Ohio Senate Bill 57 Offers Property Tax Reduction Opportunities | Bricker & Eckler srl


Governor DeWine recently signed Senate Bill (SB) 57, a law that affects Ohio property tax assessment complaints. Owners of commercial and industrial property who have been negatively affected by the COVID-19 pandemic have been promoting the bill. Typically, SB 57 broadens the scope of who can challenge property values ​​and also opens the door to pandemic-related assessment cases that previous law would not have allowed.

Historically, real estate owners (and certain other entities) were allowed to file complaints challenging the tax assessment of their properties with their county’s Board of Review (BOR). In addition, complaints could only be made once during a three-year appraisal period and the property values ​​were determined on January 1 of the tax year (i.e. say the date of the tax lien).

SB 57 will now allow certain tenants of commercial and industrial properties to file BOR complaints on their own behalf.

The law will also allow complaints to challenge property values ​​for the 2020 tax year as of October 1, 2020, instead of the standard January 1, 2020 tax lien date, provided the owners prove the pandemic caused a change in the value of real estate between these dates.

The new bill also removes the restriction on filing a single complaint within a three-year assessment period, allowing multiple filings for the 2020, 2021 and 2022 tax years. Thus, homeowners who may have already filed a property assessment complaint during the triennial assessment period can still file a special complaint, provided they meet certain legal requirements.

It is important to note that qualified landlords and tenants who wish to file a COVID-related decrease complaint must do so within the 30-day period between July 26, 2021 (the effective date of the bill) and August 25, 2021. The complaint must also clarify how the circumstances related to the pandemic caused a reduction in the value of the property. Otherwise, the CA may reject the complaint.

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