Property owners need to act swiftly to challenge values

A record-setting 6,000 property owners in Clark County challenged their assessed values in 2009, contending they were too high. The number of appeals could rise this year as property values continue to tumble.

The county recently mailed cards telling people of their assessed values.

Those who disagree with the assessed property value listed on the notice have until Jan. 15 to file an appeal.

The county Board of Equalization decides whether the appeals have merit.

And it sticks to the deadline.

"The deadline is statutory," said Michele Shafe, assistant county assessor. "We're not the ones that picked January 15. The Legislature did that."

Appeals filed late are sent to the district attorney's office to decide whether anything justifies the tardiness, Shafe said. Usually the deadline is upheld.

Some people have accused the county of setting the deadline right after the holidays to sneak tax assessments past residents, she said.

In truth, she said, the early deadline is designed to give counties enough time to wrap up tax-related business, including appeals, before they submit preliminary budgets in April to state tax authorities.

Anyone who wants to appeal should call the assessor's office immediately and request the proper form, said Carole Vilardo, president of the Nevada Taxpayers Association.

"Be sure you have the appeal form sent to you and make sure it's in by the deadline," Vilardo said.

When requesting the form, those seeking an appeal should explain to the worker why they think a discrepancy exists, Vilardo said.

Sometimes an assessor makes an error that can be quickly cleared up, such as listing an extra bedroom or a nonexistent swimming pool, Vilardo said.

Shafe said talking with staffers is truly in the residents' best interest.

In the spring, 4,577 property owners who appealed won a reduction in their property values; 1,452 were denied an adjustment.

Among the winners, 4,228 presented their cases to staff members, Shafe said. A representative then spoke in their behalf to the Board of Equalization.

Homeowners can expect modest savings at best.

Someone with a house worth $100,000 might get the taxes trimmed by $100 if the value is reduced by $10,000 and $300 if it's reduced by $30,000, said Laura Fitzpatrick, county treasurer.

The biggest winners in 2009 were those who owned casinos or other large commercial properties. The assessed value of Palms Place, a hotel-condominium, was trimmed to $4.4 million from $73 million.

Those who want to appeal should gather evidence.

Homeowners should visit the county assessor's Web site and check the values of neighboring properties, Shafe said. If their property is assessed substantially higher than comparable property nearby, they have a strong argument.

Also, if recent foreclosures, short sales or bargain-basement deals have occurred in a neighborhood, those could be used as proof that a house is assessed too high, Shafe said. By law, the assessed value is not allowed to exceed the market value.

Homeowners seldom need attorneys to represent them, as their cases are usually straightforward, Shafe said.

"It's really not that difficult of a process, and we really try to make it as easy on taxpayers as we can," Shafe said. "We work with them."

In contrast, commercial property owners hire lawyers because such cases are more intricate, she said. Having an income-generating site adds layers of complexity, she said.

An owner might argue that an office complex should be assessed at a lower value because it is vacant, Shafe said. But if nearby offices are bustling with tenants, the county might contend that the valuation is fair and that the owner is marketing the site poorly, she said.

Vilardo said the assessment notices contain more detailed information than notices mailed by other counties. But you have got to take the time to study it, she said.

"Too many people don't read the card," Vilardo said.

Contact reporter Scott Wyland at swyland@reviewjournal.com or 702-455-4519.