How do I Appeal My Cook County Property Tax Assessments (for Free)? Part 1

 

July 25, 2018
Part 1 of a series
Need to start from the beginning? Go to How do I know if my property taxes are going up?

So your taxes are about to go up because your home's "market value" went up, right? Not sure what to do about it, or the appeals process seems complicated or expensive? Well, try not to be a Do-Nothing, because statistics show that it's possible to file and successfully appeal your Cook County residential property tax assessments (1). The Cook County Assessors Office says the success rate is 51%. 

And while doing it through a lawyer could be easier and could yield different results, it's not required (1). No matter what you choose to do, Eric Zorn from the Chicago Tribune says you would be a fool not to appeal. Why? Because "If someone "loses" an appeal and does not receive a reduction, their assessed value will NOT go up."(1)

"The painful truth is that if you don't appeal your Cook County property tax assessment every chance you get, you're a fool."

- Eric Zorn, Chicago Tribune

But how is it done? And how much time does it take? Here are some tips and information we've discovered from around the web.

Note: Use this information at your own risk. This website is not making claims of guaranteed success for an appeal, nor is this website responsible for any outcome.

 

Where to Get The Forms / Filing Appeals Online

While you can obtain the Cook County Assessor's pdf forms on their website, along with instructions, you can also appeal using the online method that should auto-populate all your property information. All you need is your PIN (Property Index Number) to start the process. Your PIN should be located on any of your property tax forms or can be searched online by your address. We don't recommend this unless you are ready to file with all intended data ready to input in the online form.

The pdf form is a good way to get an overview of what questions they are asking you to fill out. You can access the 2018 appeal printable pdf forms by clicking on the button below, or this identical link to the CCA's site. The screenshot is a complete listing of available forms for Residential appeals (accessed July 23, 2018).

Time spent: 2 min download, 10 min reading time on forms + instruction **

Accessed August 20, 2021

Accessed August 20, 2021

 
 

Where to Get Help

Here's where you may be spending the most time. You can get help with your forms in many different ways for free, with several options:

  • Guidelines PDF: First, it can be helpful to read the Guidelines pdf (mentioned above) to gain understanding of what information in the form is required and how to fill it out in relation to your own situation and property.
    Time spent: ~5 min read **

  • Free Workshops: There should be several free workshops in your area, sponsored by the Cook County Assessor's Office, Cook County Board of Review, your Alderman, community groups or legal firms. This is the most time consuming to add to your schedule and possibly travel out of your neighborhood, but can be extremely beneficial. Some workshops provide paper forms for you to fill out, walk you through each question, and answer your property-specific questions. But where and when are these workshops? Click on the CCAO or CCBR site links above, or you can search google, or Facebook (go to Events first). It's helpful (but not required) to go to the workshop in your township because the deadlines may be different. Hermosa is in the Jefferson Township(map), also listed on your tax bill + assessment.
    Time spent: ~2 hrs + travel **

  • Call the Cook County Assessor's Office: The CCAO has a phone number, with real live people on the other end. You may be on hold for a bit, but they offer to assist you with specific questions on your property. Office hours are 8:30 a.m. - 5:00 p.m, Phone: 312-443-7550.
    Time spent: I was on hold for about 7 minutes, midday**

  • Other resources: Your neighbors, Facebook, NextDoor.com, etc. Note: Anything unofficial is always a risk and there are no guarantees, so seeking advice elsewhere should be confirmed with the CCAO.
    Time: Endless. If online, reduce time spent by searching for past conversations before you post.**

    Form completion time spent guesstimate: **
    - Online: 5 minutes or less (not including comparable properties or other supporting data)
    - Paper Form: ~5-10 minutes (not including comparable properties or other supporting data)
    - Finding comparable properties: ~30 min if you are searching in the correct place online.
    Note: This does not include any research time reading this article, workshops, phone calls, etc, to figure out how to fill out the form.


Still Thinking About Hiring a Lawyer?

If you've researched and you still want to hire a lawyer, here are some experiences + tips we have heard from others (Note: every situation is different and we offer no recommendation to use a lawyer or DIY, nor are we recommending any specific lawyers.)

Property-tax-assessment-hermosa-chicago-appeal.jpg

  • Fees: According to the Chicago's ABC Channel 7, "Most attorneys charge a contingency fee, based on the first year's savings. Some have an upfront fee."

  • As in any contract, always ask for terms up front and read anything in full before you sign and documents. Take documents home and ask friends if you feel pressured.

  • Keep in mind that every situation is different, and there are no guarantees.
     

 

Hermosa is in the Jefferson Township.
See all township deadlines on the CCAO website.

**Any time spent is based on the author's experience. Internet connections, printer problems, phone issues can increase time spent.

Feel free to share, comment or heart this post if you've found this information useful. Suggest or correction? Use the Contact form.

Continue to Part 2: Filling in the form, finding comparable properties and submitting your appeal

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