing.
The value of your property WILL NOT go down, your value will increase if your tax assessment is lowered.
It is always worth it to have RTC professionally grieve your Putnam County property taxes. There is NO FEE until we have obtained a successful reduction, so we will make sure you get the best reduction possible!
We handle the full process for you – from filing the initial application, submission of all supporting documents and any required appearances before the Town’s Board of Assessment Review (“BOAR”).
Even if you have been denied previously, it has no impact on a new grievance application. Comparable values change each and every year, so you should file an appeal annually.
If you own commercial property in New York State, you are eligible for formal review of your assessment. Commercial properties include office buildings, warehouses, hotels and motels, funeral homes, malls and department stores, supermarkets, Big Box stores, retirement and assisted living communities, hospitals, self-storage facilities, golf clubs, country clubs, movie theaters, recreational facilities, auto dealerships and more.
We handle the filing of tax grievances on behalf of businesses and corporations throughout Putnam County, including Carmel, Kent, Patterson, Philipstown, Putnam Valley, Southeast, Cold Spring, Nelsonville and Brewster.
RTC will review your property to determine the value of your real estate portfolio, walk you through the commercial real estate grievance filing process, and keep you updated every step of the way.
Step 1: Find out what the assessor’s estimate of the market value of your property is by going here: https://www.tax.ny.gov/pit/property/assess/local/index.htm
Check your assessment every year prior to the appeal deadline
Step 2: Let RTC, experts at understanding real property values in Putnam County, obtain the highest reductions for you.
Step 3: After our evaluation of your properties, if it appears that you are over-assessed, our office will submit a grievance application on your behalf and begin the process of reducing your taxes. Assessors do not determine your Putnam County property taxes, they can only assist with helping to assess the value of your property. If you find that your property’s actual value is lower than the assessed value that the town or municipality has given you, you will need to go before the assessor and the assessment review commission. You file your grievance and try to get a reduction based on that filing. If that is denied, your remedy for that is to file an Article 7 petition, which needs to be filed within 30 days after the final roll is published.
Filing a grievance and challenging your property tax assessment is a process called tax certiorari. Here is an overview of how tax certiorari works in Putnam County. There are two levels of formal review:
Administrative review – the “grievance” process is conducted at the municipal level with the Town Assessor and Board of Assessment Review.
Judicial review – the “petition” is a legal proceeding filed with the Putnam County Supreme Court – in order to pursue judicial review, you must first go through administrative review process.
When you work with Realty Tax Challenge, we will guide you through the complete process. After providing the initial set of basic details, you can just relax and wait for us to update you on the status of your application. Once we have successfully obtained your Putnam County property tax reduction for your commercial property, we will also work to obtain a property tax refund for your overpaid taxes and ensure that the property tax bills are correct.
In Putnam County, once you have received your assessment, if you would like to grieve your taxes, for all towns and cities the deadline to appeal is May 22, 2018.*
* All information provided is deemed reliable but is not guaranteed and should be independently verified with your local assessor to check the deadline for filing a grievance.