SUCCESSFUL

REAL ESTATE

TAX REDUCTION

 

A Strategy Guide for Taxpayers

 

 

by

 

 

CHRISTOPHER B. COHEN, Esq.

Cohen Law Firm

444 Greenleaf

Glencoe, IL 60022-1908

847/835-4002

847/867-8500

847/835-0088 Fax

 

                  

Due to provisions of the Illinois Rules of Professional Conduct,

this Guide is designated as "Advertising Material."

 

© Christopher B. Cohen 1998

all rights reserved
SUCCESSFUL

REAL ESTATE

TAX REDUCTION

 

A Strategy Guide for Taxpayers

 

by

CHRISTOPHER B. COHEN, Esq.

 

 

CONTENTS

Table of Contents.................................................................................................... 2

About the author..................................................................................................... 8

Preface................................................................................................................ 9

 

Section I         Understanding the Real Estate Tax System ................................................. 11

Basic Concepts...................................................................................................... 12

A. Administrative Agencies...................................................................................... 12

B. Assessed Value.................................................................................................. 12

C. Classification in Cook County............................................................................... 12

D. Statutory Standard............................................................................................. 13

E. Equalizer......................................................................................................... 13

F. Personal Property.............................................................................................. 15

 

 2. Real Estate Tax Formula..................................................................................... 16

A. Formula.......................................................................................................... 16

B. Example.......................................................................................................... 16

C. Relationships.................................................................................................... 16

 

3. Effect of the Multiplier............................................................................................                         17

A. Multiplier's Effect.............................................................................................. 17

B. Equalized Assessed Value.................................................................................... 17

C. Recent EAV's................................................................................................... 18

D. Equalized Tax Rate............................................................................................ 19

E. Using the Multiplier............................................................................................ 19

F. Historical Rates................................................................................................. 21

 

4. Finding Your Property's Fair Market Value.............................................................. 22

A. Approaches to Determining Value.......................................................................... 22

B. Leases................................................................................................................

C. Catastrophe...................................................................................................... 23

D. Occupancy/Vacancy Factors................................................................................ 23

E. One-Year-Only Reductions................................................................................... 24

F. Environmental Hazards....................................................................................... 25

G. Appraisals....................................................................................................... 26

H. Short Form Appraisals........................................................................................ 26

 

5. Hypothetical Taxes on a $1,000,000 Property........................................................... 29

 

6. Supporting Documentation.......................................................................................                         ............................................................................................................................                         ............................................................................................................................             30

 

7. Changing a Property's Assessed Value.................................................................... 32

A. Cook County.................................................................................................... 32

B. Reassessment Notices and Assessor Complaints......................................................... 32

C. Overassessment Complaints.................................................................................. 33

D. Board of Appeals............................................................................................... 33

E. Board of Review................................................................................................ 34

F. Revised Board................................................................................................... 35

G. Township Filing Dates........................................................................................ 36

H. Tax Objection Complaints.................................................................................... 37

I. Appeal Alternatives............................................................................................. 37

J. Burdens of Proof................................................................................................ 39

K. Property Tax Appeals Board................................................................................. 39

 

8. Certificates of Error........................................................................................... 41

A. C/E  Procedure................................................................................................. 41

B. Interest............................................................................................................ 41

C. Reasons for C/E's.............................................................................................. 42

D. Board Endorsements........................................................................................... 43

E. Board Filings.................................................................................................... 43

F. Partial Payment Conflict...................................................................................... 44

G. C/E and Tax Sales.............................................................................................. 45

 

9. Paying Taxes Under Protest................................................................................. 46

A. Tax Payment Procedure...................................................................................... 46

B. Paying Under Protest.......................................................................................... 46

C. Old Procedure.................................................................................................. 47

D. New Procedure................................................................................................. 47

E. Deadline.......................................................................................................... 48

F. Protest Requirements.......................................................................................... 48

G. Benefits of Protesting.......................................................................................... 48

H. Rate Objections................................................................................................. 49

 

10. Types of Filings............................................................................................... 51

 

Section II        Provisions of the Illinois Property Tax Code .............................................. 52

 

11. Illinois Reassessment Cycles by County/District....................................................... 53

A. Cook County Triennials....................................................................................... 53

B. Downstate Quadrennials...................................................................................... 54

C. Lake County..................................................................................................... 54

D. St. Clair County................................................................................................ 55

E. Madison County................................................................................................ 55

 

12. Cook County Classification System....................................................................... 57

 

13. Real Estate Tax Incentive Programs...................................................................... 59

A. Incentive Classes............................................................................................... 59

B. Rules.............................................................................................................. 61

 

14. Tax Exemptions and Freezes............................................................................... 63

A. Exemption Types............................................................................................... 63

B. Leases............................................................................................................. 64

C. Maintaining Tax Exemptions................................................................................. 64

D. General Homestead Exemption.............................................................................. 64

E. Senior Citizen's Homestead Exemption.................................................................... 65

F. Senior Citizen's Assessment Freeze........................................................................ 65

G. Homestead Improvements Exemption..................................................................... 66

H. Disabled Veterans.............................................................................................. 67

I.  Historic Building Freeze...................................................................................... 68

 

15. How Property is Defined for Assessment............................................................... 69

A. Real Property Defined........................................................................................ 69

B. Personal Property.............................................................................................. 69

C. Real Estate Transfer Tax...................................................................................... 70

D. Condominiums.................................................................................................. 70

E. Automatic Teller Machines................................................................................... 72

F. Lien Date (Duplication of  ?)................................................................................. 72

G. Farmland......................................................................................................... 73

H. Land Unit Prices................................................................................................ 73

I. Omitted Property................................................................................................ 74

J. Abatement........................................................................................................ 75

K. Leaseholds....................................................................................................... 75

L. Short Leases..................................................................................................... 76

 

16. Taxes and Tax Rates.......................................................................................... 77

A. Illinois Governmental Units Taxing Real Estate.......................................................... 77

B. Special Districts Authorized by the Illinois General Assembly........................................ 77

C. How Governments Calculate Their Tax Rates............................................................ 78

D. Budget/Appropriation Process.............................................................................. 78

E. Levy............................................................................................................... 79

F. Levy Terminology.............................................................................................. 79

G. Tax Rate Calculation........................................................................................... 79

H. Tax Extension................................................................................................... 80

I. Time Line......................................................................................................... 80

 

17. Limits on Taxation............................................................................................ 81

A. Truth in Taxation Law......................................................................................... 81

B. Tax Cap Law.................................................................................................... 81

C. Calculating the Cap............................................................................................ 82

D. Exceptions....................................................................................................... 83

E. Adjustments to Tax Caps...................................................................................... 84

F. Use of Prior Year EAV........................................................................................ 84

G. Tax Increase..................................................................................................... 85

H. Consumer Price Index........................................................................................ 85

I. Estimated Levy................................................................................................... 86

J. Rate Ceilings........................................................................................................

 

Section III       Tax Collection and Delinquency............................................................. 87

 

19. The Illinois Tax Environment............................................................................... 88

A. Largest Local Revenue Source.............................................................................. 88

B. Higher Per Capita Property Taxes.......................................................................... 88

 

20. The Tax Collection System................................................................................. 83

A. Collection Overview........................................................................................... 90

B. Mailing of Bills.................................................................................................. 90

C. Tax Prepayment................................................................................................ 91

D. Tax Bill Address Changes.................................................................................... 92

E. Refunds........................................................................................................... 92

F. Tax Year......................................................................................................... 92

G. Tax Liability..................................................................................................... 93

H. Penalty Date..................................................................................................... 93

I. Delinquency...................................................................................................... 94

J. Notices............................................................................................................ 94

K. Sale of Delinquent Taxes..................................................................................... 95

L. Collecting Delinquent Taxes.................................................................................. 95

M. Overview or Rationale........................................................................................ 96

N. Redemption...................................................................................................... 97

O. Consequences................................................................................................... 97

P. Reasons for Delinquencies.................................................................................... 97

Q. Partial Tax Payments.......................................................................................... 98

R. Payment Under Specification................................................................................ 98

 

21. Tax Collection Books......................................................................................... 99

A. Warrant Books.................................................................................................. 99

B. Judgment Books................................................................................................ 99

 

22. Annual Tax Sales........................................................................................... 101

A. Pre-sale Requirements....................................................................................... 101

B. Auction.......................................................................................................... 102

C. Tax Purchases................................................................................................. 103

D. Redemption.................................................................................................... 103

E. County Record Keeping..........................................................................................

 

23. Tax Forfeitures.............................................................................................. 105

 

24. Scavenger Sales............................................................................................. 107

A. Sales............................................................................................................. 107

B. Bid Requirements............................................................................................. 107

C. Auction......................................................................................................... 107

D. Redemption.................................................................................................... 108

E. No Cash Bid.................................................................................................... 109

F. Comparison with Annual Sale.............................................................................. 109

 

26.              Tax Deeds

A. Owner's Redemption……………………………………………………………………………………………113

B. Notices.......................................................................................................... 114

C. Deed Process.......................................................................................................

D Attacking Tax Deeds...............................................................................................

 

27 Indemnity Fund.............................................................................................. 115

A.  The Fund...................................................................................................... 115

B.  Indemnification............................................................................................... 115

C.  Causes.......................................................................................................... 116

D.  Lawyer's Fees................................................................................................ 116

 

28. Liability for Taxes........................................................................................... 118

A. Liens on the Property........................................................................................ 118

B. Personal Liability for Taxes (Actions in Debt).......................................................... 118

C. Statute of Limitations......................................................................................... 119

 

29. Sales in Error................................................................................................. 120

 

Section IV       Reviewing Your Strategy: Tax Reduction Tips ......................................... 121

 

30. Tax Tips...................................................................................................... 122

1. Annual Protests................................................................................................ 122

2. Protest Results................................................................................................. 122

3. Personal Property............................................................................................. 122

4. Vacant Commercial Property............................................................................... 122

5. Document Comparison....................................................................................... 122

6. Address Changes.............................................................................................. 122

7. Address Correction Confirmation......................................................................... 123

8. Lease Negotiations............................................................................................ 123

9. Tax Division.................................................................................................... 123

10. Tax Consolidation........................................................................................... 123

11. Excess Land.................................................................................................. 124

12. Certificates of Error......................................................................................... 124

13. Tenant Prepayment.......................................................................................... 124

14. Lenders........................................................................................................ 124

15. Agent........................................................................................................... 125

16. Action in Debt................................................................................................ 125

17. Exempt Leases............................................................................................... 125

18. Title to Lease Improvements.............................................................................. 125

19. Accountant Breakouts...................................................................................... 125

20. Tax Return Expenses....................................................................................... 126

21. Remaining Improvements.................................................................................. 126

22. Adding Improvements...................................................................................... 127

23. Building Permits............................................................................................. 127

24. Buying and Selling Property.............................................................................. 127

25. Prorating Taxes.............................................................................................. 127

26. Important Questions......................................................................................... 127

27. Home Improvements........................................................................................ 128

28. Age Factor.................................................................................................... 128

29. Purchase Price............................................................................................... 128

30. Proration on Upcoming Tax Bill.......................................................................... 128

31. Proration Plus C/E.......................................................................................... 128

32. Buyer Research of Low Tax Areas....................................................................... 129

33. Repair Escrows.............................................................................................. 129

34. Amortization of Expenses.................................................................................. 129

35. Environmental Hazards.................................................................................... 129

36. Interest Free Loan........................................................................................... 130

37. C/E Tax Debt................................................................................................. 130

 

Appendix.......................................................................................................... 131

 

Exhibit  1 Assessment Notice....................................................................................... ................................................................................................................ 132

Exhibit  2 Complaint: Cook County Assessor...................................................................             133

Exhibit  3 Complaint: Board of Appeals..........................................................................             134

Exhibit  4 1992 Assessment Filing Dates.........................................................................             135

Exhibit  5 1993 Assessment Filing Dates.........................................................................             136

Exhibit  6  1994 Assessment Filing Dates........................................................................ ................................................................................................................ 137

Exhibit  7 1995 Assessment Filing Dates.........................................................................            ................................................................................................................ 138

Exhibit  8 1996 Assessment Filing Dates.................................................. ……………………..            139

Exhibit  9 Cook County Triennial Map...........................................................................             140

Exhibit 10 Cook County Classification Codes................................................................... ................................................................................................................ 141

Exhibit 11 Cook County Enterprise Zones....................................................................... ................................................................................................................ 149

Exhibit 12 Chicago Enterprise Zones............................................................................. ................................................................................................................ 151

Exhibit 13 Class 9 Incentive Eligible Areas......................................................................             152

Exhibit 14 Low Income Map........................................................................................ ................................................................................................................ 153

Exhibit 15 Cook County Board of Appeals Rules...............................................................             154

Exhibit 16 Property Tax Appeal Board Brochure...............................................................             159

Exhibit 17 Land Depth Factors.....................................................................................             164

Exhibit 18 Annual Homeowners Exemption Application......................................................             165

Exhibit 19 Cook County Agricultural Questionnaire...................................................... 166

Exhibit 20 Map System/Taxpayer Address Change....................................................... 168

Exhibit 21 Real Estate Tax Practice Group.................................................................. 169

 

Glossary........................................................................................................... 171

 

Abbreviations..................................................................................................... 172

 

Index................................................................................................................ 180

 

Copyright © 1996, 1997 & 1998 by Christopher B. Cohen

 


ABOUT THE AUTHOR:  CHRISTOPHER B. COHEN

 

 

Chris Cohen has served in government at the city, county, state and federal levels.  He concentrates his practice in administrative and government law, including real estate tax reduction, zoning and legislative liaison.

 

Mr. Cohen represents owners of major commercial, multi‑family residential and industrial buildings in seeking the lowest possible real estate tax assessment warranted by the facts and evidence available.  He is experienced in filing complaints with the Cook County Assessor's Office and appeals with the Cook County Board of (Tax) Appeals.  After all administrative remedies are exhausted, in appropriate cases, assessments are appealed to the Cook County Circuit Court or to the Illinois Property Tax Appeals Board (PTAB). 

 

Mr. Cohen's extensive governmental experience includes serving as Alderman from the 46th Ward in the Chicago City Council in the 1970s, as the Midwest Regional Director in the US Department of Health & Human Services' Chicago office under Cabinet Secretaries Joseph Califano and Patricia Harris, and as a member of the Federal Regional Council.  In this capacity at HHS, he was the liaison to state, local and federal elected officials, including 106 Midwest Members of Congress.  As a member of the Federal Regional Council he met with Regional Directors of cabinet level federal agencies to solve inter‑agency problems referred by the White House or raised by governors or mayors.  During a leave of absence from his law firm in the fall of 1992, Mr. Cohen served on President Clinton's national campaign staff at headquarters in Little Rock, Arkansas.

 

Mr. Cohen is licensed to practice law in Illinois, Wisconsin and the District of Columbia.

He received his JD degree from the University of Michigan Law School (1967) and his undergraduate degree from the University of Michigan (1964).  He has taught 5 full semester courses to graduate students at Northwestern, DePaul and the University of Illinois at Chicago.  A licensed Illinois Real Estate broker, he teaches seminars to brokers and agents to meet their continuing education licensing requirements.

 

 

 

 

 

 

 

 

 

 

 

 

 

This book was prepared to inform readers and not to provide substantive legal advice.  For further information or to consider whether these ideas fit within your business plans, you may contact your own attorney or this author.


PREFACE

 

 

Real estate taxes are the bedrock of local government funding.  They generate $10 billion annually for the 6,000 local taxing districts in Illinois.  In 1990 Illinois property taxes totaled more than the state corporate income tax, the state individual income tax, and the state sales tax combined.

 

While real estate taxes are an accepted cost of doing business for many organizations, they comprise one of the largest single expenses of a business after payroll.  Local taxing bodies can be a 25 to 40 percent "partner" in the annual gross income (actual or imputed) of commercial real estate.

 

Of course, property owners are responsible for paying their calculated share of real estate taxes. However, assessing the value of a property on which those taxes are based is an inexact science at best.  Even though government assessors follow mandated standards and criteria for assessing property values, assessments may not always take into account the full range of provisions allowed by law.  And, of course, there is a significant judgment factor on which experts can, and do, disagree.  Property owners are well advised to become familiar with their rights, the laws and conditions that can affect assessed values, and their options for challenging tax bills based on those values.

 

This guide is designed to do just that.  It will give you an overview of the Illinois real estate taxation system and information you need to keep your taxes at their lowest.  You will learn what agencies are responsible for the various aspects of the real estate tax system, how property is assessed, how taxes are calculated, what procedures are for contesting the assessed value of your property, and many other tips and concepts to help you develop and evaluate a tax reduction strategy.

 

Because many tax reduction procedures require legal counsel, you are advised to consult a real  estate tax reduction attorney before taking action on assessments or real estate taxes.  In any case, the first step to a successful tax reduction strategy is to be an informed property owner.  This will help your attorney do the best job possible for you.

 

Following is a brief list of services you can request from an attorney in order to reduce your taxes.  These procedures and the background you need to understand them are explained in detail throughout this guide.

 

         Reduction of the property's current (1997) assessed value through filing a complaint with the local assessing official.  A success­ful complaint results in reducing the next year's bill (e.g. 1997 taxes due in 1998).

 

         Reduction of the property's current assessed value through the filing of an appeal with the board of review.  A successful appeal results in reducing the upcoming tax bill.

 

         Further reduction of the property's assessed value through filing of a tax objection in circuit court.  A successful suit results in a partial refund of taxes plus 5% interest per year.

 

         Alternatively, further reduction of the property's assessed value through filing an appeal with the Illinois.

 

         Reduction of the assessed value for a prior year or years through the filing of a certificate of error with the assessor.  If successful and when confirmed by the circuit court, this results in a retroactive tax refund (assuming taxes were paid) or a reduction in taxes owed.

 

         Paying taxes under protest each fall and filing a tax rate objection.  This may result in a small tax refund plus 5% interest per year.

 

         Filing an exemption application with the board of appeals and Illinois Revenue Department for specified properties and uses.  If granted, this can result in the complete elimination of taxes.

 

         Requesting tax incentive status for certain industrial or commercial properties.  When appropriate, this results in reduced taxes for a specified number of future years.

 

After reading this guide you will be well on your way to understanding the secrets of real estate tax reduction.  I am confident you will continue to find these pages a valuable reference in your efforts to keep property taxes under control.  References to procedures and laws in this guide are summaries and are not meant to be complete or all-encompassing.  If you have questions or desire further information, you may contact me.

 

Christopher B. Cohen, Esq.

Glencoe, Illinois

December 1, 1998


SECTION IUNDERSTANDING THEREAL ESTATE TAX SYSTEM

 


1.  BASIC CONCEPTS

 

 

A.  Administrative Agencies

 

Assessment of "real property" in Illinois is governed by provisions of the Illinois Property Tax Code, which can be found in the Illinois Compiled Statutes (ILCS) beginning at 35 ILCS 200/1-1.  Real property is defined as the land and all buildings, improvements and permanent fixtures on or in it, including oil, gas and coal.

 

Real estate taxes are administered locally by each of Illinois' 102 counties.  In Cook County, assessing officials and relevant administrative agencies are:

 

1)  Cook County Assessor

2)  Cook County Board of (Tax) Appeals

3)  County Clerk and

4)  County Treasurer (Collector). 

 

In the remaining 101 counties property taxes are assessed and administered by:

 

1)  township assessor (or multi-township assessor)

2)  supervisor of assessments (or county assessor)

3)  board of review

4)  property tax appeal board county clerk and

5)  county treasurer (collector).

 

Not all taxing districts levy real estate taxes, even though they are allowed to.  For example, the Village of Schaumburg receives so much sales tax from Woodfield Mall that recently it has been able to operate its government without levying real estate taxes.

 

 

B.  Assessed Value

 

The Illinois legislature -- the General Assembly -- has declared that the amount of tax to be paid on a given property will be calculated according to the property's assessed value (AV).  The General Assembly has also stipulated that a property's assessed value is one-third, or 33 1/3% of its fair market value (FMV).  A property's fair market value is what a willing buyer will pay to a willing seller.  This formula applies in all counties of Illinois except Cook.

 

 

C.  Classification in Cook County

 

Cook County is the only county in Illinois that currently classifies real estate, applying different assessment ratios (AR) for each class in order to accommodate the diversity of property types and values in the county.  Properties in Cook County are classified and assessed as follows.  For more detail, see the Chapter below entitled "Cook County Classification System."

 

ASSESSMENT RATIOS (AR)

 

 

 

Property Use

Cook

 County

Class

Cook

 County

AR

Other

 Counties'

AR

Commercial

5a

38.0%

33.3%

Industrial

5b

36.0%

33.3%

Non-Profit

4

30.0%

33.3%

Residential (over 6 units)

3

33.0%

33.3%

Residential (under 7 units)

2

16.0%

33.3%

Vacant Land

1

22.0%

33.3%

 

Cook County's Classification Ordinance has been passed and amended by the Cook County Board of Commissioners pursuant to authority granted in the 1970 Illinois Constitution at Article IX, section 4.  The Classification Ordinance authorizes not only single family residences to be assessed at 16% of FMV, but condos, co-ops, and apartment buildings with fewer than seven units are also assessed at the low 16% of FMV.  Each unit in a condo or co-op building is assessed at 16% as if it were a single family home no matter how large the building is.  Even though the assessment ratio for individual properties in Cook may vary, the overall ratio for all properties in the county is supposed to average 33.3%, just as for all other counties.

 

 

D.  Statutory Standard

 

By law, the average AV for all properties in each Illinois county is supposed to equal 33.3% of the FMV for all those properties collectively (see Property Tax Code Sections 200/1-55 and 200/9-145).  The Illinois Revenue Department performs a sales ratio study annually to be sure that aggregate AVs from one county to the next are at the same 33.3% ratio when compared to FMVs.

 

 

E.  Equalizer

 

Not all local assessing officials agree as to the assessed value of real estate from one jurisdiction to the next.  To remedy this situation, the Illinois Revenue Department is required by the state legislature to exercise its oversight function by creating an equalization factor for each county (200/8-5).  It must also publish its methods and procedures used in equalizing assessments among the counties.

 

After the chief county assessing official and the board of review have determined what the assessed values will be, the Illinois Revenue Department provides a county‑wide equalization factor which the county clerk applies to virtually all property in his or her county.  (200/18-40).  This factor is intended to equalize the assessment between counties and to produce a ratio of fair market value (FMV) to assessed value (AV) of 3:1.  (200/17‑5).  This means that FMV ÷ AV = 3 or conversely that AV ÷ FMV = 1/3 or 33.3%.  The result of multiplying the property’s AV by the county equalizer (E) results in the equalized assessed value (EAV) for that property.

 

If the average AV in a county does not equal 33.3% of aggregate FMV, the Illinois Revenue Department modifies the state's equalizer for that county, also called the equalization factor or multiplier.  To find the multiplier, the Department picks a sample of properties--it does not have adequate staff to check every property--and compares their sale prices as listed on the Real Property Transfer Tax Declaration form (Green Sheet).  These forms are filled out at the time a property sells.  The forms list the price so transfer taxes can be paid on the number of dollars stated on the Declaration form.  The higher the sales price, the higher the transfer tax is.  Local assessing officials as well as the Illinois Revenue Department use the number on a Green Sheet form as the property's official FMV.  To calculate . . .

 

In most counties the AV of all properties divided by the FMV of all properties equals the statutory standard of 33.3%.  Consequently, in these counties, such as DuPage and Lake, the equalization factor would be 1.0000.  An equalizer above 1.0000 would mean a higher Equalized Assessed Value (EAV) and therefore higher taxes (assuming all other things remain the same).  An equalizer below 1.0000 would mean a lower EAV and therefore lower taxes (all other things remaining equal).

 

The Illinois Revenue Department takes the position that Cook County properties are underassessed and has therefore established the multipliers listed below--all of which for Cook County exceed 1.0000.  The Cook County Assessor strongly disputes this position.  Learned opinion is divided on the issue.  Those supporting the Assessor take issue with the state's samples and its method for calculating the equalizer.  Others reason that mathematically the equalizer for Cook County could never fall below 1.4000 because the county classifies property and because such a disproportionately high share of all parcels in the county is classified as Class 2 residential (see the chapter below entitled "Cook County Classification System") with a low assessment ratio of 16%.  The 1.2 million residential parcels are approximately 80% of the total 1.5 million parcels of all types in Cook County.


 

County

1985

1986

1987

1988

1989

1990

1991

1992

1993

1994

1995

1996

Cook

1.8085

1.8486

1.8916

1.9266

1.9133

1.9946

2.0523

2.0897

2.1407

2.1185

2.1243

2.1517

Lake

1.0000

1.0000

1.0000

1.0000

1.0252

1.0000

1.0000

0.9852

1.0000

1.0000

1.000

1.000

 


 

Using Lake County as an example, in 1989 the Illinois Revenue Department, after reviewing its sales ratio studies, found that county-wide assessments were only 32.5140% of the FMV of all Lake County property, not 33.3333% as required by law.  The Revenue Department divided 33.3333% by 32.5140% to arrive at an equalizer of 1.0252.  Similarly, in 1992 the Revenue Department's studies caused it to find that county-wide property was assessed at 33.8341% of FMV, slightly in excess of the 33.3333% statutory requirement.  Dividing 33.3333% by 33.8341% resulted in the 1992 equalizer (multiplier) of 0.9852 shown in the chart above.

 

The term "multiplier" also applies to the equalization factor applied by county supervisors of assessment to equalize or adjust AVs made by each of the different township assessors in that county.

 

 

F.  Personal Property

 

Because the Illinois Constitution prohibits assessment of personal property, the owner of a residential property in any county and a Class 2 residential property in Cook County, in particular, should be careful to distinguish between that part of the purchase price which is allocated to real property and that part which is allocated to personal property.  Often, buyers sign a contract which does not make this distinction.

 

A buyer thinking ahead to how to reduce future real property taxes will obtain a bill of sale for personal property including kitchen appliances (dishwasher, stove, refrigerator), laundry appliances (washers and dryers), heating, ventilating and air conditioning systems, window treatments (curtains, blinds, shades, rods, storm windows, screens), electrical fixtures (lamps, chandeliers, garage door openers), carpeting, book shelves, doghouses, television antennas, heat, carbon dioxide and smoke detectors, track lighting mirrors, woodworking benches and other items which could be removed without damaging the real estate or which are normally thought to be personal property.  The bill of sale for personal property should:

 

list every piece of personal property which is transferred from seller to buyer and

describe a fair market value for each item and for their total.

 

Every real estate sale in Illinois requires that a real estate transfer declaration be filled out, signed and transmitted to the Illinois Revenue Department.  A transfer tax is paid to the state based on the sales price of real property.  In addition, many cities and counties have passed laws adding "piggyback" transfer taxes that go to them as well.  Because personal property cannot be taxed, the Real Estate Transfer Declaration allows the value of personal property transferred from the seller to buyer to be subtracted from the overall purchase price.  After subtracting personal property from the total price, the net value of the real property is the number on which these one-time transfer taxes are based.

 

Although purchase of tax "stamps" to pay the transfer tax is a one-time tax, the net amount paid (consideration) on the Declaration eventually arrives in the local assessing official's office and is used as a basis for calculating the property's real estate taxes for the next 3-5 years.  Consequently, it is to the buyer's advantage to, at the very least, to maintain a memorandum of items of personal property transferred and their approximate FMVs and to subtract these amounts from the total sale price.

 

Generally, personal property refers to movable items.  These are items not permanently affixed to or a part of the real estate.  Questions to consider include:

 

  How and if the item is physically connected to the property?

  What was the intent of the party that connected the item to property?

  Will items be left or removed at the lease's expiration?

  For what purpose is the property used? and

  Can items be removed with no damage to them or the real estate?


2.  REAL ESTATE TAX FORMULA

 

 

A.  Formula

 

Once the fair market value (FMV), the assessment ratio (AR), the combined tax rate for all taxing bodies (TR), and the state equalizer (E) are known, the tax on a specific property can be calculated.  An equalizer known as the equalization factor or multiplier is set for each county by the Illinois Revenue Department.  The formula for calculating real estate taxes can be stated three different ways:

 


TAX = Fair Market Value x Assessment Ratio x Equalizer x Tax Rate......... (T = FMV x AR x E x TR)

TAX = Assessed Value x Equalizer x Tax Rate................................................. (T = AV x E x TR)

TAX = Equalized Assessed Value x Tax Rate........................................................ (T =EAV x TR)

 

 


B.  Example

 

Here is an example of how real estate taxes are calculated in Cook County on five properties, one commercial, one industrial, one apartment building (more than 6 units), one vacant lot, and one single-family home.  These five hypothetical properties in Chicago each have the same FMV of $1,000,000.


 


                                          Commercial        Industrial       Apartments       Residence           Vacant

Fair Market Value                  $ 1,000,000      $ 1,000,000..... $1,000,000..... $ 1,000,000.... $ 1,000,000

Assessment Ratio                       x    38%        x     36%.....   x      33%....     x    16%        x    22%

Assessed Value                      $.. 380,000      $.. 360,000..... $... 330,000.... $.. 160,000.... $.. 220,000

State Equalizer (1995)                 x 2.1517        x  2.1517.....   x   2.1517....    x  2.1517       x  2.1517

EAV                                   $.. 817,646      $.. 774,612..... $... 710,061.... $.. 344,272.... $.. 473,374

Tax Rate (Chicago 1995)            x 9.453%        x 9.453%.....   x  9.453%....    x 9.453%      x 9.453%

Taxes                                  $.... 77,292      $.... 73,224..... $.... 67,174.... $... 32,544.... $... 44,748

                                         

 


C.  Relationships

 

These calculations illustrate several relationships (corollaries) that are useful when evaluating real estate tax issues.

 

Assessed Value = Fair Market Value x Assessment Ratio(AV = FMV x AR)

Equalized Assessed Value = Assessed Value x Equalizer(EAV = AV x E)

Equalized Tax Rate = Tax Rate x Equalizer(ETR = TR x E)

 

-o0o-

6.  SUPPORTING DOCUMENTATION

 

 

Using tax year 1998 as an example, a tax attorney needs some or all of the following information from the taxpayer, depending on the assessment analysis method to be used:

 

  The property's legal description from a title policy or the transfer tax declaration form.

 

  Evidence of the date the property was purchased, such as a copy of the real estate tax transfer declaration, deed or closing statement.

 

  Identity of the buyer and seller for purchases occurring after 1/1/95 (3 years for the board) and 1/1/93 (5 years for the assessor).

 

  The sales price in dollars for purchases within three years from the last lien date (for the board) and within five years from the last lien date (for the assessor).

 

  Information on whether the sale was between related parties.

 

  Information on whether the sale was due to foreclosure or bankruptcy.

 

  Explanation of unusual factors if the purchase price was too high.  For example, was a premium price paid in order to assemble an entire block of property?

 

  Evidence of any recent construction or improvements, including construction contracts and building permits.

 

  Evidence that recent construction either 1) enhances the value of the property and should be used to assess higher taxes or 2) is only deferred maintenance, repair, or replacement of existing improvements, which does not enhance the property's value, and therefore should not be used to assess higher taxes.

 

  Survey of the property or site plan.

 

  Copies of any prior appraisals, whether for lending or tax reduction purposes.

 

  Income and expense statements (if a rental property) or income tax returns.

 

  Reason any income and expense statements are not audited.  For example, a privately held company would not require audited income and expense statements.

 

  Rent roll indicating the size of each tenancy and what rent and expenses each tenant is responsible for, such as electricity, common area maintenance, taxes and snow removal.

  A copy of the building lease or, if multiple leases exist, a representative sample lease plus a summary of lease terms.

 

  The percentage of the property that is owner occupied.

 

  If vacancy exceeds 10%, a month-by-month summary of the number of square feet occupied for each of the prior three years and a statement as to the total number of rentable square feet.

 

  Written explanation of reasons for vacancies, duration of vacancies, and attempts to lease.

 

  Copies of listings and lease advertisements (for rental properties with vacancies exceeding 10%).

 

  For a 100% vacant building, evidence that it is also boarded up (assuming this is true).

 

  Information on any petitions for division or consolidation of tax parcels filed on the property in the last 3 years.

 

  Number of square feet in the building (if commercial or industrial property).

 

  Number of square feet of any office space (if an industrial building).

 

  Number of rental units of each type, e.g. efficiency or two bedroom (if an apartment building).

 

  Percentage of residential space (if a commercial or industrial mixed-use building containing apartments).

 

The importance of promptly providing requested data, affidavits and documents to the real estate tax attorney cannot be over stressed.  Assessing officials have thousands of files to review.  Those complaining taxpayers with incomplete evidence may be granted only a small reduction or none at all.  To be considered, all evidence must be in writing.

 

-o0o-

 

10.  TYPES OF FILINGS

 

 

 

 

 

Type of Filing

Tax Paid As

Prerequisite

For Filing

 

Result If

Successful

 

Interest Paid

By County

Approximate

Wait Time

After Filing

Assessor Complaint

No

Reduced Tax

None

5 months

Board Appeal

No

Reduced Tax

None

5 months

Certificate of Error

 

No

Refund Check or Reduced Tax*

None

2 years

Tax (Specific) Objection

Yes

Refund Check

5%/year

5 years

Illegal Rate Protests

Yes

Refund Check

5%/year

9 years

 

*A successful C/E can have one of two results.  If taxes were prepaid, the result of a winning C/E will be a tax refund check of some amount (but no interest).  If taxes were not prepaid, the result of a successful C/E will be a reduction in the amount of taxes owed.

 

A successful filing that results in relief for one taxpayer can have consequences for another taxpayer whose property is in the same taxing body.  The last three types of filings listed above can result in reductions but only after tax bills are calculated and mailed out.  The top two filings are ruled on before tax bills are calculated.  This means that within a taxing body, taxpayers whose assessments are reduced by the local assessing official (township assessor, county assessor, Board of Appeals or Board of Review) cause taxes to increase for those whose appeals were rejected and for those who filed no appeals at all.

 


SECTION IIPROVISIONS OF THE ILLINOIS PROPERTY TAX CODE

 


11.  ILLINOIS REASSESSMENT CYCLES BY COUNTY/DISTRICT

 

 

A.  Cook County Triennials

 

Cook County's 1.5 million parcels of real estate are divided among 38 townships, eight in the city of Chicago and 30 in suburban Cook County.  These townships are grouped into three unequal sections, each of which is reassessed once every three years.

 

CHICAGO ASSESSMENT DISTRICT: The following townships located within the city of Chicago will be reassessed in 2000, 2003, 2007 and so forth:

 

 

Hyde Park

Jefferson

Lake

Lakeview

North

Rogers Park

South

West

 

NORTH SUBURBS ASSESSMENT DISTRICT: The following north and northwest Cook County townships will be reassessed in 1990, 1998, 2001, 2004 and so forth:

 

 

Barrington

Elk Grove

Evanston

Hanover

Leyden

Maine

New Trier

Niles

Northfield

Norwood Park

Palatine

Schaumburg

Wheeling

 

SOUTH SUBURBS ASSESSMENT DISTRICT: The following west and south Cook County townships will be reassessed in 1999, 2002, 2005 and so forth:

 

 

Berwyn

Bloom

Bremen

Calumet

Cicero

Lemont

Lyons

Oak Park

Orland

Palos

Proviso

Rich

River Forest

Riverside

Stickney

Thornton

Worth

 

Cook County has more than 800 taxing bodies.  The 1.5 million real estate parcels in Cook County are not divided equally among the three triennial areas.  The parcels in each area are as follows:

 

ASSESSMENT DISTRICTS        NUMBER OF PARCELS            % OF COUNTY

                                                                                                ASSESSED

Chicago                                     43%                               

N. Suburbs

S. Suburbs                                                                                  

Cook County                               1,500,000                                   100%

 

B.  Downstate Quadrennials

 

For counties other than Cook, taxable real estate is reassessed once every four years.  Some of these 101 downstate counties are divided into four assessment districts, with one district being reassessed each year on a rotating basis.

 

-o0o-

 

17.  TAXES AND TAX RATES

 

 

A.  Illinois Governmental Units Taxing Real Estate

 

There are more than 800 taxing bodies in Cook County.  Illinois has more local governments taxing real estate than any of the other 49 states.  In 1992 Illinois had 6,048 local taxing bodies divided into the following categories:

 


 


102

Counties

1,529

Townships and Road Districts

1,280

Municipalities

976

School Districts & Community Colleges

+2,161

Special Districts              

6,048

Total Illinois Taxing Bodies


 

 


B.  Special Districts Authorized by the Illinois General Assembly

 

            Airport Authority                                  Port

            Cemetery Maintenance                           Public Health

            Civic Centers                                       Public Water

            Conservation                                        Rescue Squad

            County Historical Museum                      River Conservancy

            County Water Commission                      Road

            Fire Protection                                      Sanitary

            Forest Preserve                                     Soil & Water Conservation

            Hospital                                              Solid Waste Disposal

            Library                                               Street Lighting

            Mass Transit                                        Surface Water Protection

            Mosquito Abatement                              Tuberculosis Sanitarium

            Multi‑township Assessing                        Water Authority

            Museum                                              Water Service

            Park

 

The average number of governmental units taxing any specific property in Chicago is seven. Elsewhere a particular parcel is likely to be taxed by eight to ten taxing bodies.

 

C.  How Governments Calculate Their Tax Rates

 

The county clerk calculates what each taxing body’s tax rate will be.  The clerk uses the annual levy approved by the government unit and the equalized assessed value of all property within the government’s boundaries minus all exemptions and abatements.  Tax abatements can occur in enterprise zones.  The calculation is made by the county clerk in the manner of the following example:

Revenue Needed by the Unit of Government

Value of all Property Within the Unit’s Boundaries

 

=

Tax Rate

               Tax Levy                

                                     Total Assessed Value x Equalizer

 

=

Tax Rate

               Tax Levy                

                                      Total Equalized Assessed Value

 

=

Tax Rate

Example v                                         $2 Million

                   $100 Million

 

=

Tax Rate

                                                 2    =   .02   =   2%

                                               100                        

=

Tax Rate


 


The county clerk deducts exemptions and abatements after the equalization factor is applied and before the clerk calculates the rate.  The remainder of EAV minus exemptions and abatements is referred to as taxable value.

 

 

D.  Budget/Appropriation Process

 

The governing authority (city council, village board or district trustees) of each taxing body passes an annual budget and appropriation ordinance determining the source of revenue to operate that government.  Most governments receive revenue from additional sources other than the real estate tax.  These sources can include sales taxes, federal revenue sharing, state payments, user fees, license fees, and other taxes.

 

 

E.  Levy

 

Each taxing body adopts a levy which is the total amount of real estate taxes that needs to be raised from within the government’s boundaries in order to fulfill that government’s budget. (200/18‑10).  This levy is a taxing body’s request for taxes in dollars.  (200/18‑60).  A levy normally is further broken down into the several funds from which the district pays its bills. Some funds may have a statutory tax rate ceiling set by the state legislature or by a referendum. If the district requests more money for a fund than is legally allowed, the levy (the district’s request) must be reduced by the county clerk.

 

 

F.  Levy Terminology

 

The tax levy is “adopted” by the governmental unit when its governing body passes a resolution or ordinance setting the number of dollars needed from property taxes for its budget.  Taxes are “extended” when the county clerk checks the maximum tax rate allowed by statute and then calculates the appropriate rate.  Thus, “tax levies” are “adopted,” “tax rates” are “calculated,” and taxes are “extended.”  The levy is what the taxing body wants.  The extension is what the taxing body is allowed (by the county clerk) to get.

 

-o0o-

 

 


SECTION III

 

TAX COLLECTION

AND DELINQUENCY



19.  THE ILLINOIS TAX ENVIRONMENT

 

A.  Largest Local Revenue Source.

 

Property taxes generate $10 billion annually for the 6,000 local taxing districts in Illinois.  In 1990 this exceeded revenue generated by state personal income taxes and sales taxes combined. Property taxes are a more significant portion of local government revenues in Illinois (38%) than property taxes are on average in all 50 states (29%).

 

Local Government Revenue 1989

 

 

ILLINOIS

 

ALL STATES

Source

$ Amount

% of Total

 

$ Amount

% of Total

Federal Funds

$  890

4.5%

 

$ 17,589

3.8%

State Funds

$5,147

26.1%

 

$157,652

33.6%

Property Tax

$7,434

37.7%

 

$137,100

29.3%

Sales Tax

$1,475

7.5%

 

$ 19,183

4.1%

Other Taxes

$1,125

5.7%

 

$ 28,188

6.0%

Current Charges

$2,283

11.6%

 

$ 66,024

14.1%

Misc. Revenue

$1,384

  7.0%

 

$ 42,807

  9.1%

TOTAL

$19,738

100.0%

 

$468,549

100.0%

 

 Source: Significant Features of Fiscal Federalism: 1991, Volume 11, Table 91, ACIR, 1991.

 

 

B.  Higher Per Capita Property Taxes.

 

In 1990 property tax revenues averaged $755 per person in Illinois but only $626 per person nationwide.

 

Property Tax Revenues Per Person, 1990

 

                        New Jersey                                                                              $ 1,156

                        New York                                                                                 1,023

                        Michigan                                                                                     820

                        Illinois     755

                        Wisconsin                                                                                    738

                        Minnesota                                                                                   707

                        Iowa                                                                                            660

                        Texas                                                                                           651

                        US average                                                                                 626

                        California                                                                                    605

                        Ohio                                                                                            516

                        Pennsylvania                                                                               516

                        Indiana                                                                                        472

                        North Carolina                                                                            352

                        Missouri                                                                                      342

                        Kentucky                                                                                    252

 

Source: State Rankings 1992: A Statistical View of the 50 United States, 1992 Morgan Quitno Corporation.


20.  THE TAX COLLECTION SYSTEM

 

 

The "County Collector" sends out tax bills and the "County Treasurer" invests the taxes collected.  This is the same official holding both offices.  The Treasurer is ex officio the County Collector.  For purposes of uniformity, the position will be referred to below as Collector.  State law imposes large penalties on those who fail to pay their real estate taxes on time.  Stages in the property tax collection system follow:

 

 

A.  Collection Overview

 

 

-o0o-

 

 

 


SECTION IVREVIEWING YOUR STRATEGY:TAX REDUCTION TIPS


30.  TAX TIPS

 

 


i.Annual Protests

 

Even if you file an assessment complaint once every three years or file a board appeal, you can and should still pay your taxes under protest every year.  New legislation eliminates the requirement to fill out a special protest letter.  Consequently, it is no longer necessary to send checks to your lawyer to be paid under protest.  Taxes are deemed to be protested is paid in full along with all penalties and interest, if any are due, within 60 days of the due date.

 

ii.Protest Results

 

Many taxpayers complain that they paid their taxes under protest but never received any relief or tax refund.  This will continue to be true unless each year they also have a lawyer file an illegal rate objection in the circuit court.  Tax protests by themselves are meaningless.

 

iii.Personal Property

 

Be sure to inform your lawyer about the existence of automatic teller machines, moveable safes, satellite dishes, and other large freestanding items on the premises.  This will encourage the lawyer to check the assessor’s underlying records.  Some of these items may be considered personal property (not taxable) as opposed to real property (taxable).

 

iv.Vacant Commercial Property

 

A buyer of vacant commercial property must realize that taxes can go up twice‑‑once if the new purchase price of it is higher than the FMV in the assessing official's records and a second time when the building fills up with tenants.  A partially filled or full building will receive a higher assessment than an empty one.

 

v.Document Comparison

 

A task that buyers often fail to ask their attorneys to undertake before closing is to review records of the local assessing official.  Buyers' attorneys should assure that county records are similar to what the buyer thinks is being sold.

 

vi.Address Changes

 

Immediately after closing, a purchaser should have the county’s computer substitute her name for the seller’s to assure receipt of Reassessment Notices and tax bills.  Failure to receive a tax bill or assessment notice is not an excuse for non‑payment of taxes nor for failure to timely seek a reduction in assessed values.  See the change of address exhibit form at the end of this book. 

vii.Address Correction Confirmation

 

Because it is crucial to know if a change of address has been filed and has taken effect, buyers may want to request a duplicate tax bill from the county treasurer and a current assessment notice from the local assessing official.  Each contains the name of the person to whom tax bills and assessment notices respectively are mailed.  The data bases from which these two documents are generated may differ so it is important to order and check both.

 

viii.Lease Negotiations

 

During lease negotiations, triple net tenants (those to whom the landlord passes on all of his taxes, utility payments and insurance premiums) who will occupy a significant portion of a building may want to bargain for the right to contest assessments instead of the landlord.  Triple net tenants may also want leases written so they gain the right to have tax bills and assessment notices mailed by the county directly to them rather than to the landlords.

 

ix.Tax Division

 

If you buy or sell property that is only a portion of one or more PINs (tax parcels), a tax division should be filed with the assessor.  This assures that a new tax parcel and new PIN is created with the legal description of your property only.  The other portion will then be given its own new PIN.  A division avoids the possibility of one party accidentally paying the taxes for both.  Also, in the event the other party fails or refuses to pay its portion of the taxes, a division avoids your having to pay taxes on the entire parcel in order to avoid a tax sale.

 

x.  Tax Consolidation

 

The reverse of a division is a consolidation.  If, for example, six lots and six PINs underlie one building, you may want to consolidate them into one number.  This will generate only one notice and a single real estate tax bill.

 

xi.  Home Improvements

 

Reductions for home improvements expire after four to six years.  Thus, if the seller built an addition on his house five years ago, for example, and it expires in the year of his sale, the new buyer will be surprised by the resulting tax increase due to expiration of the home improvements exemption.

 

xii.  Age Factor

 

Even if the assessment remains unchanged, a homeowner under age 65 who purchases from an over‑65 seller will receive a higher tax bill due to loss of the senior citizen’s exemption.

 

xiii.  Purchase Price

 

Try to reduce taxes by reducing a recent purchase price.  Methods for reducing the sale price on which a newly purchased property will be assessed are to argue that:

 

              the price also included inventory, machinery or other personal property, or

              the price included home appliances, furniture, tools and other personal property.

 

Buyers should negotiate to obtain a bill of sale listing all personal property transferred with the real estate.  They should be sure that these amounts for personal property are deducted from the total purchase price when the net amount paid for real estate is listed on the Illinois Transfer Tax Declaration form (Green Sheet).

 

xiv.  Proration on Upcoming Tax Bill

 

Often the purchase price will exceed Assessor's FMV.  The buyer may want to calculate what the higher tax bill would be based on the higher FMV (sale price) and prorate based on that estimated tax bill rather than on the most recent actual tax bill.  The most recent tax bill issued by the County Treasurer is based on last year's assessed value, ie, on the pre‑sale value.

 

xv.Proration Plus C/E

 

After purchasing real estate, a buyer should compare the Assessor's proposed FMV and the contract price.  If the Assessor's FMV exceeds the purchase price, a buyer may want to prorate existing taxes and then file an assessment reduction complaint for the current year and a Certificate for the prior year.  Depending on how the sales contract is written, a reduction could benefit the buyer if the proration was based on the higher (so far) unreduced taxes.  Depending on how the contract is written, one party or the other would be allowed to keep the tax refund if a C/E is successful for a prior year.  Normally, the refund goes to the party that wrote the check (seller) even if another party (buyer) filed the C/E to get it.  Consequently, a party should attempt to negotiate the contract terms to favor his position.

 

xvi.Buyer Research of Low Tax Areas

 

Before purchasing real property, buyers should research local tax rates which vary significantly.  Not all taxing districts levy real estate taxes, even though they are allowed to.  For example, the Village of Schaumburg receives so much sales tax from Woodfield Mall that it has been able to operate its government without levying real estate taxes. 

 

xvii.Repair Escrows

 

In some instances the seller of a piece of property is required to make improvements or repairs in the property before the sale closes.  If the seller is required to place in escrow to be used by the buyer to make repairs or other improvements to the building, care should be taken to be sure that the amount of the escrow payment is deducted from the sales price for purposes of filing out the Illinois Revenue Department's Transfer Tax Declaration (green sheet).  Neglecting to adjust the price shown on the green sheet can subject the party paying transfer taxes to an unnecessarily high tax and can result in unnecessarily high real estate taxes for the buyer for the next 3-5 years based on the sales tax reported to the state.

 

xviii.Amortization of Expenses

 

When calculating FMV using the income approach (see the Chapter above entitled "Finding Your Property's Fair Market Value"), watch for one‑time extraordinary expenses on the property owner’s income tax return.  One‑time extraordinary expenses or capital expenses cannot be taken as an expense in one year.  They must be amortized over a number of years.

 

xix.Environmental Hazards

 

If a property owner discovers a significant environmental hazard on his property and is financially unable to clean it up, he/she is still not likely to receive a reduction in real estate taxes.  The owner should submit to the local assessing official a Phase I study and a Phase II corrective action plan.  Even though realisitically a contaminated property would have a lower market value than a clean site, assessing officials will provide no relief until after the hazard is cleaned up and the reason for the lower value no longer exists.

 

If the owner is financially unable to fix the problem, it normally gets no tax relief.

 

xx.Interest Free Loan.

 

In that rare case where a consolidation or division of tax parcels has occurred, a brand new PIN or PINs will be issued.  In these circumstances, the amount owed for the first installment will be $0 and the entire tax bill will be due at the time for the second installment.  The reason for this is that the first installment is an estimated tax.  It is calculated as 50% of the prior year's tax bill for the particular PIN.  By definition, a newly created PIN had no tax the prior year, so 50% x $0 = $0.

 

If a property owner has a good reason to divide one land parcel into two parcels or alternatively a reason to consolidate two parcels into one Permanent Index Number (PIN), the by-product of this can be a 5-6 month interest free "loan" from the county.

 

37.     C/E Tax Debt

 

Whenever a taxpayer receives a C/E, she should always look to see if any taxes are still owing.  The safest course is to pay all taxes in the beginning when due and to seek a refund when and if the C/E is approved by the local assessing official and by the circuit court.  Those taxpayers who reject this advice and who successfully obtain a C/E when it is adjudicated in their favor two or three years later will receie a reduction (but not elimination) of taxes due.  They must pay whatever the balance turns out to be or become liable for substantial interest penalities and the probability that these delinquent taxes will be sold.  This situation also occurs for those who request but are rejected for a C/E.  They too have gambled.  The best practice is to pay taxes when due to avoid unnecessary interest payments.

 

When a C/E is approved, the taxpayer should look at the "recommended balance due" on the C/E form returned to the taxpayer and pay that.

 


APPENDIX

 


Exhibit 1ASSESSMENT NOTICE

 

 



199__ REAL ESTATE ASSESSED VALUATION COMPLAINT

              TOWNSHIP                              ASSESSOR OF COOK COUNTY                                COMPLAINT NUMBER

 

                     118 NORTH CLARK                       

 

 

                   CHICAGO, ILLINOIS

                                                     

 

TYPE OR PRINT ALL INFORMATION - THREE (3) COPIES OF THIS COMPLAINT FORM MUST BE FILED

NAME OF OWNER/LESSEE_____________________________  PHONE (during day)___________________

 

OWNER/LESSEE ADDRESS_____________________________  CITY & ZIP__________________________       

                                                                                  MAJOR       

PROPERTY ADDRESS_________________________________ CITY & ZIP__________________________ CLASS 

                                               

                                                           -    -      -      -       

                                                     

TOWNSHIP___________ VOLUME            PERMANENT INDEX NUMBER

 

If multi-parcel complaint, indicate additional numbers here:_______________________________________________________

 

PURCHASE PRICE______________________ PURCHASE DATE____________ ESTIMATE OF CURRENT VALUE_________________________

 

Through my signature below I affirm: (1) that I am the owner/lessee or representative of the property described above; (2) that all information on this form and any accompanying documentation are true and accurate to the best of my knowledge; (3) that the assessment on the property described above is inaccurate based on the following facts:

_________________________________________________________________________________________________________

_________________________________________________________________________________________________________

 

____________________________________   ____________   ______________________________  ___________________

SIGNATURE OF OWNER/LESSEE OR REPRESENTATIVE       DATE               RECEIVED BY (ASSESSOR STAFF)           DATE

                                                                                                        

Through my signature below I affirm:  (1) that I am the appointed representative for the owner/lessee of the property described above; (2) that neither I nor any person on my behalf has directly or indirectl  solicited employment by the owner/lessee in regard to this complaint; (3) that I have read the Cook County Assessor's rules for fil ng complaints; (4) that I have knowledge of the matters covered in this complaint.                                                      

                                                                        

FOR OFFICE USE ONLY

SIGNATURE OF REPRESENTATIVE                             

                                                    

NAME                              PHONE        

                                                    

ADDRESS                           

                                                    

CITY & ZIP                          DATE    

Form 4818  Rev. 1990                                          


               1996 REAL ESTATE ASSESSED VALUATION COMPLAINT                              THE BOARD  OF  APPEALS OF  COOK  COUNTY                    

TYPE OR PRINT ALL INFORMATION.  COMPLY WITH BOARD RULES AND REGULATIONS IN FILLING OUT THIS FORM.

 

Name of Appellant                                                                                                                                   

 

Address of Appellant                                                                                                                                

 

City                                            Zip                                      Phone No.                                                  

STATUS OF APPELLANT

Owner            Former Owner Liable for Tax       Tenant Liable for Tax

Beneficiary of Trust      Executor  Other (Explain)                                                      

 

LOCATION AND IDENTIFICATION OF REAL ESTATE

 

Address                                                             City                       Township                                           

Single Family        6 Apts. or Less        Over 6 Apts.        Other

Description of Property:   Commercial   Industrial  Not-For-Profit

Mixed Use Vacant Land         Condo

 

If purchased on or after January 1, 1993:  Year Purchased                   Purchase Price $                                    

If purchased prior to January 1, 1993, insert "prior".

The undersigned Appellant states that the above described real estate is OVERASSESSED by the Assessor of Cook County for the Year 1996.

Was an Appeal made to the Assessor for 1996?                        Yes                       No.

Was an Appeal made to the Board of Appeals for 1995                   Yes                    No.

The undersigned states that he has read the above complaint, has personal knowledge of the contents thereof, and the same is true in substance and in fact.

                                                                         

Signature of Appellant, or Attorney

ATTORNEY'S CERTIFICATION: I,                                                                                                                

ATTORNEY'S NAME (PRINTED OR TYPED)                      FIRM

                                                                                                                      , certify that I have obtained

  FIRM ADDRESS        CITY        ZIP   PHONE

from                                                                                                                                        (1)

explicit

 

 

 

 

 

 

 

APPELLANT               TITLE OR POSITION

authorization to file this 1993  complaint and (2) the Appellant's assurance that I am the only attorney so authorized.

                                                                         

                    Signature of Attorney       Board of Appeals Code No.

NOTICE TO APPELLANT: You will be notified by mail of the time and place of your hearing.  You must be prepared at that time to present any evidence you have in support of your claim.  Please see the 1996 Rules of the Board of Appeals which govern all appeals.

   BOARD OF APPEALS - ORIGINAL 

 

  COMPLAINT NO.               

 

 

 

  Received & Checked by:

                                                                                       

List in ascending order all Permanent Index Numbers of related parcels of the property owned by Appellant.

 

PERMANENT INDEX NUMBER                VOLUME

1.                                                                                              

2.                                                                                              

3.                                                                                              

4.                                                                                              

5.                                                                                              

6.                                                                                              

7.                                                                                              

8.                                                                                              

9.                                                                                              

10.                                                                                              

11.                                                                                              

12.                                                                                              

13.                                                                                              

14.                                                                                              

15.                                                                                              

16.                                                                                              

17.                                                                                              

18.                                                                                              

19.                                                                                              

20.                                                                                              

21.                                                                                              

22.                                                                                              

23.                                                                                              

24.                                                                                              

25.                                                                                              

DO NOT LIST COMPARABLES ABOVE

.............................................................................................................................................................. Exhibit 4
1992
 ASSESSMENT  FILING  DATES Exhibit 4
1992
 ASSESSMENT  FILING  DATES Exhibit 4
1992
 ASSESSMENT  FILING  DATES Exhibit 4
1992
 ASSESSMENT  FILING  DATES Exhibit 4


1992  ASSESSMENT  FILING  DATES

06/03/93

Township

Notices

Mailed

Last Date

Appeals

Accepted

Date

A-Roll

Certified

Date

A-Roll

Published

Board of Appeals

Filing Date

PAS

 Calumet

06/04/92

07/06/92

10/05/92

10/15/92

10/28/92 - 11/30/92

F

 River Forest

06/04/92

07/06/92

09/29/92

10/14/92

10/28/92 - 11/30/92

F

 Riverside

06/04/92

07/06/92

09/29/92

10/14/92

10/28/92 - 11/30/92

F

 Stickney

06/09/92

07/09/92

10/13/92

10/28/92

11/02/92 - 12/08/92

F

 Lemont

06/09/92

07/09/92

10/06/92

10/15/92

10/28/92 - 11/30/92

F

 Cicero

06/10/92

07/10/92

10/09/92

10/21/92

10/28/92 - 11/30/92

F

*Norwood Park

06/15/92

07/15/92

12/08/92

12/23/92

01/07/93 - 02/08/93

F

*Barrington

06/15/92

07/15/92

12/15/92

12/31/92

01/07/93 - 02/08/93

F

 Berwyn

06/17/92

07/17/92

10/01/92

10/14/92

10/28/92 - 11/30/92

F

 Palos

06/19/92

07/20/92

10/15/92

10/29/92

11/02/92 - 12/08/92

F

 Oak Park

06/19/92

07/20/92

10/13/92

10/28/92

11/02/92 - 12/08/92

F

*New Trier

06/29/92

08/05/92

12/21/92

01/07/93

02/08/93 - 03/12/93

2

*Hanover

06/29/92

07/29/92

12/15/92

12/31/92

01/07/93 - 02/08/93

2

 Orland

07/07/92

08/05/92

10/20/92

10/29/92

11/02/92 - 12/08/92

F

 Rich

07/07/92

08/05/92

10/23/92

11/05/92

01/07/93 - 02/08/93

F

*Niles

07/10/92

08/10/92

01/28/93

02/11/93

02/19/93 - 03/23/93

2

 Bloom

07/16/92

08/17/92

10/29/92

11/12/92

01/07/93 - 02/08/93

F

 Bremen

07/16/92

08/17/92

10/28/92

11/12/92

01/07/93 - 02/08/93

F

 Worth

08/18/92

09/17/92

11/09/92

11/19/92

01/07/93 - 02/08/93

F

 Proviso

08/18/92

09/17/92

11/17/92

12/02/92

01/07/93 - 02/08/93

F

 Thornton

08/20/92

09/21/92

11/18/92

12/03/92

01/07/93 - 02/08/93

F

 Lyons

08/20/92

09/21/92

11/13/92

11/25/92

01/07/93 - 02/08/93

F

 Rogers Park

08/20/92

09/21/92

11/06/92

11/18/92

01/07/93 - 02/08/93

F

*Elk Grove

10/02/92

11/02/92

02/10/93

02/24/93

03/15/93 - 04/15/93

2

*Evanston

10/05/92

11/04/92

01/11/93

01/21/93

02/19/93 - 03/23/93

2

*Leyden

10/05/92

11/04/92

02/24/93

03/11/93

03/15/93 - 04/15/93

2

 Lake

10/07/92

11/06/92

01/07/93

01/21/93

02/08/93 - 03/12/93

2

 Hyde Park

10/16/92

11/16/92

01/15/93

02/03/93

02/08/93 - 03/12/93

2

 Lake View

10/26/92

11/25/92

01/20/93

02/03/93

02/08/93 - 03/12/93

2

 North

10/28/92

11/27/92

03/11/93

03/25/93

03/29/93 - 04/29/93

2

 Jefferson

10/30/92

11/30/92

02/01/93

02/11/93

02/19/93 - 03/23/93

2

 West

11/02/92

12/02/92

02/24/93

03/11/93

03/15/93 - 04/15/93

2


 South

11/06/92

12/07/92

03/11/93

03/25/93

03/29/93 - 04/29/93

2

*Northfield

11/09/92

12/09/92

03/05/93

03/25/93

03/29/93 - 04/29/93

2

*Schaumburg

11/10/92

12/10/92

03/11/93

03/25/93

03/29/93 - 04/29/93

2

*Palatine

11/13/92

12/14/92

03/08/93

03/25/93

03/29/93 - 04/29/93

2

*Maine

11/18/92

12/18/92

03/09/93

03/24/93

03/29/93 - 04/29/93

2

*Wheeling

11/18/92

12/18/92

03/11/93

03/25/93

03/29/93 - 04/29/93

2

 (*) RE DISTRICT

 

 Filename: 92ASMT.WK1

 


 

Exhibit 51993  ASSESSMENT FILING  DATES

02/15/94

Township

 

Notices

Mailed

Last Date

Appeals

Accepted

Date

A-Roll

Certified

Date

A-Roll

Published

Board of Appeals

Filing Date

PAS

*Calumet

03/26/93

04/26/93

09/08/93

09/30/93

10/01/93 - 11/01/93

2

*River Forest

03/29/93

04/29/93

09/09/93

09/29/93

10/01/93 - 11/01/93

2

*Cicero

03/29/93

04/29/93

10/28/93

11/10/93

11/19/93 - 12/21/93

2

*Riverside

04/08/93

05/10/93

09/14/93

10/06/93

10/19/93 - 11/18/93

2

 Norwood Park

04/14/93

05/14/93

10/05/93

10/20/93

11/01/93 - 12/02/93

2

 Barrington

04/15/93

05/17/93

19/05/93

10/21/93

11/01/93 - 12/02/93

2

 Rogers Park

04/16/93

05/18/93

09/09/93

09/29/93

10/01/93 - 11/01/93

2

*Stickney

04/16/93

05/18/93

10/29/93

11/10/93

11/19/93 - 12/21/93

2

*Berwyn

04/22/93

05/24/93

09/08/93

09/29/93

10/01/93 - 11/01/93

2

 Hanover

04/30/93

06/01/93

10/26/93

11/11/93

11/19/93 - 12/21/93

2

*Lemont

05/07/93

06/07/93

09/29/93

10/14/93

10/19/93 - 01/18/93

2

 Niles

05/12/93

06/11/93

01/04/94

01/20/94

01/24/94 - 02/24/94

2

*Oak Park

05/14/93

06/14/93

09/29/93

10/13/93

10/19/93 - 11/18/93

2

 New Trier

05/18/93

06/17/93

01/04/94

01/20/94

01/24/94 - 02/24/94

2

*Bremen

05/21/93

06/21/93

10/27/93

11/11/93

11/19/93 - 12/21/93

2

 Evanston

05/25/93

06/24/93

10/26/93

11/11/93

11/19/93 - 12/21/93

2

 Elk Grove

05/28/93

06/28/93

01/07/94

01/19/94

02/01/94 - 03/03/94

2

*Bloom

05/28/93

06/28/93

12/14/93

12/30/93

01/07/94 - 02/07/94

2

*Palos

06/03/93

07/06/93

09/30/93

10/14/93

10/19/93 - 11/18/93

2

 Hyde Park

06/09/93

07/09/93

10/29/93

11/17/93

11/19/93 - 12/21/93

2

 Lake

06/23/93

07/23/93

11/04/93

11/18/93

11/19/93 - 12/21/93

2

 Leyden

06/23/93

07/23/93

12/30/93

01/13/94

01/18/94 - 02/17/94

2

*Orland

06/23/93

07/23/93

12/03/93

12/16/93

12/27/93 - 01/26/94

2

*Rich

06/24/93

07/26/93

11/29/93

12/16/93

12/27/93 - 01/26/94

2

*Proviso

06/26/93

07/26/93

01/25/94

02/09/94

02/14/94 - 03/21/94

2

 West

07/16/93

08/16/93

01/27/94

02/10/94

02/16/94 - 03/23/94

2

 Lake View

07/21/93

08/20/93

11/29/93

12/15/93

12/27/93 - 01/26/94

2

 Maine

07/23/93

08/23/93

01/04/94

01/20/94

01/24/94 - 02/24/94

2

 Wheeling

08/03/93

09/02/93

01/05/94

01/20/94

01/24/94 - 02/24/94

2

 Schaumburg

08/06/93

09/07/93

01/10/94

01/27/94

02/01/94 - 03/03/94

2

 Northfield

08/11/93

09/10/93

01/05/94

01/20/94

01/24/94 - 02/24/94

2

 Palatine

08/12/93

09/13/93

12/10/93

12/23/93

01/07/94 - 02/07/94

2

 Jefferson

08/20/93

09/20/93

01/24/94

02/03/94

02/10/94 - 03/16/94

2

 North

08/31/93

09/30/93

01/27/94

02/10/94

02/16/94 - 03/23/94

2

 South

08/31/93

09/30/93

01/27/94

02/10/94

02/16/94 - 03/23/94

2

*Thornton

09/01/93

10/01/93

01/26/94

02/10/94

02/16/94 - 03/23/94

2

*Worth

09/01/93

10/01/93

01/27/94

02/17/94

02/22/94 - 03/28/94

2

*Lyons

09/07/93

10/07/93

01/27/94

02/09/94

02/14/94 - 03/21/94

2

 (*) RE DISTRICT

 

 Filename: 93ASMT.WK1

 

 


Exhibit 61994 ASSESSMENT  FILING  DATES

05/31/95

Township

 

Notices

Mailed

Last Date

Appeals

Accepted

Date

A-Roll

Certified

Date

A-Roll

Published

Board of Appeals

Filing Date

PAS

Calumet

03/09/94

04/08/94

09/27/94

10/06/94

10/11/94-11/14/94

B

Riverside

03/16/94

04/15/94

09/27/94

10/05/94

10/11/94-11/14/94

B

Norwood Park

03/16/94

04/15/94

09/27/94

10/05/94

10/11/94-11/14/94

B

Barrington

03/17/94

04/18/94

09/27/94

10/06/94

10/11/94-11/14/94

B

River Forest

03/17/94

04/18/94

09/27/94

10/06/94

10/11/94-11/14/94

B

Berwyn

03/23/94

04/22/94

09/27/94

10/05/94

10/11/94-11/14/94

B

Niles

04/15/94

05/16/94

01/26/95

02/09/95

02/14/95-03/15/95

2

Hanover

04/18/94

05/18/94

10/04/94

10/13/94

10/25/94-11/28/94

B

Cicero

04/18/94

05/18/94

10/04/94

10/12/94

10/25/94-11/28/94

B

Evanston

04/22/94

05/23/94

12/28/94

01/12/95

01/18/95-02/22/95

2

Elk Grove

04/29/94

05/31/94

10/25/94

11/09/94

11/14/94-12/15/94

B

Stickney

05/06/94

06/06/94

10/13/94

10/26/94

11/14/94-12/15/94

B

New Trier

05/10/94

06/09/94

10/13/94

10/27/94

11/14/94-12/15/94

B

Lemont

05/12/94

06/13/94

10/04/94

10/20/94

10/25/94-11/28/94

B

Oak Park

05/20/94

06/20/94

10/07/94

10/19/94

10/25/94-11/28/94

B

Leyden

06/03/94

07/05/94

10/25/94

11/10/94

12/19/94-01/19/95

B

Rogers Park*

06/10/94

07/15/94

12/30/94

01/18/95

03/20/95-04/19/95

2

Hyde Park*

06/10/94

07/15/94

03/30/95

04/19/95

04/25/95-05/25/95

2

Lake*

06/17/94

07/22/94

03/07/95

03/23/95

04/03/95-05/10/95

2

Bremen

06/20/94

07/20/94

12/01/94

12/15/94

01/06/95-02/07/95

2

Rich

06/24/94

07/25/94

11/14/94

12/01/94

01/06/95-02/07/95

2

Palos

06/30/94

08/01/94

11/07/94

11/24/94

12/19/94-01/19/95

B

Maine

07/06/94

08/08/94

11/17/94

12/07/94

12/19/94-01/19/95

2

Wheeling

07/15/94

08/15/94

12/15/94

01/05/95

01/18/95-02/22/95

2

Bloom

07/18/94

12/05/94

12/27/94

01/12/95

01/18/95-02/22/95

2

Schaumburg

07/25/94

08/24/94

01/17/95

02/02/95

02/14/95-03/15/95

2

Orland

08/03/94

09/02/94

12/06/94

12/15/94

01/06/95-02/07/95

2

Northfield

08/05/94

09/06/94

12/15/94

01/05/95

01/18/95-02/22/95

2

Proviso

08/12/94

09/12/94

01/27/95

02/08/95

02/14/95-03/15/95

2

Thornton

08/26/94

09/26/94

03/08/95

03/23/95

04/03/95-05/02/95

2

Palatine

08/26/94

09/26/94

03/14/95

03/30/95

04/03/95-05/02/95

2

Worth

09/12/94

10/13/94

02/09/95

02/23/95

03/20/95-04/19/95

2

Lyons

09/16/94

12/05/94

03/15/95

03/29/95

04/03/95-05/02/95

2

Jefferson*

11/14/94

12/19/94

04/19/95

05/11/95

05/17/95-06/19/95

2

West*

11/25/94

01/04/95

05/03/95

05/18/95

05/30/95-06/30/95

2

North*

12/27/94

01/30/95

05/11/95

05/25/95

05/30/95-06/30/95

2

South*

01/06/95

02/10/95

05/11/95

05/25/95

05/30/95-06/30/95

2

Lakeview*

03/03/95

04/07/95

05/16/95

05/24/95

05/30/95-06/30/95

2

Railroad

 

 

05/16/95

 

 

 

 

38 Mailed

 

38 Certified

 

 

 

(*) RE DISTRICT

( ) PRIOR ASSESSED VALUATION NOT CERTIFIED BY BOARD OF APPEALS

 

Filename: 94ASMTD.WK1

 

 


Exhibit 7
1995 ASSESSMENT FILING DATES Exhibit 7
1995 ASSESSMENT FILING DATES Exhibit 7
1995 ASSESSMENT FILING DATES Exhibit 7
1995 ASSESSMENT FILING DATES Exhibit 7


1995 ASSESSMENT FILING DATES

04/15/96

Township

Assessment

Notices

Mailed

Last Date

Appeals

Accepted

Date

A-Roll

Certified

Date

A-Roll

Published

Board of Appeals

Filing Date

PAS

Calumet

06/09/95

07/10/95

10/13/95

10/26/95

11/02/95 - 12/04/95

F

Berwyn

06/09/95

07/10/95

10/13/95

10/25/95

11/02/95 - 12/04/95

F

Riverside

06/09/95

07/10/95

10/13/95

10/25/95

10/30/95 - 11/22/95

F

River Forest

06/09/95

07/10/95

10/13/95

10/25/95

10/30/95 - 11/22/95

F

Oak Park

06/19/95

07/20/95

10/17/95

10/25/95

10/30/95 - 11/22/95

F

Lemont

06/21/95

07/24/95

11/16/95

11/29/95

12/05/95 - 01/08/96

F

Stickney

06/21/95

07/24/95

10/17/95

10/25/95

11/02/95 - 12/04/95

F

Cicero

06/28/95

07/31/95

10/16/95

10/25/95

11/02/95 - 12/04/95

F

Palos

06/28/95

07/31/95

11/17/95

11/30/95

12/05/95 - 01/08/96

F

Norwood Park*

07/07/95

08/14/95

10/18/95

10/25/95

10/30/95 - 11/22/95

F

Rich

07/11/95

08/10/95

11/17/95

11/30/95

12/05/95 - 01/08/96

F

Bremen

07/17/95

08/16/95

11/28/95

12/07/95

12/12/95 - 01/12/96

F

Elk Grove*

07/28/95

09/05/95

01/12/96

01/25/96

01/29/96 - 02/28/96

2

Evanston*

07/28/95

09/05/95

12/21/95

01/11/96

01/18/96 - 02/16/96

2

Proviso

08/04/95

09/05/95

12/01/95

12/20/95

01/02/96 - 01/31/96

2

New Trier*

08/07/95

09/11/95

03/13/96

03/28/96

04/01/96 - 04/30/96

2

Orland

08/07/95

09/07/95

11/28/95

12/07/95

12/12/95 - 01/12/96

F

Leyden*

08/14/95

09/18/95

02/16/96

02/29/96

03/12/96 - 04/10/96

2

Bloom

08/14/95

09/14/95

11/30/95

12/21/95

01/02/96 - 01/31/96

2

Hanover*

08/21/95

09/25/95

01/31/96

02/15/96

02/22/96 - 03/22/96

2

Thomton

08/22/95

09/22/95

01/05/96

01/18/96

01/29/96 - 02/28/96

2

Rogers Park

08/25/95

09/25/95

12/04/95

12/13/95

01/02/96 - 01/31/96

2

Barrington*

08/28/95

10/02/95

01/24/96

02/08/96

02/13/96 - 03/14/96

2

Hyde Park

09/07/95

10/10/95

01/22/96

02/21/96

02/13/96 - 03/22/96

2

Lake

09/13/95

10/16/95

03/14/96

03/28/96

04/01/96 - 04/30/96

2

Worth

09/22/95

10/23/95

12/28/95

01/11/96

01/18/96 - 02/16/96

2

Jefferson

09/27/95

10/30/95

02/22/96

03/06/96

03/12/96 - 04/10/96

2

Lyons

10/03/95

11/03/95

01/26/96

02/07/96

02/13/96 - 03/14/96

2

West Chicago

10/20/95

11/20/95

04/01/96

04/11/96

04/15/96 - 05/10/96

2

Maine*

11/03/95

12/11/95

03/08/96

03/21/96

03/27/96 - 04/25/96

2

Niles*

11/03/95

12/11/95

03/25/96

04/11/96

04/15/96 - 05/10/96

2

South Chicago

11/07/95

12/11/95

04/01/96

04/11/96

04/15/96 - 05/10/96

2

North Chicago

11/09/95

12/11/95

03/28/96

04/11/96

04/15/96 - 05/10/96

2

Palatine*

1/10/95

12/18/95

03/27/96

04/11/96

04/15/96 - 05/10/96

2

Northfield*

11/10/95

12/18/95

03/21/96

04/04/96

04/15/96 - 05/10/96

2

Wheeling*

11/16/95

12/21/95

04/02/96

04/11/96

04/15/96 - 05/10/96

2

Schaumburg*

11/16/95

12/21/95

04/02/96

04/11/96

04/15/96 - 05/10/96

2

Lakeview

11/17/95

12/18/95

02/28/96

03/13/96

03/27/96 - 04/25/96

2

Railroad

 

 

04/02/96

04/11/96

 

 

 

38 Mailed

 

38 Certified

 

 

 

(*)  GREASSESSMENT DISTRICT

(P)  PRIOR ASSESSED VALUATION NOT CERTIFIED BY BOARD OF APPEALS

 

Filename: 95ASMTD.WK1

 

 

 


Exhibit 81996 ASSESSMENT FILING DATES

04/15/96

Township

Assessment

Notices

Mailed

Last Date

Appeals

Accepted

Date

A-Roll

Certified

Date

A-Roll

Published

Board of Appeals

Filing Date

PAS

Riverside*

05/10/96

06/17/96

12/27/96

01/15/97

01/24/97 - 02/24/97

2

Calumet*

05/10/96

06/17/96

10/17/96

10/31/96

11/14/96 - 12/16/96

2

Berwyn*

05/14/96

06/24/96

10/18/96

10/30/96

11/14/96 - 12/16/96

2

Stickney*

05/14/96

06/24/96

02/28/97

03/12/97

03/14/97 - 04/14/97

2

Norwood Park

05/15/96

06/17/96

12/27/97

01/15/97

01/24/97 - 02/24/97

2

Rogers Park

05/16/96

06/17/96

10/10/96

10/23/96

10/30/96 - 12/02/96

2

Cicero*

05/24/96

06/28/96

12/04/96

12/18/96

01/10/97 - 02/10/97

2

River Forest*

05/24/96

07/01/96

10/01/96

10/10/96

10/30/96 - 12/02/96

2

Oak Park*

06/07/96

07/15/96

11/04/96

11/20/96

12/19/96 - 01/21/97

2

Evanston

06/07/96

07/08/96

11/13/96

11/28/96

12/19/96 - 01/21/97

2

Worth*

06/17/96

07/22/96

01/30/97

02/13/97

02/18/97 - 03/19/97

2

Elk Grove

06/21/96

07/22/96

12/27/96

01/16/97

01/24/97 - 02/24/97

2

Barrington

07/02/96

08/02/96

11/13/96

11/28/96

12/19/96 - 01/21/97

2

Bremen*

07/05/96

08/12/96

01/17/97

01/30/97

02/10/97 - 03/13/97

2

Hyde Park

07/11/96

08/12/96

01/13/97

01/22/97

01/29/97 - 02/27/97

2

Palos*

07/12/96

08/19/96

01/22/97

02/06/97

02/10/97 - 03/13/97

2

Orland*

07/15/96

08/19/96

01/27/97

02/10/97

02/18/97 - 03/19/97

2

Leyden*

07/17/96

08/16/96

01/23/97

02/05/97

02/10/97 - 03/13/97

2

New Trier

07/19/96

08/19/96

12/30/96

01/16/97

01/24/97 - 02/24/97

2

Hanover*

07/19/96

08/19/96

12/27/96

01/16/97

01/24/97 - 02/24/97

2

Lake

07/29/96

08/28/96

02/10/97

02/20/97

02/24/97 - 03/25/97

2

Maine

08/14/96

09/16/96

01/31/97

02/13/97

02/18/97 - 03/19/97

2

Lakeview

08/16/96

09/16/96

02/13/97

02/26/97

03/04/97 - 04/08/97

2

Jefferson

08/21/96

09/23/96

02/19/97

03/06/97

03/07/97 - 04/09/97

2

Palatine

09/04/96

10/04/96

03/10/97

03/27/97

04/01/97 - 04/29/97

2

Niles

09/12/96

10/15/96

02/18/97

02/27/97

04/01/97 - 04/29/97

2

Lemont*

09/16/96

10/21/96

02/04/97

02/20/97

02/24/97 - 03/25/97

2

Rich*

09/20/96

10/28/96

02/03/97

02/20/97

02/24/97 - 03/25/97

2

Wheeling

09/26/96

10/28/96

02/26/97

03/13/97

03/14/97 - 04/14/97

2

Northfield

09/30/96

10/31/96

02/21/97

03/06/97

03/07/97 - 04/09/97

2

Bloom*

10/11/96

11/18/96

03/05/97

03/20/97

04/01/97 - 04/29/97

2

Lyons*

10/11/96

11/18/96

03/11/97

03/26/97

04/01/97 - 04/29/97

2

Schaumburg

10/17/96

11/18/96

02/24/97

03/06/97

03/07/97 - 04/09/97

2

West Chicago

11/04/96

12/06/96

03/12/97

04/03/97

04/04/97 - 05/01/97

2

Proviso*

11/08/96

12/16/96

03/12/97

04/02/97

04/04/97 - 05/01/97

2

South Chicago

11/08/96

12/10/96

03/12/97

03/27/97

04/01/97 - 04/29/97

2

Thornton*

11/11/96

12/16/96

03/11/97

03/27/97

04/01/97 - 04/29/97

2

North Chicago

11/13/96

12/16/96

03/12/97

03/27/97

04/01/97 - 04/29/97

2

Railroad

 

 

03/13/97

 

 

 

 

38 Mailed

 

38 Certified

 

 

 

(*)  REASSESSMENT DISTRICT

(P)  PRIOR ASSESSED VALUATION NOT CERTIFIED BY BOARD OF APPEALS

 

Filename: 96ASMTD.WK1


 

 


Exhibit 9COOK COUNTY TRIENNIAL MAP



 

Exhibit 10 COOK  COUNTY  CLASSIFICATION  CODES

 

 

CLASS 0:  EXEMPTS AND RAILROADS

 

                   EX    . . . .   exempt properties

                   RR    . . . .   railroad properties

 

CLASS 1:  VACANT (22%)

 

         1-00    . . . .   vacant land

         1-90    . . . .   other minor improvement which does not add value

 

CLASS 2:  RESIDENTIAL (16%)

 

      A.  Regression Classes

                   2-00   . . . .   residential land

          2-02   . . . .   one story residence, any age, up to 999 sf

          2-03   . . . .   one story residence, any age, 1,000 to 1,800 sf

          2-04   . . . .   one story residence, any age, 1,801 sf and over

          2-05   . . . .   two or more story residence, over 62 years, up to 2,200 sf

          2-06   . . . .   two or more story residence, over 62 years, 2,201 to 4,999 sf

          2-07   . . . .   two or more story residence, up to 62 years, up to 2,000 sf

          2-08   . . . .   two or more story residence, up to 62 years, 3,801 to 4,999 sf

          2-09   . . . .   two or more story residence, any age, 5,000 sf & over

          2-10   . . . .   old style row house, over 62 years

          2-11   . . . .   two to six apartments, over 62 years

          2-12   . . . .   two to six apartments, up to 62 years

          2-34   . . . .   split level residence with a lower level below grade, all ages, all sizes

          2-78   . . . .   two or more story residence, up to 62 years, 2,001 to 3,800 sf

          2-95   . . . .   individually owned row houses or townhouses, up to 62 years

 

      B.  Non Regression Classes

          2-00   . . . .   residential land

          2-39   . . . .   farm  land under use-valu e pricing

          2-40   . . . .   farm land under market pricing

          2-41   . . . .   vacant land  under common ownership with adjacent residence

          2-01   . . . .   residential garage

         2-13   . . . .   cooperatives (must have CDU of CO)

          2-24   . . . .   farm buildings

          2-25   . . . .   qualified single room occu pancy improvements

(must have CDU of SR)


          2-36   . . . .   any residence located on a parc el used primarily for industrial or commercial purposes

          2-88   . . . .   home improvement exemption

          2-90   . . . .   other minor improvements

          2-94   . . . .   rented modern row houses or townhouses with less than seven units

          2-97   . . . .   special residential improvements

          2-99   . . . .   residential condominium, individually owned units or condominiums with less than seven rental units, single development, one + contiguous parcels

 

CLASS 3:  RENTAL (33%)

 

          3-00   . . . .   land used in conjunction with rental apartments

          3-01   . . . .   garage used in conjunction with rental apartments

          3-13   . . . .   two or three story building, seven or more units, single development, one or more contiguous parc els, in common ownership

          3-14   . . . .   two or three story non-fireproof court and corridor apartments or california type apartments, no corridors, exterior entrance

          3-15   . . . .   two or three story non-fireproof corridor apartments or california type apartments, interior entrance

          3-18   . . . .   two or three story frame stores, with apartments above

          3-19   . . . .   two or three story old style store, with apartments above

          3-20   . . . .   two or three story modern inside store with apartments above

          3-21   . . . .   corner store, office with apartments above

          3-90   . . . .   other minor improvements

          3-91   . . . .   apar tment buil dings over three stories

          3-96   . . . .   rented modern row houses, seven or more units in a single development or one or more contiguous parcels in common ownership

          3-97   . . . .   special rental improvements

          3-99   . . . .   rental condominium units in a single development of one or more contiguous parcels with seven or more rental units, common ownership

 

CLASS 4:  NOT FOR PROFIT (30%)

 

          4-00   . . . .   not for profit land

          4-01   . . . .   not for profit garage

          4-13   . . . .   not for profit two or three story building, seven or more units, single develop­ment, one or more contiguous parcels, in common ownership

          4-14   . . . .   not for profit two or three story non-fireproof court and corridor apartments or california type apartments, no corridors, exterior entrance

          4-15   . . . .   not for profit two or three story non-fireproof corridor apartments, or califor­nia type apartments, interior entrance

          4-16   . . . .   not for profit non-fireproof hotel or rooming house (apartment hotel)

          4-17   . . . .   not for profit one story store

          4-18   . . . .   not for profit two or three story frame stores, with apartments above

          4-19   . . . .   not for profit two or three story old style store, with apartments above

          4-20   . . . .   not for profit two or three story modern inside store with apartment above

          4-21   . . . .   not for profit corner store, office with apartment above

          4-22   . . . .   not for profit one story non-fireproof public garage

          4-23   . . . .   not for profit gasoline station

          4-26   . . . .   not for profit commercial greenhouse

          4-27   . . . .   not for profit theatres

          4-28   . . . .   not for profit bank buildings

          4-29   . . . .   not for profit motels

          4-30   . . . .   not for profit supermarket

          4-31   . . . .   not for profit shopping center

          4-32   . . . .   not for profit bowling alley

          4-33   . . . .   not nor profit quonset huts and butler type buildings

          4-35   . . . .   not for profit golf course improvement

          4-80   . . . .   not for profit other industrial minor improvements

          4-81   . . . .   not for profit garage used in conjunction with industrial improvements

          4-83   . . . .   not for profit industrial quonset huts and butler type buildings

          4-87   . . . .   not for profit special industrial improvements

          4-89   . . . .   not for profit industrial condominium units

          4-90   . . . .   not for profit other minor improvements

          4-91   . . . .   not for profit improvement over three stories

          4-92   . . . .   not for profit two or three story building containing part or all retail and/or commercial space

          4-93   . . . .   not for profit industrial

          4-96   . . . .   not for profit rented modern row houses, seven or more units in a single development or one or more contiguous parc els in common ownership

          4-97   . . . .   not for profit special improvement

          4-99   . . . .   not for profit condominium

 

CLASS 5:  COMMERCIAL/INDUSTRIAL

 

      A.  Commercial Classes (38%)

 

          5-00   . . . .   commercial land

          5-35   . . . .   golf course land

          5-01   . . . .   garage used in conjunction with commercial improvements

          5-16   . . . .   non-fireproof hotel or rooming house (apartment hotel)

          5-17   . . . .   one story store

          5-22   . . . .   one story non-fireproof public garage

          5-23   . . . .   gasoline station

          5-26   . . . .   commercial greenhouse

          5-27   . . . .   theatres

          5-28   . . . .   bank buildings

          5-29   . . . .   motels

          5-30   . . . .   supermarket

          5-31   . . . .   shopping center

          5-32   . . . .   bowling alley

          5-33   . . . .   quonset huts and butler type buildings

          5-35   . . . .   golf course improvement

          5-90   . . . .   commercial minor improvements

          5-91   . . . .   commercial buildings over three stories

          5-92   . . . .   two or three story building containing part or all retail and/or commercial space

          5-97   . . . .   special commercial improvements

          5-99   . . . .   commercial condominium units

 

      B.  Industrial Classes (36%)

 

          5-50   . . . .   industrial land

          5-80   . . . .   other industrial minor improvements

          5-81   . . . .   garage used in conjunction with industrial improvements

          5-83   . . . .   industrial quonset huts and butler type buildings

          5-87   . . . .   special industrial improvements

          5-89   . . . .   industrial condominium units

          5-93   . . . .   industrial

 

CLASS 6A:  INDUSTRIAL INCENTIVE (30% FOR 8 YEARS)

 CDU =       8 YEARS @ 30% (1984 ORDINANCE)

 

      A.  Industrial Incentive Classes (6A)

6-50   . . . .   industrial land

          6-80   . . . .   other industrial minor improvements

          6-81   . . . .   garage used in conjunction with industrial incentive improvements

          6-83   . . . .   industrial quonset huts and butler type buildings

          6-87   . . . .   special industrial improvements

          6-89   . . . .   industrial condominium units

          6-93   . . . .   industrial

 

CLASS 6B:  INDUSTRIAL INCENTIVE (16% FOR 8 YEARS/30% FOR 4 YEARS)

 

 CDU = PI   13 YEARS @ 16% (1978 ORDINANCE)

 CDU =       8 YEARS @ 16% AND 4 YEARS @ 30% (1984 ORDINANCE)

 CDU = LC 8 YEARS @ 16% (1990 ORDINANCE)

 CDU = NI  8 YEARS @ 16%, 1 YEAR @ 23%, AND 1 YEAR @ 30%

(1995 ORDINANCE)

 

      A.  Industrial Incentive Classes (6B)

          6-51   . . . .   industrial land

6-63   . . . .   industrial

          6-70   . . . .   other industrial minor improvements

          6-71   . . . .   garage used in conjunction with industrial incentive improvements

          6-73   . . . .   industrial quonset huts and butler type buildings

          6-77   . . . .   special improvements

          6-79   . . . .   industrial condominium units

 

CLASS 7A:  COMMERCIAL INCENTIVE (16% FOR 8 YEARS/30% FOR 4 YEARS)

 CDU = CA           8 YEARS @ 16%, 1 YEAR @ 23%, AND 1 YEAR @ 30%

(1995 ORDINANCE)

 

      A.  Commercial Incentive Classes

          7-00   . . . .   commercial incentive land

          7-35   . . . .   golf course land

          7-01   . . . .   garage used in conjunction with commercial incentive improvements

          7-16   . . . .   non-fireproof hotel or rooming house (apartment hotel)

          7-17   . . . .   one store retail, restaurant or banquet hall, medical building, miscellaneous commercial use

          7-22   . . . .   garage, public/service

          7-23   . . . .   gasoline station with/without bays, store

          7-26   . . . .   commercial greenhouse

          7-27   . . . .   theatres

          7-28   . . . .   bank buildings

          7-29   . . . .   motels

          7-30   . . . .   supermarket

          7-31   . . . .   shopping center (regional, community, neighborhood, promotional, specialty)

          7-32   . . . .   bowling alley

          7-33   . . . .   quonset huts and butler type buildings

          7-35   . . . .   golf course improvement

          7-90   . . . .   other minor improvements

          7-91   . . . .   office building (one story, low rise, mid rise, high rise)

          7-92   . . . .   two or three story building containing part or all retail and/or commercial space

          7-97   . . . .   facilities (tennis, racquetball, health club), (nursing, retirement home), automobile dealership, commercial structure

          7-99   . . . .   commercial/industrial-condominium units/garage

 

CLASS 7B:  COMMERCIAL INCENTIVE

 

 CDU =       13 YEARS @ 16% (1980 ORDINANCE)

 CDU = CI   8 YEARS @ 16%, 4 YEARS @ 30% (1984 ORDINANCE)

 CDU = CB  8 YEARS @ 16%, 1 YEAR @ 23%, AND 1 YEAR @ 30%

(1995 ORDINANCE)

 

      B.  Commercial Incentive Classes

          7-42   . . . .   commercial incentive land

7-43   . . . .   garage used in conjunction with commercial

         incentive improvements

7-45   . . . .   golf course land

                  

          7-45   . . . .   golf course improvement

         7-46    . . . .   non-fireproof hotel or rooming house

         (apartment hotel)

          7-47   . . . .   one story retail, restaurant, or banquet

         hall, medical building, miscellaneous

         commercial use

          7-48   . . . .   motels

7-52   . . . .   garage, public/service

7-53   . . . .   gasoline station, with/without bays, store

7-56   . . . .   commercial greenhouse

7-57   . . . .   theatres

7-58   . . . .   bank buildings

7-60   . . . .   supermarket

7-61   . . . .   shopping center (regional, community, neighborhood,

         promotional, specialty)

7-62   . . . .   bowling alley

7-64   . . . .   quonset huts and butler type buildings

7-65   . . . .   other minor improvements

7-67   . . . .   facilities (tennis, raquetball, health

club), (nursing, retirement home),

automobile dealership, commercial structure

7-72   . . . .   two or three story building containing part

or all retail and/or commercial space

7-74   . . . .   office building (one story, low rise,

mid rise, high rise)

7-98   . . . .   commercial/industrial-condominium units/garage

 

CLASS 8:  COMMERCIAL/INDUSTRIAL INCENTIVE (16% FOR 12 YEARS)

 

CDU =        12 YEARS @ 16% (1984 ORDINANCE)

CDU = SK   10 YEARS @ 16%, 1 YEAR @ 23%, AND 1 YEAR @ 30%

(1995 ORDINANCE)

 

          8-00   . . . .   commercial incentive land

          8-35   . . . .   golf course land

          8-50   . . . .   industrial incentive land

          8-01   . . . .   garage in conjunction with commercial incentive improvements

          8-16   . . . .   non-fireproof hotel or rooming house (apartment hotel)

          8-17   . . . .   one story retail, restaurant (banquet hall, fast food), medical, miscellaneous commercial use

          8-22   . . . .   garage (public/service)

          8-23   . . . .   gasoline station with/without bay, store

          8-26   . . . .   commercial greenhouse

          8-27   . . . .   theatres

          8-28   . . . .   bank building

          8-29   . . . .   motels

          8-30   . . . .   supermarket

          8-31   . . . .   shopping center (regional, community, neighborhood, promotional, specialty)

          8-32   . . . .   bowling alley

          8-33   . . . .   quonset huts and butler type buildings

          8-35   . . . .   golf course improvement

          8-80   . . . .   other industrial minor improvements

          8-81   . . . .   garage used in conjunction with industrial incentive improvements

          8-83   . . . .   quonset huts and butler type buildings

          8-87   . . . .   special industrial improvements

          8-89   . . . .   industrial condominium units

          8-90   . . . .   other minor improvements

          8-91   . . . .   office building (one-story, low rise, mid rise, high rise)

          8-92   . . . .   two or three story building containing part or all retail and/or commercial space

          8-93   . . . .   industrial buil dings

          8-97   . . . .   facilities, (tennis, racquetball, health club), (nursing, retirement home), automobile dealership, miscellaneous commercial structure

          8-99   . . . .   commercial/industrial condominium units/garage

     

CLASS 9:  MULTI FAMILY INCENTIVE (16% FOR 8 YEARS)

CDU +        10 YEARS @ 16% (1988 ORDINANCE)

 

          9-00   . . . .   land used in conjunction with incentive rental apartments

          9-01   . . . .   garage used in conjunction with incentive rental apartments

          9-13   . . . .   two or three story building, seven or more units, single development, one or more contiguous parc els, in common ownership

          9-14   . . . .   two or three story non-fireproof court and corridor apartments or california type apartments, no corridors, exterior entrance

          9-15   . . . .   two or three story non-fireproof corridor apartments, or california type apartments, interior entrance

          9-18   . . . .   two or three story frame stores, with apartments above (must be split coded with another class)

          9-19   . . . .   two or three story old style store, with apartments above (must be split coded with another class)

          9-20   . . . .   two or three story modern inside store with apartments above (must be split coded with another class)

          9-21   . . . .   corner store, office with apartments above (must be split coded with another class)

          9-59   . . . .   rental condominium units in a single development of one or more contiguous parcels with seven or more rental units, common ownership

          9-90   . . . .   other minor improvements

          9-91   . . . .   apar tment buil dings over three stories

          9-96   . . . .   rented modern row houses, seven or more units in a single development or one or more contiguous parc els in common ownership

          9-97   . . . .   special rental improvements

 

 


Exhibit 11 COOK  COUNTY ENTERPRISE ZONES

 

 

CAL SAG ZONE:  7.43 square miles; includes all of Blue Island, Calumet Park, and Robbins and portions of Alsip and Dixmoor and a portion of unincorporated Cook County; emphasis on manufacturing use of undeveloped property along Calumet‑Saginaw Canal and commercial and industrial revitalization in downtowns;  Certified July 1, 1985 for 20 years.

 

 

CALUMET REGION:  6.8 square miles; includes portions of Calumet City, Dolton and Riverdale; emphasis on targeting growth industries.  Certified July 1, 1987 for 20 years.

 

 

CHICAGO ZONE I:  10.0 square miles, including most area between the Stevenson and Eisenhower expressways; emphasis on revitalization of commercial, industrial and residential areas.  Certified July 1, 1984 for 20 years.

 

 

CHICAGO ZONE II:  4.2 square miles, in the south central area of the city, known as Back of the Yards, bordered roughly by 51st street on the south, Cottage Grove on the east, Western Avenue on the west and 31st Street on the north; includes a combination of commercial, industrial and residential areas.  Certified July 1, 1983 for 20 years.

 

 

CHICAGO ZONE III:  10.5 square miles; located in the southeast sector of the city, includes Lake Calumet, the steelyards area, the Pullman industrial area and the Port of Chicago.  Certified July 1, 1983 for 20 years.

 

 

CHICAGO ZONE IV:  10.8 square miles, bordered roughly by the Kennedy Expressway on the west, Eisenhower Expressway on the south, Kedzie on the east and Grand avenue on the north; emphasis on revitalization of commercial, industrial and residential areas.  Certified July 1, 1984 for 20 years.

 

 

CHICAGO ZONE V:  6.9 Square miles; border runs south on Cicero from Chicago Avenue to North Avenue, northeast to Pulaski, south to Chicago Avenue, Chicago east to Kedzie, Kedzie south to the Eisenhower Expressway, the Eisenhower west to Cicero Avenue, Cicero north to Madison Street, west to Central, Central north to Chicago and Chicago east to Cicero; includes all or portions of Humboldt Park, Austin, West Garfield Park and East Garfield Park; emphasis on revitalization of commercial, industrial and residential areas.  Certified July 1, 1984 for 20 years.

 

CHICAGO ZONE VI:  9.4 Square miles in the Englewood area bordered roughly by 51st street on the north, 95th street on the south, Western Avenue on the west and Cottage Grove on the east; emphasis on residential, commercial and industrial improvements.  Certified July 1, 1987 for 20 years.

 

CHICAGO HEIGHTS:  7.9 square miles; extends to city limits; emphasis on job retention, economic diversification, down­town  revitalization.  Certified July 1, 1984 for 20 years.

 

 

CICERO:  6.0 square miles; extends to city limits; emphasis on commercial and industrial diversification and revitalization of industrial base.  Certified July 1, 1984 for 20 years.

 

 

HARVEY/PHOENIX:  7.7 square miles; extends to city and village limits; emphasis on commercial and industrial expansion; 20 year term.  Certified June 1, 1986 for 20 years.

 

 

MAYWOOD:  2.8 square miles; includes the corporate limits of Maywood; emphasis on business expansion.  Certified July 1, 1988 for 20 years.

 

 

SUMMIT/BEDFORD PARK:  8.2 square miles; extends to city limits of both communities; emphasis on job retention.  Certified July 1, 1984 for 20 years.

 


Exhibit 12CHICAGO ENTERPRISE  ZONES

 



Exhibit 13 CLASS 9  INCENTIVE ELIGIBLE  AREAS

SUBURBAN COOK COUNTY

 

The following suburban communities include areas that could be eligible for the Cook County Assessor's Class 9 Incentive for affordable housing:

 


Alsip

Arlington Heights

Bartlett

Berwyn

Blue Island

Bridgeview

Burbank

Calumet City

Chicago Heights

Cicero

Countryside

Crestwood

Des Plaines

Dixmoor

East Chicago Heights

Elgin

Elk Grove Village

Evanston

Forest Park

Franklin Park

Glenview

Hanover Park

Harvey

Harwood Heights

Hickory Hills

Hillside

Hodgkins

Hometown

 


Lynwood

Lyons

Maywood

Melrose Park

Merrionette Park

Midlothian

Niles

North Riverside

Northlake

Oak Forest

Oak Park

Phoenix

Posen

River Forest

River Grove

Riverdale

Robbins

Rolling Meadows

Rosemont

Schaumburg

Schiller Park

South Chicago Heights

Steger

Stickney

Summit

Thornton

Wheeling

Willow Springs


City Of Chicago

See the following census tract Exhibit.


Exhibit 14LOW INCOME MAP



Exhibit

Number of Parcels

Per Cook County Township

 

Township

1995

1996

Hyde Park

99,476

 

Jefferson

138,264

 

Lake

190,074

 

Lakeview

64,749

 

North Chicago

39,755

 

Rogers Park

16,307

 

South Chicago

28,872

 

West Chicago

109,473

 

 

 

 

City Totals

688,970

 

 

 

 

 

 

 

Barrington

6,309

 

Elk Grove

28,776

 

Evanston

20,548

 

Hanover

26,539

 

Leyden

31,971

 

Maine

49,299

 

New Trier

22,576

 

Niles

42,732

 

Northfield

31,112

 

Norwood Park

9,445

 

Palatine

37,320

 

Schaumburg

44,596

 

Wheeling

55,247

 

 

 

 

Northwest Triennial Totals

406,470

 


 

Berwyn

15,131

 

Bloom

39,632

 

Bremen

50,449

 

Calumet

7,172

 

Cicero

17,201

 

Lemont

7,037

 

Lyons

40,188

 

Oak Park

16,105

 

Orland

32,344

 

Palos

20,814

 

Proviso

54,748

 

Rich

23,803

 

River Forest

4,330

 

Riverside

6,251

 

Stickney

14,760

 

Thornton

79,008

 

Worth

60,296

 

 

 

 

Southwest Triennial Totals

489,269

 

Northwest Triennial Totals

406,470

 

Suburban Township Totals

895,739

 

City Totals

688,970

 

 

 

 

County Totals

1,582,709

 

 


Exhibit

Newspaper Publication

Cook County Assessments

 

Township

Newspapers

Berwyn

Berwyn/Stickney/Forestview Life

Bloom

Daily Southtown

South Suburban Standard

Bremen

Midlothian/Bremen Messenger

Alsip/Blue Island/Oak Forest/Midlothian/Tinley Park Star

Calumet

Daily Southtown

Palos/Oaklawn/Worth Citizen

Cicero

Cicero Life

Lemont

Lemont Reporter

Lyons

Des Plaines Daily News

Hickory Hills/Suburban Life Citizen/Bridgeview Independent

Oak Park

Oak Leaves

Wednesday Journal

Orland

Daily Southtown

Orland Township Messenger

Tinley Park/Orland Park Star

Palos

Bridgeview Independent

Regional News

Palos/Hickory Hills/Worth Citizen

Proviso

Star-Sentinel

Forest Park Review

Suburban Life Citizen

Maywood/Melrose Park/Westchester/ West Proviso Herald

Rich

Hazel Crest/Country Club Hills/Homewood Flossmoor/Park Forest/ Matteson/Richton Park Star

River Forest

Forest Leaves

Riverside

Riverside/North Riverside Suburban Life Citizen

Stickney

Worth Citizen

Berwyn/Stickney/Forestview Life

Burbank/Stickney/Bridgeview Independent

 

Thornton

Daily Southtown

South Suburban Citizen

Blue Island/Harvey/Markham/South Holland/Calumet City Star

Worth

Worth

Reporter

Alsip Express

Daily Southtown

Oak Lawn Independent

Evergreen Park Courier

Worth/Chicago Ridge Citizen

Rogers Park

News-Star

The Journal

Hyde Park

Chatham Citizen

Daily Southtown

Hyde Park Herald

Lake

Bulletin

Beverly Review

Bridgeport News

Daily Southtown

Southend Citizen

Back of the Yards Journal

Lakeview

Lakeview Booster

West

Lawndale News

South

Bridgeport News

Chicago Daily Defender

North

Skyline

Jefferson

Jefferson Park/Portage Park/Bel-Cragin Times

Norwood Park

Hardwood Heights/Norridge News

Elk Grove

Elk Grove Times

Schaumburg/Hoffman Estates Review

Elk Grove/Mount Prospect/Arlington Heights Herald

Evanston

Evanston Review

New Trier

Glencoe News

Winnetka Talk

Wilmette Life

Leyden

Star Sentinel

Rosemont Journal

Elmwood Park/River Grove/Franklin Park/Northlake/Rosemont Times

Hanover

Hanover Park/Bartlett/Streamwood Herald

Barrington

Barrington Courier

Maine

Niles Life

Park Ridge/Des Plaines Times

Des Plaines/Niles/Park Ridge/Golf Mill Journal

 

Niles

Niles Journal

Skokie/Niles/Lincolnwood Review

Skokie/Lincolnwood/Niles/Morton Grove Life

Northfield

Winnetka Talk

Northbrook Star

Glenview Announcement

Palatine

Palatine Journal & Topics

Palatine/Inverness Herald

Wheeling

Wheeling/Mount Prospect Journal

Wheeling/Buffalo Grove/Mount Prospect/Arlington Heights/Herald

Schaumburg

Schaumburg/Hoffman Estates Daily Herald

 



Exhibit 15COOK COUNTY BOARD OF APPEALS RULES

 

 

 

 

 

 

 

 

              1996

Official

RULES

of the

Board of Appeals

of

Cook County

 

      Room 601, County Building

      118 N. Clark St.

      Chicago, Illinois 60602

 

 

Wilson Frost                 Joseph Berrios

 Commissioner                            Commissioner

 


 


 

PREFACE

 

These rules are published by the Board of Appeals of Cook County for the information and guidance of persons doing business with, and for the orderly dispatch of business before, the Board.  35 ICLS 200/6-50, 9-5 (1994) (formerly Ill. Rev. Stat., Chap. 120, para. 494, Sec. 13)  They shall govern all appeals filed before the Board on, or after, the effective date hereof, September 9th, 1996.

 

Taxpayer assistance will be provided by Board personnel during normal business hours.

                                                             

 

SPECIAL INFORMATION FOR

INDIVIDUALS REPRESENTING

THEMSELVES

 

While these rules govern all appeals filed before the Board, many rules have no application to certain types of property or certain factual situations.  Most appeals filed by individuals who are not represented by attorneys involve single family dwellings or property containing six (6) apartments or less.

 

Additional information on how to proceed in such appeals are set forth in the Boards' 1996 pamphlet, "Welcome to the Board of Appeals", and individual taxpayers are urged to read and follow the procedures there suggested.

                                                            

 

Rule 1.      Individual taxpayers may retain an attorney or represent themselves before the Board.  Other taxpayers including corporations must be represented by an attorney.  A person who is not an attorney may not represent a taxpayer before the Board.

 

Rule 2.      Failure to follow any rule may, in and of itself, be grounds for the denial of any relief.

 

Rule 3.      Each form required by these rules shall contain all applicable information requested.

 

Rule 4.      The Board of Appeals hereby adopts the complaint forms inserted into the official minutes of the meeting of the Board held pursuant to 35 ICLS 200/16-105 (1994) (formerly Ill. Rev. Stat., Chap. 120, Para. 595, Sec. 114), as the official complaint forms for complaints on real estate assessments as determined by the Assessor of Cook County and authorizes its personnel to distribute and make available said complaint forms to taxpayers and their attorneys.

 

Rule 5.      Complaints must be filed on the official complaint form prescribed by the Board.  All items on the form must be completed.  No other copy or reproduction of this complaint form will be valid.

 

Rule 6.      The official complaint form must be filed in triplicate, with one copy for the Board, one for the Cook County Assessor, and one for the taxpayer or attorney.  The Board's and the Assessor's copy will be retained by the Board which will officially transmit the Assessor's copy to him.

 

Rule 7.      A complaint must be filed on, or before, the date established by the Board as the official closing date for the township in which the property is located.  The Board will post in its office and publish the opening and closing dates for filing for each of the 38 townships in Cook County, as required by law.  No complaint will be accepted after the close of a township's official filing period.

 

Rule 8.      All complaints must be filed in the office of the Board of Appeals, County Building, Room 601, 118 N. Clark Street, Chicago, Illinois 60602.  Complaints can be mailed to the Board, but the Board will not accept responsibility for complaints forwarded by mail.  The date of a U.S. Postal Service postmark will be considered the date of filing for a complaint received by the Board.

 

Rule 9.      A separate complaint form must be filed for each property on which a taxpayer desires to appeal.  If the particular property in question consists of two or more permanent index numbers, then all numbers may be listed on one complaint form.

 

Rule 10.    If more than one complaint is filed on the same permanent index number, the first complaint filed will be considered by the Board.  All subsequent complaints will be considered to be null and void.  The filing of a complaint shall constitute a certification that the attorney has been specifically authorized to file the complaint by the taxpayer, and is the only attorney so authorized.

 

In the event that more than one attorney files a complaint on the same permanent index number(s), all attorneys so filing shall be notified by the Board.

 

An attorney substituting his, her or their appearance shall do so by filing with the board a completed substitution of representation form.*

 

Rule 11.    Hearings will be held at the times and dates set by the Board.  The Board will notify the taxpayer or his/her attorney of the time and date of the hearing.  The  taxpayer or his/her attorney may request an oral argument.  The Board, in its discretion, may limit the time for oral argument.

 

Rule 12.    The Board may continue its hearings by public announcement.  All persons interested in the hearings shall take notice of, and be bound by, such public announcement.

 

Rule 13.    On or before the date set for hearing on any complaint, the taxpayer or attorney representing the taxpayer shall file with the Board the following:

 

 


1)         A log sheet*;

 

2)         An appraisal index*;

 

3)         When an appeal has been filed before the Assessor for the same tax year, copies of all documents that were submitted to the Assessor; and

 

4)         Such other documents that are required by these rules, and all other documents the taxpayer or attorney believes are pertinent to establish the complaint.

 

Except for the log sheet, summary sheet, and any appraisal and index thereof, all documents shall be filed in the order in which they appear on the log sheet.

 

They shall be bound at the top with a secure but removable fastener.

 

The appraisal index shall be stapled or otherwise firmly attached to the cover of the appraisal.

 

Rule 14. Where documents are filed on the date of hearing, they must be filed at the time designated for hearing, otherwise, they may be filed at any time during the regular business hours of the Board, not less than five (5) days prior to the hearing date.  When documents are filed prior to the hearing date, the Board in its sole discretion, may order an additional hearing.

 

Rule 15. The taxpayer or attorney shall be prepared for the hearing at the time and date specified in the hearing notice.  Except when good cause is shown, no continuance of the hearing or request to extend the time for filing documents will be granted.  Failure of a taxpayer or an attorney to appear on the date and at the time specified in the notice of hearing shall constitute a waiver of the right of an oral argument.  Where the date for hearing or filing of documents has been extended, the failure of taxpayer or attorney to appear on the date and at the time to which the hearing has been re-set or to file the documents within the period of extension, as the case may be, the Board will make it's decision considering the file on the extended date and the authority of the Board.

 

Rule 16. A complaint may be assigned to a designated employee of the Board who shall receive and examine the facts and exhibits offered to support the complaint.

 

Rule 17. The taxpayer or attorney shall submit a recent original and clear photograph of the front and rear of the subject property.

 

Rule 18. Where an appeal is based in whole or in part upon "uniformity" or "comparability", the Board strongly recommends it be furnished with a recent and clear photograph of the front of each property claimed to be comparable.

 

Rule 19. If the taxpayer or attorney relies upon an appraisal and the appraiser does not include an original photograph of the front, and permanent index number, of the subject and each property used in his/her analysis, the taxpayer or attorney shall furnish the missing information and shall identify it with the appraiser's identification of the property.

 

Rule 20. Where the property in connection with which an appeal is filed is leased or is available for lease, in whole or in part, the taxpayer or attorney shall file with the Board a copy of Schedule E of the taxpayer's 1040 IRS form for the years 1993, 1994 and 1995.  If relief is being sought on the grounds of "vacancy" during 1996, include a copy of taxpayer's 1040 IRS form for the year 1996 or, if a hearing is held prior to the filing thereof a copy of the latest income and expense statement must be filed.  If an Income Tax form for any of these years has not been filed or the Income Tax form(s) filed is combined for two or more properties, taxpayer must file an affidavit* stating that the return has not been filed or such combination appears within the return and attach thereto an income and expense statement relating to the property which is the subject of the appeal.  The income and expense statement shall contain the same information required in Schedule E and must be signed by the affiant.

 

For purposes of these rules, a property is leased whenever a landlord and tenant relationship exists by reason of a written or oral agreement or by operation of law.

 

Where the entire property is covered under one (1) lease a copy thereof shall be furnished.

 

Where multiple leases are in place, the Board will consider lease summaries, audited financial statements, rent rolls with totals and representative samples of leases submitted by the taxpayer and any such document requested by the Board must be filled.

 

Except for apartment buildings with more than 12 units, the Board shall be furnished with an affidavit setting forth any relationship (other than landlord and tenant) between the parties to any lease including, but not limited to, those existing by blood, marriage, corporate parent-subsidiary companies, or by virtue of ownership of non-publicly held stock.

 

Rule 21. If relief is being sought on the grounds of "vacancy" the taxpayer shall file:

 

 A.        A Vacancy-Occupancy Affidavit*;

 

[Occupancy shall include all space actually occupied or for which rent is being paid or is payable, even though the space may actually be vacant,] and

 

B.        An affidavit setting forth the duration of, and reason for the vacancy, the attempts made to lease the vacant space with documents such as copies of listings and advertisements utilized in such efforts attached. If no such effort was made, the affidavit must set forth the reason no attempt to rent such space was made.

 


 

C.        Also see Rule 20.

 

Rule 22. In the event a reduction is sought due to the demolition of a building, the taxpayer or attorney shall file with the Board:

 

A.        A copy of the demolition permit;

 

B.        Evidence of payment for demolition; and

 

C.        An original and clear photograph of the subject property after demolition, with the date the photograph was taken appearing conspicuously thereon.

 

Rule 23. If the property is held by a land trust, a schedule of all the beneficial owners of the trust, signed by the trustee, shall be submitted.

 

Rule 24. All complaints, summary sheets and logs must be signed by the taxpayer, or, if he/she is represented by an attorney, they may be signed by the attorney.  The signature on each of these documents constitutes a representation that the facts appearing thereon are true and correct.

 

Rule 25. Copies of all documents filed with the Board shall be accompanied by an authenticity affidavit* in which each such copy is separately identified.

 

Rule 26. All affidavits filed before the Board shall be signed by a person having knowledge of the facts, provided: that an affidavit filed in behalf of a corporation where one person does not have knowledge of all the facts may be filed by a duly qualified representative of the corporation based upon affiant's inquiry of, and facts ascertained from, those representatives of the corporation having knowledge of the facts.

 

Rule 27. Taxpayers dissatisfied with a Board decision may request a review of their case.  A review request must:

 

 

(a)         be timely, (b) in writing, (c) delivered to both Commissioners, (d) identify the assessment, township and complaint number of the case, (e) state specific reasons why the taxpayer believes the Board made an error.

 

*A review may be requested only by the attorney of record or the taxpayer personally.

 

Requests for reviews submitted by attorneys must also include the "review request form" provided by the Board.  Reviews will be granted in the discretion of the Board.

 

Rule 28. Taxpayer shall disclose the purchase price of the property and the date of purchase where it has taken place on or after January 1, 1993 and shall file with the Board appropriate relevant sales documents.  Both the seller's and the buyer's identity must be revealed, as well as any other relationship between them (other than seller and buyer) including, but not limited to, those existing by blood, marriage, corporate parent-subsidiary companies, or by virtue of ownership of non-publicly held stock and whether the transaction was arm's length.  When sales documents reflect a market value substantially above or below the Assessor's market value, taxpayers shall provide the Board with an affidavit from a party, having knowledge of the facts, stating a description of the events leading up to the sale, including prior purchase proposals, cash amounts offered, length of time on the market, and the reasons for the sale.

 

Rule 29. An argument that a portion of a property should be treated as excess-vacant land shall be supported by a plat of survey detailing the dimensions and locations of all buildings, parking areas, or other improvements; any unimproved areas or storage used; and the product or person flow across the property.  The actual use of the property shall be specified.  A recent original and clear photograph of the land claimed to be excess shall be filed with the Board.

 

Rule 30. The same standards and requirements as set forth in these rules with respect to overvaluation complaints apply to any undervaluation complaints.  The burden of proof that a property is undervalued rests with the taxpayer-complainant who must establish by competent evidence that such property is underassessed.

 

These rules shall be effective on their date of adoption by the Board of Appeals of Cook County.

 

 

Wilson Frost..................................................................... Joseph Berrios

   Commissioner...................................................................................................................... Commissioner    

 

*B.A. Rules No. 61

 


 


Exhibit 16

PTAB BROCHURE

 

 

 

State of Illinois

Property Tax Appeal Board

 

 

 

Appeal

Information

for Illinois

Taxpayers

 

 

 

1996 edition

 

 

 

 

 

Board Members

 

Max E. Coffey

Chairman

 

Michael J. Brown            Homer Henke

Charles Cain        Sharon U. Thompson

                      

 

James W. Chipman

Executive Director

 

Thomas M. Battista

Deputy Director, Des Plaines

Welcome Cook County property taxpayers!

 

The Property Tax Appeal Board (PTAB) extends a warm welcome to the property taxpayers of Cook County who for the first time have the opportunity to appeal property tax assessments to this agency.  The Board and its staff will make every effort to treat each taxpayer with fairness and courtesy while giving your appeal careful consideration.

 

To all Illinois property taxpayers:

 

The Property Tax Appeal Board is an independent State agency that hears appeals from boards of review and the Cook County Board of Appeals regarding the valuation of assessed property.  The PTAB has five members appointed by the Governor with the advice and consent of the Senate.

 

Please read this brochure carefully for it outlines the appeal process.  If you have any questions, feel free to contact our staff who will make every effort to assist you.

 

If your property is located in Cook County, we encourage you to file your appeal and all related documentation with our office in Des Plaines.  It is located at:

 

Property Tax Appeal Board

Suburban North Office Facility

9511 West Harrison Street, Suite 171

Des Plaines, IL  60016

Telephone (847) 294-4360

TDD (847) 294-4371

 

Office Hours: Monday through Friday 8:30 AM to 5:00 PM

If your property is located outside of Cook County, we encourage you to file your appeal and all related docu-mentation with the Springfield office:

 

Property Tax Appeal Board

William G. Stratton Office Building, Room 402

401 South Spring

Springfield, IL  62706

Telephone (217) 782-6076

TDD (217) 785-4427

 

Office Hours: Monday through Friday 8:30 AM to 5:00 PM

Both offices are open to the public during business hours.  Our enthusiastic and knowledgeable staff is available to assist you during those times.


 Questions frequently asked by property taxpayers

 

  ?    Why are my taxes so high?

 

Your tax bill depends on two factors:  (1) the assessment of your property and (2) the amount of money your local taxing districts need to operate during the upcoming year.  The assessment of your property is set by county assessing officials.  If you live in Cook County, it is the County Assessor.  If you live in any other county, it is a township assessor or the supervisor of assessments.

 

Note:  The PTAB can only revise your assessment.  It has no jurisdiction over the tax rate, the amount of a tax bill, or the exemption of property from taxation.

 

  ?     What can I do if I think my assessment is unfair?

 

In Cook County, you can file a complaint with the County Assessor or the County Board of Appeals.  You should check with these offices for the dates for filing assessment complaints each year.  If you file an appeal with the board of appeals, be sure to appear at your scheduled hearing.

 

Taxpayers who live in counties other than Cook County can appeal to their county board of review.  Check with the board of review for filing deadlines each year.

 

An appeal can be taken to the PTAB only if the taxpayer filed a complaint with the board of review or board of appeals.  Petitions for appeal before the PTAB must be filed within 30 days of the postmark date of written notice of the board of review or board of appeals' decision, or the postmark date of the written notice of the application of final, adopted township multipliers by the board of review or board of appeals.

 

  ?     Who can appeal?

 

Only an owner of property or taxpayer dissatisfied with the decision of the board of review or board of appeals or a taxing body which has a tax revenue interest in the decision may file an appeal with the Property Tax Appeal Board.

  ?            How do I file my appeal forms with the PTAB?

 

You may file your forms:

            by mail with the PTAB's office in Springfield or Des Plaines (they will be considered as filed on the date postmarked)

or

            by personal delivery during business hours.

 

Petitions or any other type of information or evidence sent by a fax machine will NOT be accepted.

 

  ?            Is payment of my property taxes delayed by an appeal to the PTAB?

 

No.  If you choose to appeal your board of review or board of appeals' decision, the taxes still come due.  It is likely the matter will not be decided by the PTAB until after the taxes are to be paid.  By statute, if the PTAB renders a decision in your favor, the taxes overpaid must be refunded.

 

  ?            How are decisions issued?

 

There are two ways the PTAB renders a decision in your appeal:

 

            On the record - A decision is based upon the written evidence submitted by you and the board of review or board of appeals.  No hearing is required.  A decision is issued after review of all the evidence and may be issued within a shorter period of time than a hearing of an appeal.

            Informal hearing - A decision is based upon the written evidence submitted by you and the board of review or board of appeals as well as testimony presented at an informal hearing.  The decision is issued after review of the evidence and testimony at the proceeding.  This type of appeal may require a longer period of time before a decision can be rendered.

 

  ?            Who can appear at a PTAB hearing?

The parties who may appear at a hearing before the PTAB are:

 

            the owner of property or the taxpayer of the property and/or their attorney,

 

    witnesses accompanying the owner or taxpayer who will testify in the case,

    local assessing officials representing the board of review or board of appeals and any witnesses, and

    taxing bodies and its witnesses.

 

Hearings are open to the public.

 

Grounds for Appeal

 

There are several grounds for appeal.  You may argue one or more of the following:

 

    Recent Sale or Comparable Sales - You must show that you are a recent purchaser and you paid less than the fair cash value indicated for the property as established by local assessing officials.  You must supply copies of the RESPA (or settlement statement, a recent appraisal, or the real estate transfer declaration).  Comparable sales data shown on property record cards or property characteristic printouts can also be included.  Examples of the required data follow in the next category of this brochure.

    Equity/Uniformity - You must show that com-parable or similar properties in your neighborhood have lower assessments than your property.  Submit at least three comparable properties from your immediate neighborhood with all relevant data including copies of property record cards or property characteristic printouts.

    Recent Construction - You must show the actual costs included in the construction.  Supply proper evidence of the price paid for the land as well as the recent construction costs of the building(s) including all labor and contractor costs.

    Contention of Law - A legal brief must be submitted detailing the contention of law you are raising.

 

 ?         What is a comparable property?

 

A property submitted as a comparable should be of:

 

    Similar location, such as the same subdivision or neighborhood, and

    Similar size/age, such as 1800 square feet of living area; 10,000 square feet of land area; 4 years old; etc., and

    Similar construction type/quality, such as two-story, brick, frame, aluminum siding, etc., and

    Similar construction style, such as ranch, split-

level, two-story, etc.

 

  ?          Where do I find my property index number (PIN)?

 

Every parcel of land has a property/permanent index number (PIN).  You must know this number.  It can be found on your property tax bill or on a notice of proposed assessment or assessment change, if one has been received.

 

The Appeal Process Before the PTAB

 

            Appeals must be filed on the prescribed form within 30 days of the postmark date of the board of review or board of appeals' decision.  Appeal forms sent to the PTAB by mail will be considered as filed on the date postmarked.

            A separate petition must be completed for each parcel of land appealed including the property's PIN and must be signed by the owner or taxpayer or their attorney.

            Appeal forms must be filed in triplicate (3) with other signatures.  All written or documentary evidence must be submitted in duplicate (2) with the appeal petition.  If the contesting party is unable to submit evidence with the appeal petition, a written request for an extension of time must be attached to the appeal petition.

            Appeal forms must include all relevant data including:  the facts upon which the appeal is based, the assessments of the subject property made by local assessing officials and your requested assessment, the mailing address for the taxpayer or his/her attorney, and if a contention of law is raised, a legal brief.  Each taxpayer has the burden of providing his/her case.  Without this information, your appeal will be dismissed.

            Upon receipt of a completed appeal petition, the PTAB will assign a docket number to the appeal and notify you and the board of review or board of appeals.

            The board of review or board of appeals is then given 30 days to submit written evidence supporting the property's assessment or to request an extension of time to submit evidence.

 

Definitions

 

Real Property - the land itself with all things contained

therein and improvements thereon, including buildings and structures.

 

Fair Cash Value - the amount for which a property can be sold in the due course of business and trade, not under duress, between a willing buyer and a willing seller.

 

Assessed Value - one-third of the fair cash value of a property, except in Cook County, which classifies property for assessment purposes and is discussed later in the brochure.

 

  ?     What if I lose before the PTAB?

 

Final decisions of the PTAB are reviewable in the courts under the Administrative Review Law (735 ILCS 5/3-101, et seq.) and 35 ILCS 200/16-195.

 

Other Information

 

By statute, PTAB decisions are based on equity and the weight of the evidence.

 

Appeals before the PTAB are de novo, meaning they are considered as if the board of review or board of appeals had never heard or decided your assessment appeal.  The PTAB will consider only the evidence, exhibits and briefs submitted by the parties to the appeal.

 

A taxpayer or taxing body is required to provide a court reporter at a hearing if a change of $100,000 or more of assessed valuation is sought before the PTAB.

 

Property Classifications in Cook County

 

In Illinois, at the present time, only Cook County uses a classification system for assessing real estate.  The percentages represent a portion of market value:

 

16%      Residential property of 6 units or less

22%      Vacant land

33%      Residential property of 7 units or more

36%      Industrial

38%      Commercial

 

 

 

Industrial

 

 

 

 

 

l

 

 

 

 

 

38%      Commercial

Checklist for PTAB Petitions:

 

            Has the prescribed form been used?

 

            Is there one petition for each parcel being appealed?

 

            Is the property identified by PIN?

 

            Are the petition forms filed in triplicate (3 copies)?

 

            Is the evidence filed in duplicate (2 copies)?

 

            Is the original signature of contesting party or attorney on each petition?

 

            Has the petition been filed with the PTAB within 30 days of the postmark date or personal service of the board of review or board of appeals' decision?

 

            Is a copy of the board of review or board of appeals' decision attached?

 

            Is a photograph of the property being appealed attached?

 

            Is the factual basis of the objection(s) to the board of review or board of appeals' decision stated and if a contention of law is raised, is a legal brief attached?

 

            Are the return address and telephone number of the taxpayer or attorney listed?

 

            Has all of the assessment information for the property been disclosed on the appeal form?

 

            Assessor's:  Land, Improvements, and Total Assessment

            Board of Review or Board of Appeals:  Land, Improvements, and Total Assessment

            Your request:  Land, Improvements, and Total Assessment

 

 

 

 

 

PRINTED ON RECYCLED PAPER - SOY BASE INK

BY AUTHORITY OF THE STATE OF ILLINOIS

(50,000 copies - 12/96 - P.O. Number 55192)

 

 

PTAB-2 (N-12/96)

..................................... Exhibit 17 LAND DEPTH FACTORS

125 FEET = 1.000

 

Ft.

Factor

  Ft.

Factor

   Ft.

Factor

   Ft.

Factor

   Ft.

Factor

   Ft.

Factor

 

 

 

 

 

 

 

 

 

 

 

 

1

.109

  52

.523

  103

.871

  154

1.066

  205

1.169

  255

1.256

2

.118

  53

.530

  104

.877

  155

1.068

  206

1.170

  256

1.258

3

.126

  54

.538

  105

.883

  156

1.070

  207

1.172

  257

1.259

4

.135

  55

.545

  106

.889

  157

1.073

  208

1.174

  258

1.261

5

.144

  56

.553

  107

.895

  158

1.074

  209

1.176

  259

1.263

6

.152

  57

.560

  108

.901

  159

1.077

  210

1.178

  260

1.264

7

.161

  58

.567

  109

.907

  160

1.079

  211

1.180

  261

1.266

8

.170

  59

.575

  110

.913

  161

1.081

  212

1.182

  262

1.267

9

.178

  60

.582

  111

.919

  162

1.082

  213

1.183

  263

1.269

10

.187

  61

.589

  112

.925

  163

1.085

  214

1.185

  264

1.271

11

.195

  62

.596

  113

.931

  164

1.087

  215

1.187

  265

1.272

12

.204

  63

.604

  114

.937

  165

1.089

  216

1.189

  266

1.274

13

.212

  64

.611

  115

.943

  166

1.091

  217

1.191

  267

1.276

14

.221

  65

.618

  116

.949

  167

1.094

  218

1.192

  268

1.277

15

.229

  66

.625

  117

.954

  168

1.095

  219

1.194

  269

1.279

16

.238

  67

.632

  118

.960

  169

1.098

  220

1.196

  270

1.280

17

.246

  68

.639

  119

.966

  170

1.100

  221

1.198

  271

1.282

18

.254

  69

.646

  120

.972

  171

1.101

  222

1.200

  272

1.284

19

.263

  70

.653

  121

.977

  172

1.104

  223

1.201

  273

1.285

20

.271

  71

.660

  122

.983

  173

1.106

  224

1.203

  274

1.287

21

.279

  72

.667

  123

.989

  174

1.108

  225

1.205

  275

1.289

22

.287

  73

.674

  124

.994

  175

1.110

  226

1.207

  276

1.290

23

.296

  74

.681

  125

1.000

  176

1.112

  227

1.209

  277

1.292

24

.304

  75

.688

  126

1.002

  177

1.114

  228

1.210

  278

1.293

25

.312

  76

.695

  127

1.005

  178

1.116

  229

1.212

  279

1.295

26

.320

  77

.702

  128

1.007

  179

1.118

  230

1.214

  280

1.297

27

.328

  78

.709

  129

1.010

  180

1.120

  231

1.216

  281

1.298

28

.336

  79

.715

  130

1.012

  181

1.122

  232

1.217

  282

1.300

29

.344

  80

.722

  131

1.014

  182

1.124

  233

1.219

  283

1.301

30

.352

  81

.729

  132

1.017

  183

1.126

  234

1.221

  284

1.303

31

.361

  82

.736

  133

1.018

  184

1.128

  235

1.223

  285

1.305

32

.368

  83

.742

  134

1.021

  185

1.130

  236

1.224

  286

1.306

33

.376

  84

.749

  135

1.023

  186

1.132

  237

1.226

  387

1.308

34

.384

  85

.756

  136

1.026

  187

1.134

  238

1.228

  288

1.310

35

.392

  86

.762

  137

1.028

  188

1.136

  239

1.229

  289

1.311

36

.400

  87

.769

  138

1.031

  189

1.138

  240

1.231

  290

1.313

37

.408

  88

.775

  139

1.032

  190

1.140

  241

1.233

  291

1.314

38

.416

  89

.782

  140

1.035

  191

1.142

  242

1.234

  292

1.316

39

.424

  90

.788

  141

1.037

  192

1.144

  243

1.236

  293

1.318

40

.432

  91

.795

  142

1.040

  193

1.146

  244

1.238

  294

1.319

41

.439

  92

.801

  143

1.041

  194

1.148

  245

1.240

  295

1.321

42

.446

  93

.808

  144

1.044

  195

1.150

  246

1.241

  296

1.323

43

.455

  94

.814

  145

1.046

  196

1.151

  247

1.243

  297

1.324

44

.462

  95

.820

  146

1.049

  197

1.153

  248

1.245

  298

1.326

45

.470

  96

.827

  147

1.050

  198

1.155

  249

1.246

  299

1.327

46

.478

  97

.833

  148

1.052

  199

1.157

  250

1.248

  300

1.329

47

.485

  98

.839

  149

1.055

  200

1.159

  251

1.250

  350

1.404

48

.493

  99

.846

  150

1.057

  201

1.161

  252

1.251

  400

1.473

49

.500

  100

.852

  151

1.059

  202

1.163

  253

1.253

  500

1.600

50

.508

  101

.858

  152

1.062

  203

1.165

  254

1.254

  600

1.715

51

.515

  102

.864

  153

1.064

  204

1.167

 

 

 

 

 


Exhibit 18ANNUAL HOMEOWNERS EXEMPTION APPLICATION


 

Dear Homeowner:

 

                      We are pleased to provide you with an application for the 1995 Homeowner Exemption.  This exemption could substantially reduce the taxes on your principal residence.

 

                      If your property qualifies for the exemption, please return the application immediately.  If it does not qualify, disregard this notice.

 

                      If your property qualifies and the address shown on the reverse side is incorrect, please sign and return this application, and contact our office at (312) 443-7509 with any corrections.

 

                      To receive this tax relief, the property's current owner must sign and return the application to the Assessor's Office by the deadline date on the application.

 

.................................................................................. You are entitled to only one Homeowner Exemption.  It may be granted only on your principal residence.           

 

                      The tax saving from this exemption will be in the form of a deduction on the second installment of the 1995 real estate tax bill scheduled to be mailed in the summer of 1996.

 

                      If you have any questions, please call our Homeowner Exemption Department at (312) 443-7500.

 

 

 

ASSESSOR OF COOK COUNTY

1995 HOMEOWNER EXEMPTION APPLICATION

 

To determine whether your residence qualifies for a tax savings under the 1995 Homeowners Exemption, the Assessor's Office is required by Illinois law to verify that this property was occupied by its current or previous owner as a principal residence on the first day of January, 1995.  If the property meets these requirements, this application must be signed and returned before June 17, 1996.

 

INDEX NUMBER 13-09-300-015-0000

PLEASE SIGN BELOW IN GREEN BOX....................................................................................................... 130930001500002

 

...................................................................................................................................................................... 500 W. MAIN................................................................................................................................................................ 130930001500002

                 CHICAGO

 

As owner of the above property, I hereby apply for the 1995 Homeowner Exemption and affirm by my signature that this property was occupied by its current or previous owner as a principal residence on the first day of January, 1995.  I understand that it is against the law to provide false information on this Homeowner Exemption Application.  (See reverse side for more information.)

 

FORM #5000 2/96  Detach and Return This Portion

Place

20¢

Stamp

Here

 

 

                   RETURN TO:              Assessor of Cook County

                                                                                                                              Homeowner Exemption Dept.

                                                                                                                              118 N. Clark (Room 301)

                                                                                                                              Chicago, Illinois 60602-1383

 

 

 

 

PRESORTED

FIRST-CLASS MAIL

US POSTAGE PAID

COOK COUNTY

ASSESSOR

ASSESSOR OF COOK COUNTY

HOMEOWNER EXEMPTION DEPT.

118 N. CLARK (ROOM 301)

CHICAGO, ILLINOIS 60602-1383

 

 

 

 

MAIL

TO:    CAR-RT SORT ** C002

                 JOHN JONES

                 OR CURRENT OWNER

                 500 W. MAIN

            CHICAGO, IL 60606



 


Exhibit 191996  COOK COUNTY AGRICULTURAL QUESTIONNAIRE

 

Return To:    Assessor of Cook County           Date Received by Assessor:

                   Land Department:  Farm Section

            118 N. Clark (Floor 3 1/2)         Township_______________________

                   Chicago, Illinois 60602

 

IMPORTANT:  QUESTIONNAIRE MUST BE COMPLETED IN FULL

 

1.    The affiant, ______________________, being the person liable for taxes on certain hereinafter described real property, hereby requests that said real property be valued as property used for agricultural purposes pursuant to Section 20e, Illinois Revenue Act of 1939, as amended (Ill. Rev. Stat. 1985, ch. 120, par. 501e).

 

2.    List property by Permanent Index Number(s) and approximate acreage:

 

PIN____________-__________-___________-_____________-_____________Acres___________

PIN____________-__________-___________-_____________-_____________Acres___________

(PLEASE ATTACH ADDITIONAL SHEET IF NECESSARY)

 

3.    Are these parcels currently assessed under the Agricultural Act?

YES___________NO___________If not indicated above by an asterisk (*).

 

4.    Specify the agricultural use for said parcels for each of the two preceding years:

 

Jan. 1, 1994 to Dec. 31, 1994 ____________________________________________

Jan. 1, 1995 to Dec. 31, 1995 ____________________________________________

Proposed 1996 agricultural use ____________________________________________

 

5.    Prove Agricultural use for 1995 by furnishing certified copies of any of the following:

 

(NEW REQUESTS MUST ALSO INCLUDE PROOF FOR 1994)

 

       A.     1995 Income Tax Return:  Forms 1040, Schedules E & R or F

       B.     1995 Leases (if farmed by lessee of tenant) or

                In the case of oral leases, a notarized affidavit from lessee mentioning specifically:

               a.  permanent index number(s) of parcel(s) used by lessee

                       b.  what was grown

                       c.  amount of rent per acre per year

                       d.  years that were farmed by lessee

 

6.    Legal or equitable owner of the above parcels and Property Location (Address):

 

______________________________________ __________________________________

(Name)                                                                 (Phone During Day)

       ______________________________________ __________________________________

       (Address)                                                                                                                         (Property Location - Address)

       ______________________________________ __________________________________

       (City, State, Zip)                                                                                                  (City, State, Zip)

(over)


 

PART II

 

7.    The property in question is farmed by:

 

a)              Owner-operator

           Does the owner-operator reside on said farm?                 Yes                 No

 

b)              Lessee or tenant (if such, complete lines below)

 

                                                                                        

(Name)   (Phone During Day)

 

                                                                                                                                    

                     (Address)

 

                                                                   

                     (City, State, Zip)

 

8.    Indicate any income other than income from agricultural use for the land:

 

                                                                                                                    

 

9.    For land that may be eligible, give estimates of acreage in each category:

 

                               Acres tillable land                               Acres not farmed (explain below)

 

                                                                                                                    

 

10.  Total number of improvements on parcel(s):

 

               Residences                                                                           

               Barns                                                                                   

               Storage Buildings                                                                 

               Silos                                                                                     

               Seasional Farm Stands                                                         

               Residential garages                                                              

 

11.  Specify the annual to owner from farm parcels either from rent or agricultural sale

       (This information will remain confidential)

 

               1995                              1994                                              

 

The affiant attests that the above identified real property is currently used for farming or agricultural purposes and has been so used for the past two years.  Further, the affiant understands that when any portion of the above parcels are no longer used for farming or agricultural purposes, the land will revert to its full real estate market value.

 

                                                                                          Subscribed and sworn to before me

(Affiant Signature)

                                                                                          this ______ day of               

                                                    

(Address)                                                                           19_____

 

                                                                                                                                      

(City, State, Zip)                                                                (Notary Public)

 

                                                   

(Phone during day)



Exhibit 20MAP SYSTEM

CHANGE OF INFORMATION FORM

____________________________________________________________________________________________

INFORMATION TO BE CHANGED

____________________________________________________________________________________________

Use this form for name/address changes to Cook County real property tax records.  It is also to add property addresses for each Permanent Index Number (PIN) in County records.

 

Changes must be kept within space limitations shown.  Use NO PUNCTUATION.  Allow one space between names, initials, numbers, street names and unit or apartment numbers.  PRINT IN CAPITAL LETTERS!  BLACK PEN ONLY!  This is a SCANNABLE DOCUMENT.  DO NOT XEROX the blank form. 

 

If a TRUST number is involved, put it in the NAME line.  Leave a space between name and trust number.  A single last name is adequate if you don't have enough room for the full name.  PINs MUST be included on every form.

____________________________________________________________________________________________

 

PIN:

----

NAME:



 

MAILING ADDRESS:

STREET NUMBER              STREET NAME              APT or UNIT



 

            CITY:

            

            STATE:                                                      ZIP CODE:

                                    -

 

PROPERTY ADDRESS:

STREET NUMBER              STREET NAME              APT or UNIT



            CITY:

            

            STATE:                                                      ZIP CODE:

                                    -

 


 

 



Exhibit 21 " \l 2

REAL ESTATE TAX PRACTICE GROUP

 

 

OUR APPROACH

 

Real estate taxes are the bedrock of local government funding.  They are an accepted cost of doing business for most organizations and comprise one of the largest single expenses of a business.  For many years, we have has helped our clients who own major commercial, multi-family residential and industrial buildings achieve the lowest possible assessment warranted by the facts and evidence available.  We view our position as being an advocate for taxpayers and have a proven track record in helping our clients and local government arrive at an equitable amount.  Our success on behalf of our clients can be measured by the many long-term relationships we have maintained over the years.

 

 

OUR REAL ESTATE TAX SERVICES

 

Triennial Reassessment

 

The Cook County Assessor routinely reassesses each property once every three years, after which he mails a Notice of Proposed Assessment.  This can also occur in one or both years between the normal reassessment if the property has been renovated, demolished or sold, or if its rental occupancy has changed.  We counsel clients regarding their proposed strategies and the possible consequences of upcoming assessment changes.

 

Filing Complaints and Appeals

 

In Cook County, the first step in contesting the assessment on a piece of real property is to file a formal complaint with the County Assessor and, if additional relief is indicated, filing an appeal with the Cook County Board of (Tax) Appeals.  These complaints must be filed upon receipt of the Notice of Proposed Assessment.  These notices are mailed by the County to taxpayers in the year prior to receipt of the tax bill. 

 

Retroactive Tax Refunds

 

In some cases it is possible to secure retroactive tax relief (after the tax bill is received) by convincing the Assessor to issue a Certificate of Error on behalf of the taxpayer.  Certificates of Error, which require approval of the Cook County Circuit Court, are requests for refunds of taxes previously paid or may entail elimination of a balance due if the bill was not paid in full.  This process can extend over several years.

 

Tax Objections

 

In appropriate cases where a satisfactory assessment reduction cannot be obtained after all administrative remedies are exhausted, we can appeal assessments to the Cook County Circuit Court, in proceedings referred to as Tax Objections (formerly Specific Objections).  This requires timely payment in full of real estate taxes under protest and the filing of a complaint seeking a refund of the excessive amount.

 

Illegal Rate Case

 

Annually we file Tax Rate Objections on behalf of those properties for which taxes are paid under protest.  This contingent fee litigation alleges that various taxing bodies have exceeded their authority and seeks a refund of any excessive taxes levied on the properties.  To take advantage of this relief, clients send their original second installment tax bills and checks to the County.  We verify that all taxes were timely paid to the County Collector and files the necessary protest litigation.  The process extends over several years.

 

Cook County Tax Incentive Program 

 

Cook County has adopted a system which allows for the reduction of assessment levels in four categories of industrial and commercial properties.  These reduced assessment levels are for businesses that develop new facilities or expand existing facilities.  Depending on the class in which the property is categorized, the assessment level can be reduced for a number of years, after which it reverts to the standard amount.  By reducing the level of assessed valuation, the property's real estate taxes are significantly lowered for the incentive period.

 

To qualify for one of these special incentives, the property owner must obtain the approval (by resolution or ordinance) of the municipality where the property is located and the Cook County Assessor.  This approval must be obtained prior to starting any construction or rehabilitation.  We counsel clients regarding the applicability and availability of these property tax incentives and prepare and process incentive applications.

 

 


GLOSSARY


 

 

GLOSSARY

 

acknowledgement                                                                   A formal declaration, at the end of an affidavit or document, made before a notary public by the person who signed the document.

 

action in debt Litigation filed against an individual human being (rather than against the real estate) to collect past due real estate taxes.

 

ad valorem     According to value.

 

affidavit          A statement sworn to in writing before a notary.

 

agent   A person who represents another (the principal).

 

amortization  Periodic debt reduction made according to a predetermined schedule for installment payments.

 

annual tax sale                                                                        An auction held each year by the county treasurer in which past due taxes are sold to persons or entities that pay those taxes to the treasurer in exchange for a certificate of purchase.

 

appraisal        A written document in which the appraiser gives an opinion of a property's fair market value.

 

appreciation   An increase in value; opposite of depreciation.

 

assessed value                                                                         In Illinois, one‑third (or 33.3%) of a property's fair market value.

 

assessed valuation                                                                  Value an assessing authority places on property.  The AV will subsequently be used to calculate real estate taxes on the parcel.

 

assessor          County or township official charged with assessing the value of real estate; also includes 30 township assessors in Cook County who are elected but not authorized to assess property.

 

bill of sale       A written document transferring ownership of personal property.

 

board of appeals                                                                     Board in Cook County which hears appeals from the Assessor.

 

board of review                                                                      Three member board in counties outside Cook which hears appeals from local assessing officials.

certificate of error                                                                 Retroactive appeal to the relevant local assessing official of an assessment for a prior year.

 

certificate of   Written permission by a city or village for people to occupy or use a newly

occupancy      built or rehabilitated building.

 

certificate of   Document issued by a county clerk certifying that a person or entity has paid

purchase         taxes, interest and fees owed for one or more years by the property's owner.

 

chattel Personal property.

 

circuit court   County trial court.

 

combined tax rate                                                                   Also called effective tax rate; the tax rate or rates set by one or more taxing bodies multiplied by the Illinois Department of Revenue's equalization factor (or multiplier or equalizer).

 

common areas                                                                        Land or improvements within a condominium, townhouse, development or shopping center that may be used by unit owners or tenants (examples are:  lobbies, tennis courts, and playgrounds).

 

condominium  A building divided into units (apartments, stores or offices) and common areas.  Buyers own their own units plus a pro rata share of common area.

 

consolidation  An action by the county redesignating one or more parcels of real property each having a permanent index number as a single consolidated parcel with a single new PIN.  A single tax bill and assessment notice will be issued for the new PIN. The old PIN will be retired.  The opposite action is a division.

 

contiguous      Touching or adjoining.

 

convey To transfer title to someone else.

 

conveyance    A deed, lease, mortgage or other transfer document.

 

cooperative    A corporation, a building and leases apartments to shareholders.

 

corporation    An entity created by the state which can conduct business, sue and be sued.  Liability of shareholders is limited to loss of their stock.

 

cost approach to                                                                     Estimating replacement cost of the improvement, deducting estimated

value   depreciation and adding land.

 

debt service    Principal plus interest paid by a property "owner to the lender".

 

deed     A document which transfers title to real estate.

depreciation   Opposite of appreciation.  A decrease in real estate's value due to deterioration, functional or economic obsolescence, age or any other cause.

 

DIRT   Depreciation, interest and real estate taxes; items not to be subtracted from gross revenues when calculating net profit for purposes of determining the fair market value of a real estate parcel using the income capitalization approach.

 

effective tax rate                                                                    Also called combined tax rate; the tax rate or rates set by one or more taxing bodies multiplied by the Illinois Department of Revenue's equalization factor (or multiplier or equalizer).

 

eminent domain                                                                      A forced sale of private property due to a government edict for a public purpose started by condemnation litigation.

 

equalized        The assessed value of one or more properties multiplied by the Illinois

assessed value                                                                         Department of Revenue's equalization factor (or multiplier or equalizer).

 

equalizer        Also called multiplier and equalization factor.

 

estimate of      Document issued by a county clerk stating the dollar amount of taxes, interest

redemption     and fees owed by a property owner to the person or entity that purchased the taxes on the property in question.  Timely payment to the tax buyer redeems the tax sale and prevents the owner from losing the property to the tax buyer.

 

execute           To sign (a contract or agreement).

 

exempt property                                                                     Real estate for which the Illinois Revenue Department has determined the local assessing official shall not assess and the county shall not seek to collect property tax.

 

fair market value                                                                    What a willing buyer will pay to a willing seller.  A recent sale price normally indicates a property's fair market value, the same as market value.

 

fee simple       100% of the rights an owner can have in real estate.

 

foreclosure     A forced sale by a lender of an owner's property to recoup principal and interest due to the lender.

 

forfeiture sale                                                                         A non‑auction over the counter sale by the county of the unpaid taxes which were not purchased during the county's annual tax sale.

 

grantee           The person receiving an interest in real estate.

 

grantor           The person giving an interest in real estate.

 

highest and best                                                                      Use of a piece of real estate at its highest economic potential.  This results in the

use       highest value for the property.

 

improvements                                                                         Buildings and other permanent structures or items permanently affixed to the land including black top, fences, bumper guards, light poles and swimming pools.

 

in personam   Relating to the person (in contrast to relating to a property).

 

in rem  Relating to the property (in contrast to relating to a person).

 

income approach                                                                    Capitalizing net income of a rental property.

 

indemnity fund                                                                        A fund maintained by a county treasurer to reimburse property owners who lose their property to tax buyers through no fault of their own.

 

joint tenancy  Undivided equal ownership of real estate by more than one person.  The interest of an owner who dies passes to the surviving joint tenant(s).

 

judgment and                                                                          Formal order issued once each year by a circuit court judge several

order of sale   months after the due date for the second installment of tax bills.  The judgment fixes the amount of taxes owed on each parcel of property in the county.  The order authorizes the county treasurer to conduct a sale of unpaid taxes for that year.

 

judgment book                                                                        A (sale) book, list or computer data base maintained by the county clerk for each year.  For every taxable parcel having unpaid taxes eligible for sale, it lists the permanent index number, date taxes were sold, if any, and certificate of sale issued, if any.

 

landlord          Lessee.

 

leasehold        What a tenant owns under a lease.

 

legal description                                                                     Language describing a property by metes and bounds or by lot and block.

 

lessee   Tenant.

 

lessor   Landlord.

 

levy     The amount of money a taxing body needs to raise from real estate taxes fulfill that government's budget.

 

MAI    Member of the Appraisal Institute given by the American Institute of Real Estate Appraisers

 

market approach                                                                    Use of actual sales prices to estimate value of the property being appraised.

to value

 

mortgagee      A lender to whom a borrower/mortgagor grants a "dead pledge" of the property's title which becomes "alive" if the borrower fails to make timely loan payments.

 

mortgagor      Grantor of a "dead pledge" on the mortgagor/ borrower's property.  If the borrower defaults, the pledge becomes "alive" and the lender can foreclose to get his monies back.

 

multiplier        Also called equalizer and equalization factor.

 

net income      A rental property's income minus expenses including taxes and insurance, but excluding depreciation and debt service.

 

net lease         The tenant pays all of the property's real estate taxes.

 

occupancy rate                                                                       Percent of rental space occupied.

 

parcel  The lot of land plus all improvements.  Documents in an assessing official's file on a piece of real property (land plus improvements).

 

permanent index                                                                     Identification number issued by a county for a parcel of property.  It may be

number (PIN) changed if an existing parcel is cut into two PIN's (a division) or if existing parcels are added together so the new parcel will have only on PIN (a consolidation).

 

personal property                                                                   Personalty.  Freestanding items on a property or in real estate that, if removed, will not damage the real estate.  Personalty is not subject to property taxation in Illinois.

 

property tax   Five member state board appointed by the governor which hears appeals from

appeal board  county boards of review.

 

quitclaim deed                                                                         A deed transferring whatever rights, if any, the person giving the deed has.  The person giving the deed does not promise he owns title to the real estate, unlike a warranty deed.

 

rate objection                                                                         "Illegal rate objection" lawsuit filed in circuit court.  Also called "tax rate protest."

 

real property The land and all buildings, improvements, and permanent fixtures on or in it, including oil, gas, and coal.  All real property is taxable.

 

real property Land and improvements including buildings and permanently attached property, such as minerals, trees, and craneways.

 

realtor A real estate broker or sales agent who joins the National Association of Realtors.

 

 

sales ratio study                                                                      Study by Illinois Department of Revenue comparing actual sales in each county to the assessed values of those sales.  Results are used to calculate the equalization factor (equalizer or multiplier) for each county.

 

scavenger sale                                                                        The third of the three types of tax sales after annual sales and forfeiture sales. It occurs every few years for properties having taxes delinquent by 2 or more years.

 

specific objection                                                                    Appeal to the circuit (trial) court of a property's assessment after the Board of Appeals or Board of Review rules.  Name changed in 1995 from "specific objection" to "tax objection complaint".

 

stabilized income                                                                    Theoretical income of a property as if it were rented at current market value.  Used by an appraiser for calculating a property's market value when a landlord rents all or most of the property to a tenant related to the landlord or when the property is owner occupied.  A property's fair market value using the income.

 

subject property                                                                     Property that is the subject of the appraisal or the subject of the discussion.

 

supervisor of Title of the local county assessing official in the majority of Illinois

assessments    counties.

 

tax buyer        A person or entity that pays a property's past due taxes and interest to the county treasurer in exchange for a certificate of purchase.  The certificate can be sold back to the property owner or can ripen into a tax deed making the tax buyer the property owner.

 

tax deed          A deed issued to a person or entity (tax buyer) that paid delinquent taxes on a property plus county fees.   Upon proof of filing of a petition and service of notices required by state law, a judge may enter an order directing the county clerk to issue a tax deed.  This deed must be recorded within one year from expiration of the redemption period or it becomes void.

 

tax division     An action by the county redesignating a single parcel of real property with one permanent index number as two or more parcels with two or more new PINs. One separate tax bill and assessment notice will be issued for each new PIN. The old PIN will be retired.  The opposite action is a consolidation.

 

tax extension  Amount of taxes owed by all properties to a taxing body.  It is determined when the county clerk multiplies the tax rate times the equalized assessed rate comparables.  Arms length sales of similar property used to estimate the value of another property of all property within the government's boundaries.

 

tax objection Appeal to the circuit (trial) court of a property's assessment after the Board of

complaint       Appeals or Board of Review rules.  Previously called "specific objection".

 

tax purchaser See tax buyer.

 

tax rate protest                                                                       Appeal to circuit (trial) court of errors made by taxing bodies in setting the amount of taxes they want to run their governments.

 

tenant  Lessee.

 

trial de novo   Trial starting from the beginning, ignoring evidence or rulings that may have been issued in a previous hearing or lower tribunal, in contrast to an appeal on the record in which evidence and procedures from a prior trial are checked in detail to see if proper procedures, standards and the law were properly respected.

 

vacancy factor                                                                        Percentage of unrented space in a rental building.

 

warrant book A book, list or computer data base created by the county collector for each year.  It lists every parcel in a county with its assessed value, equalized assessed value, tax rate, tax code, dates taxes were paid, any court order and the taxpayer's address.  It is subsequently maintained by the county clerk.

 

warranty deed                                                                        The seller who gives the deed promises he has good title to the real estate being transferred.


ABBREVIATIONS


ABBREVIATIONS

 

 

AR                              Assessment Ratio

 

AV                              Assessed Value

 

C/E                             Certificate of Error

 

FMV                           Fair Market Value

 

pff                               per front foot

 

psf                               per square foot

 

sf         square foot

 

S/O                             Specific Objection


INDEX


I N D E X

 

Abandoned Property   29, 30

Abatement       43


mosquito          45


Accountant Breakouts 65

Act


Administrative Review            17

Agricultural     93

Illinois Administrative Review            16

Illinois Revenue           93

Property Tax Extension Limitation      48

Revenue          61


Action


class     17, 38

in Debt 50, 61, 64


Actual


net income       7

rent      43

taxes    5, 35


Address Change          49, 63

Adjudication    57

Adjustment Valuation Period  34

Administrative


Agencies          3

remedies          17, 27, 96, 98

Review Act      16, 17


Advice


legal     2


Affidavit          32


occupancy       7

vacancy           13


Agent   14, 57, 64

Aggregate        4


tax rates           5


Agreement


buy back          60


Airport Authority        45

American Airlines Method      44

Amortization   65

Amount


base     53

delinquent        54


Analysis


assessment       7


Annual


application       35

Application for Judgment        35

budget 45, 46

exemption        32

interest 56

levy     45

protests            63

Sale      50‑54, 58

Sale of Delinquent Taxes         54

tax sale            49, 50, 52‑54, 56, 57


Apartments      4, 5, 11

Appeals           15, 17, 74, 89, 96, 98


alternatives      16

assessment       18, 64

Board of          2, 14, 15, 17, 18, 26, 27, 38, 64, 72‑75, 88‑91


Appellate Court           17

Application      54


exemption        2, 32

Judgment and Order of Sale    54


Application for Judgment        54

Appraisal         8, 9, 13, 26, 43, 66, 90

Approach


cost      7

income 7, 9, 43, 65, 66

market 7

sales     7


Areas   13, 30, 83, 86, 91

Argument


vacancy           15


Assessment      2, 3, 7, 14, 15, 18, 20, 24, 25, 27, 29, 32, 38, 39, 41, 46, 59, 66


analysis            7

appeals            14, 18, 64

assessments     13, 17

back tax           43

complaint         63

concepts          3

contest 63

county‑wide     5

districts            21, 22, 41

filing dates       73‑75

irregular          61

land values      42

level     24, 29, 30, 33

method of        14

multi‑township 45

Notice  19, 27, 63

objections        17

officials            7, 41

omitted            43

procedures      18, 41

property          39

public  41

quadrennial     32

ratio     5, 11, 24

reduction         13, 19, 27, 35, 38, 66, 96, 97

reduction procedures  13

special 59

Supervisor of   3, 13, 14, 17

triennial           32

value    2, 3, 30, 46

year     27, 61


Assessor          2, 4, 8, 11, 13‑15, 17, 19, 20, 25‑27, 29‑32, 38, 41‑43, 48, 49, 61, 63, 64, 71, 72,

 89‑91, 96, 97


Complaint        13, 15, 25, 27

Cook County   3, 4, 37, 71, 86, 89, 96, 98

Fair Market Value       11, 61

Township         3


Association


condominium  37, 40


Attorney          14


real estate tax   2


Auction            49‑52, 57


public  49, 50, 57

tax       50, 52


Audit   8, 90

Authority


water   45


Automatic Teller Machines     7, 39, 63

Average Ratio 4

Award 60

Bankruptcy      8

Base Year Valuation    34

Basic Assessment Concepts     3

Basis


annual  13

triennial           13


Beneficiaries    55

Benefits            42


of Protesting    38


Bid       50, 51, 54, 56, 57


high     51

maximum penalty bid  54

penalty interest rate     54

winning           51


Bidder  54, 57

Bill


estimated tax    35

installment       35, 61

mailed  49

of sale  36

outstanding      51

tax       2, 27, 34, 35, 38, 47, 49‑52, 59, 61, 63, 66, 96, 97

upcoming tax   2


Board


appeal  14, 27, 63

Complaint        26, 64

Cook County (Tax) Appeals    14

County 13

endorsements  26

filings  27

interim 14

members          15

of Appeals       2, 3, 14, 15, 17, 18, 26, 27, 38, 64, 71‑75, 88‑91

of Appeals Complaint  14

of Review        3, 14‑18, 43

Property Tax Appeal Board (PTAB)   16

Revised            14


Board of Review          17, 43

Bodies


local     45

local taxing      2

taxing  5, 11


Books


Judgment         53, 58

Warrant           53


Budget 47


annual  45, 46

government     47

taxing body     47


Building


apartment        9, 11, 24, 78, 82

commercial      3

historic            34

industrial         3, 9, 18, 81, 96, 98

permits            8, 65

rental   7, 65


Burden


higher  18

lower   18

of Proof           18


Buyer


tax       50, 51, 55, 59

willing 3


Calculating      4, 11


tax rates           45, 47


Capitalization


rate      7


Catastrophe     7

Category


assessment       24


Ceiling 47

Cemeteries       31, 45

Certificate


holder  54

of Deposit        55

of Error (C/E)  2, 25‑27, 57, 64, 96

of Purchase     51, 54, 56, 57

of Rehabilitation          34

of Sale Number           53


Check


tax refund        25, 26, 35


Circuit Court   2, 16‑18, 25‑27, 35, 38, 49, 54, 63, 64, 96, 98

City


home rule        43


Civic Centers   45

Claim


excess land      64


Class 2 37

Class 6b


industrial         24, 29, 80


Class 7


commercial      24, 29, 80


Class 8 30


depressed industrial or commercial     24, 30, 81


Class 9 30


multi‑family     24, 30, 81


Classification   3


2 Residential    4

9 Incentive Eligible Areas       86

Codes  77

Cook County System   24

incentive          24

ownership        31

use       31


Clerk


Circuit Court   54

County 56


Closing Date    15, 89

Co‑ops 36, 39

Code


Cook County Classification     77

Illinois Property Tax   3, 16


Collection        49


data      7


Collector          54


Cook County   35

County 53, 57


Commercial     3‑5, 7, 9, 11, 13, 18, 30, 65


building           3, 18

facilities           29

facility incentive          24

land uses          41

property          2, 5, 7, 12, 24, 29, 35, 43, 52, 63‑65, 97

property income tax    65

real estate        2, 24, 29

revitalization    83


Commission


County Water  45


Comparison


sales     7


Complaint        2, 15, 19, 36, 37, 89


assessment reduction   63

Assessor          13, 15, 25, 27

Board   26

Board of Appeal          14

filing    96

form    71

overassessment            13

Real Estate Assessed Valuation           71, 72

Tax Objection  16, 17, 38


Concept


tax sale            50


 

Condominium Association      40


condominium  37


Condominiums            36, 37, 57


owner occupied           57

residential        24


Conflict


collection         50

partial payment            27


Consequences  51

Conservation   45


river    45

soil       45

water   45


Consolidation  63

Constitution     7

Construction


new      7


Contract


sales     13


Cook County


agricultural questionnaire        93

assessment procedures            13

assessment ratio           4

assessor           3, 4, 37, 71, 72, 86, 89, 96, 97

Board of Appeals         3, 14, 72, 91, 96, 98

Board of Commissioners         24, 36

Circuit Court   96, 98

class codes       24

classification codes      77

Classification Ordinance          36

classification system    24

Collector          35

Enterprise Zones         83

homeowners    13

multipliers       6

properties        4, 49

property owner           17, 38

tax assessment appeal  14

tax incentive program 97

taxpayers         17, 18

townships        21

Treasurer         27

triennial map   76

triennials          21


Cooperatives   57


residential        24


Cost


approach         7

Clerk's certificate fee  55

County Clerk's tax search fee 55

court    55

election            47

error fund fee  55

indemnity fund fee      55

publication       55

Treasurer's automation fee      55

Treasurer's fee            55


County


Christian          13

Collector          54

Cook    3, 4, 13, 24, 72, 76, 77, 83, 97

Lake    4, 5

St. Clair           13

Treasurer         25, 27, 28, 35, 49, 50, 52, 54, 59


Court


Appellate Court           17

Circuit 2, 16, 17, 25‑27, 35, 38, 49, 54, 63, 64, 96, 98


Crops   42


bushes 42

trees     42


Custodian        53

Cycle


Triennial          21


Damage


property          7


Data


Collection        7

updated vacancy          19


Date


assessment filing          74, 75

Assessor's       15

board   15

closing 15

court filing       54

due      35, 49, 52, 53, 55, 63

filing    15, 73

lien      8, 41

opening           15

penalty 49, 52, 55, 56


de novo


trial      17


Deadline          15, 20, 25, 35


Assessor          15, 64

Board   64

redemption      55

statutory          35, 58


Decay


urban   43


Decision          16

Declaration


Real Estate Tax Transfer         8


Deduction        32

Deed    8


tax       60


Delinquent


taxes    50, 51, 54, 57, 61, 64


Department


Illinois Revenue           2, 4, 24, 46, 48, 53


Depreciation    7

Depth Factor   42, 43

Description


legal     8, 63


DIRT   65

Discount Rate  44

Disposal


solid waste       45


Districts


assessment       21, 22, 41


Division


tax       63, 64


Election Cost   47

Endorsements


board   26


Enterprise Zone           43

Entrepreneurs  50

Environmental Hazards           19

Equalization     24


county 46

state     4, 11


Equalized Assessed Value (EAV)        5, 11, 12, 32, 45, 46

Equalized Tax Rate      5

Equalizer         4, 5, 11, 24

Error


Certificate of    2, 57, 96

factual  25

judgment         25


Escrow            59


bank    35


Estimate           35


income 7

levy     48


Estimating        7

Evidence          8

Exceptions       7


certain 7


Excess Land    63

Exemption       24


annual  32

application       2, 32

charity 31

homeowner     12, 37

homestead       32

improvement   33, 66, 77

leases   64

ownership        31

senior citizen   32, 66

status   31

tax       31

type     31

use       31


Expenses


capital  66

one‑time extraordinary            66


Expiration        55, 66


redemption period       58


Extension


aggregate         47

tax       47


Factor


depth   42, 43

equalization     4, 12, 24, 34, 42, 46, 48

multiplier         4, 24

occupancy       18, 19

tax load            7

vacancy           18


Fair Market Value (FMV)       3, 11, 36, 46

Farm    24, 41, 54, 77, 93, 94

Fee      51, 52, 54, 97


attorney's        60

Clerk's certificate        55

costs and printing        56

error fund        55

flat       59

indemnity fund            55

insurance and professional      65

lawyer's           60

legal     60

license 46

plaintiff's         60

printing            56

sale in error fund         55

tax search        55

Treasurer's      55

Treasurer's automation           55

user     46


Filings


appeal  2

assessment appeals      64

Assessor Complaint     15, 25, 27

Board   27

Board Appeal  25, 27

Certificate of Error      2, 25, 64

complaint         2, 14, 15, 25, 71

Complaints and Appeals          96

court date        54

date      73

exemption application 2

notice   58

objections        35, 38

Rate Objection 38

Rate Protests    25, 26, 35

reassessment appeal    20

specific objection         2, 16, 26, 27, 35

Tax Objection Complaint         16

township dates 15


FMV    3‑5, 7, 9, 11, 12, 19, 24, 32, 33, 42‑44, 46, 61, 65

Foreclosure     8, 61, 64

Forest Preserve           45

Forfeiture        56, 61


anniversary     56

date      56

purchase          56

sale      50, 51, 53, 56, 58

tax       56


Form


1040 IRS         90

Complaint        13, 71, 89

Estimate of Redemption           55

Income Tax     90

redemption      55

review request 91

transfer tax declaration            8


Formula           43


assessing land values   42

calculating real estate tax         11


Freeze 34

Fund    47


error    55

federal 68

government     96

indemnity        59, 60

indemnity fee   55

state     68

tax buyers indemnity   59


General


Assembly         3, 4

reassessment    41


Government


boundaries       45, 47

budget 47

community colleges     45

counties           45

funding            96

law       98

local     30, 45, 57, 68, 96

municipalities  45

revenues          68

special districts            45

state     24

subsidized housing      24

townships and road districts    45

unit      45‑47, 50, 54


Hazards


environmental 19


Health


public  45


Hearing


public  29, 46, 47


Historic


Buildings Assessment Freeze  34

Museum          45

Preservation Agency   34


Home Rule      43

Homes


mobile 39

single family    24


Homestead


exemption        32

General Exemption      32

Improvements Exemption       32

Senior Citizen's Exemption     32


Hospital           45

Housing


subsidized        24


Identification   49, 72

Illegal  18, 41, 51


Rate Case         97

Rate Objection 63


Illinois


Administrative Review Act      16

constitution      3, 7, 24, 36

General Assembly       3, 38, 39, 45, 48

Governmental Units    45

Historic Preservation Agency 34

law       41, 61

Legislature       14

property          31

Property Tax Appeal Board    17

Property Tax Code      3, 16

Property Tax Code Sections    31, 58

property tax revenues 68

PTAB   18

real estate tax law        99

Revenue Act    16

Revenue Department   2, 4, 24, 36, 46, 48, 53

Supreme Court            15, 43

taxes    68

Truth in Taxation Law 46, 47


Improvements 43, 65


original            30

Title to Lease   65


in personam     50

in rem  50

Incentive          29


affordable housing      24

Class 9 86

commercial facility      24

economically depressed          24

financial           50

industrial facility          24

Program          29, 97


Income


actual   2, 7

approach         7, 9, 43

gross    2

imputed           2

market 7

net       7, 65

producing rental property       9

rental   43

stabilized         7

stabilized net    7

stream  7

theoretical market        7


Individuals


private 31


Industrial         4, 5


real estate        29


Information


expense           13

income 13


Inhabitants       43

Installments     35

Institutions


charitable         31

religious          31


Interest            25, 51


statutory          54


Interim Board  14

Investment


rate of  7


Items


freestanding     63


Judgment


Application for            54

Books  53


Lake County    21

Land


Depth Factors  92

excess  63

unimproved     24

unit prices        42

vacant  4, 42, 64, 72, 77, 91

values assessing           42


Lawyer            9, 13, 27, 38, 60, 63‑65

Lease   43


building           8

improvements  65

leasehold         43

negotiations     63

short    44


Legislature       38


Illinois 14

state     47


Letter


protest 16, 35, 38, 63


Level


assessment       24, 29, 30, 33, 97

average assessment     24

Board   18, 38


Levy    3, 47


allowable         47

annual  45

estimated         48

exceeding        47

overestimated  48

prior year        46

property tax     46

tax       46, 47

terminology     47


Liability


for taxes          50, 61, 64

of owner          61

tax       16, 49

taxpayer          49


Library            45

Liens


on property     61


Lighting


street    45


Limits


city      83

on taxation       46


Litigation         16, 38, 59


contingent fee  97

protest 97

rate objection   38

tax objection    16


Livestock         42

Load


tax       7


Local


Assessing Official        2, 24, 36, 40, 41

Board of Review          14

elected officials            98

government     30, 45, 51, 57

government funding    96

Government Revenue  68

tax rate            32

taxing bodies   2, 45, 46

taxing districts 68


Machines


automatic teller            7, 39, 63


Mail


certified           54, 56

registered        54, 56


Maintenance


cemetery          45

tax exemptions            31


Market


approach         7

rent      9, 10, 43, 44

value    7, 64, 91, 95

volatile 19


Method            4, 7, 41, 43, 44, 66


American Airlines       44

assessment analysis     7

of assessment   14

Textbook         44


Mortgage         52, 59, 64

Multiplier        4‑6, 24, 42

Museum


County 45


Notice  13


Assessment      14, 15, 19, 27, 63

certified           50

final     50

pubic   46

Reassessment   13, 63

sale      50


Number


Certificate of Sale        53

index   59, 89, 90, 93

Permanent Index         53, 54, 64, 72, 93

Permanent Index Number       72


Nursery           42

Objection


specific            2, 16‑18, 25, 27, 35, 38, 96

tax rate            2, 97


Occupancy      7, 19, 30, 90, 96


affidavit           7

factor   19

factors 19, 20

improvements  77

rate      7, 19

rental   96

vacancy           18


Occupied


Owner 7‑9, 34, 37, 43


Officials


assessing          3, 7, 9, 13, 18, 19, 37, 43, 44, 65, 67

local assessing 2, 24, 36, 37


Omitted


assessment       43

property          43


Option 9, 17


to extend          9

to purchase      9


Ordinance        24, 29, 30, 43, 46, 47, 97


appropriation   46

Cook County Classification     36

county 24, 30


Organizations


health maintenance      31

hospital            31

veterans           31


Orphanages     31

Overassessment Complaints    13

Overestimation            48

Owner


condo  36, 37, 40

defendant         61

delinquent        51, 57

dispossessed    59, 60

Exemption EAV Reduced        33

income tax return        66

occupied          7, 8, 34, 37, 41, 43, 57

occupied property       9

occupiers         12, 32

plaintiff            60

plaintiff's lawyer         60

plaintiff/delinquent property   59

property          9, 12, 14, 15, 17, 18, 28, 35, 38, 49‑51, 54‑61, 65‑67, 97

real estate        61

taxes    54

unit      41


Parcel  4, 5, 7, 13, 24, 38, 43, 45, 50, 53, 54, 56, 57, 63, 72, 77‑79, 81, 82, 93‑95


delinquent        54

forfeited           56

parcel  10

real estate        57

residential        4

tax       9, 63

tax delinquent  56

taxable 53

taxes    51


Partial


Payment Conflict         27

Tax Payments  52


Party


political            14

related 8, 9


Pattern


historic            19


Penalties          50, 51


date      49

interest 35, 50


Percentages


penalty 54


Period


adjustment valuation    34

redemption      54, 55, 58


Permanent Index Number (PIN)         37, 53, 54

Permits


building           8


Personal


Liability for Taxes       61

property          39, 40, 63


Policy


clean title         62

title      8


Pre‑conditions 27, 38

Pre‑payment    25

Premium          43

Prices


actual sales      8

current market 9

land unit          42

potential sales  63

premium          8

traditional unit 42


Pro se  14

Process


assessment reduction   13

budget/appropriation   46

certificates of error      25

real estate tax assessment appeal         14

Specific Objection       27

tax sale            51


Proof


burdens of       17, 18, 91


Property


abandoned       29, 30

assessed value 2, 18

assessing          2, 30, 39, 43

attorney           19

AV       3, 35, 46

average occupancy rate           7

Class 2 37

classification    24, 42

commercial      2, 5, 9, 13, 24, 35, 43, 63‑65

commercial owners     12

comparable      7

contaminated   67

damage            7

defined            39

delinquent        49, 50, 54, 62, 64

EAV    5, 32

exempt 31, 53

exempt by ownership  31

exempt by use 31

FMV    3, 9, 61, 65

hypothetical     11

improvements  7

income levels   19

income producing       13

income tax return        65

individual        4

industrial         2, 7, 9, 13, 35, 43, 63, 64

land     7

leased  9

legal description          8

lender  27

liens     61

net income       7

non‑exempt     47

non‑profit        4, 5

omitted            43

owner  9, 14, 17, 18, 28, 35, 38, 49‑51, 54‑61, 65‑67, 97

owner occupied           8, 9

personal           7, 9, 36, 37, 39, 40, 63, 66

railroad            53

real      3, 7, 24, 36, 39 40, 48, 61, 63, 93, 95, 96

real estate taxes           36, 40, 97

reassessment    20

records            39

rehabilitation   30

rental   8, 9

rental commercial        7

residential        5, 32, 35

sale      13, 15

school  31

special use       7

specific            11, 45

survey 8

Tax Appeal Board (PTAB)      3, 17, 18

Tax Code         3, 58

tax collection system   49

Tax Extension Limitation Act  48

tax incentive    29, 97

tax levy            46

tax reassessments        17

tax revenues    68

tax‑exempt       43

taxable 63

taxes    2, 15, 36, 39, 43, 47, 49, 50, 61, 64, 68

type     5, 54

use       24

value    7, 8, 13, 19, 25, 65


Property Tax Appeal Board (PTAB)   3, 16, 17, 38

Property Type 4, 5, 54

Protection


fire       45

surface water   45


Protest 2, 16, 25, 26, 35, 38, 54, 63, 64, 97


annual  63

benefits            38

letter    16, 35, 38, 63

paying taxes under      2, 35, 38

rate      26, 35

requirements   35

Tax Rate          25

taxes    16, 35, 63


PTAB   16‑18, 38

Purchase


Certificate of    51, 54, 56, 57

price    8, 36, 37, 39, 40, 66, 91

tax       51, 54‑56, 58


Rate


aggregate tax   5

average occupancy      7

capitalization   7

combined tax   11

discount           44

equalized tax   5

interest 51, 54

investment return        7

local tax           32

objections        38

occupancy       7, 19

protests            25, 26, 35

tax       2, 5, 6, 11, 12, 25, 32‑34, 38, 45‑47, 53, 66, 97

vacancy           19


Ratio    46, 63


assessment       4, 5, 11, 24

average            4

Cook County   4

study    4, 5


Rationale         51

Real Estate


Assessed Valuation Complaint            71, 72

classification    3

commercial      2, 29

delinquent tax  50

industrial         29

market rental value      9

market value    95

parcels 57

real property   7

reassessed        21

tax       2, 11, 14, 31, 40, 43, 45, 49, 54, 61‑67, 96, 97

tax attorney     2, 9, 15, 18, 30, 31, 35, 38

tax calculation 11

tax incentive programs            29

tax services      96

Tax Transfer Declaration        8

Transfer Declaration   40

Transfer Tax    36, 40


Real Estate


Transfer Declaration   36


Real Property  3, 7, 36, 39, 40, 48, 93, 95, 96


assessed           61

assessment       3

classification    24

commercial      2, 24

Incentive Programs     29

industrial         24

real      36, 39

tax       3, 36, 63

value    7


Reasons for Delinquencies      52

Reassessment   13, 15, 17, 20, 21, 41, 63, 96


appeal  17, 20

court appeal     18

general            41

notice   13, 63

property          20

property tax     17

quadrennial     21

triennial           13, 15, 21, 96

year     41, 66


Record


forum of          17, 18


Redemption     50, 51, 54‑56, 60


amount            58

date      56

deadlines         55

Estimate Form 55

legal period     52

period  52, 54, 55, 58

tax       51

Tax Sale           58


Reduction


assessment       13, 19, 27, 35, 38, 63, 66, 96, 97

C/E      25‑27, 64

EAV    32

large    13

One Year         7

One Year Only            15, 19

property's value          7

small    13

tax       2, 8, 20, 25, 26, 28


Referendum     47

Refund 25, 26, 35, 38, 97


certificate of error       64

certificate of error check         28

checks 25, 26

partial  2

retroactive tax 2, 96

tax       2, 25, 26, 35, 38, 63, 96

zero tax           38


Rehabilitation


certificate of    34


Related party   9

Relief   14

Renovation      43, 64

Rent


actual   43, 44

commercial      18

industrial         18

market 9, 10, 43, 44


Rentable Square Feet   8

Requirements


protest 35

statutory          5


Residential       4, 5, 9, 24, 32, 35, 41, 52, 77, 83, 94, 96, 98


apartment buildings     24, 36, 39, 78, 82

Class 2 4, 24, 77

condominiums 24, 34, 36, 40, 77

cooperatives    24, 36

multi‑family     98

owner/occupied           34

property          5, 32, 35

single family    11, 24, 34, 36, 39


Return


rate of investment        7


Revenue          46, 50


Department      2, 4, 5, 24, 36, 46, 48, 53


Review


Board of          3, 14‑18, 38, 43


Roll


rent      8, 13, 64, 90


Sale


annual  50, 51, 53, 54, 58

Annual Tax      49, 50, 52‑54, 56, 57

comparison      7

forfeiture         50, 53, 56, 58

Notice  50

Order of          35, 54

ratio     4, 5

ratio study       4

scavenger        51, 53, 56‑58


Sanitarium


tuberculosis     45


Sanitary           45

Scavenger Sale            51, 53, 56‑58

School 31, 47


districts            18, 47

property          31


Senior Citizen's Homestead Exemption           32

Service


water   45


Short Leases    44

Single Family  11, 24, 34, 36, 37, 40, 57, 72, 89

Societies


agricultural      31


Space


unrented          13


Special


districts            45

Use Properties 7


Specific Objections      2, 16, 25, 27, 96

Squad


rescue  45


Stabilized Income        7

Standard


statutory          4


State


legislature        47


Statement         8


audited financial          90

closing 8, 13, 37, 41

expense           8, 66, 90

income 8, 66, 90


Status


exemption        31

of Appellant     72

owner/occupier           32

tax incentive    2


Statute


General Assembly       4

of Limitations  62


Statutory


1.5% per month          51

deadline           35, 58

due date           49

interest 54

requirement     5

standard           4

Tax Rate Ceiling          47


Step Classified 64

Subdivisions


political            31


Suburb 13, 14, 21

Supervisor of Assessments      3, 13, 14, 17

Survey


field     64


System


classification    24

property tax collection            49


Tax


actual   5, 35

auction 50, 52

back     25, 43, 51, 64

bill address changes    49

bodies  2, 5, 11, 15, 18, 45‑47, 97

burden of         14

buyer   50‑52, 55, 58‑60

calculating       11, 45

city      6, 65

Collection System        49

combined tax rate        11

deed     51, 56‑58, 60

delinquent        49‑51, 54, 57, 61, 64

division            63, 64

elimination of  2

exempt body    65

exempt entity   64

exempt property          43

exemptions      31

extension         47

forfeitures        56

hypothetical     12

Illinois 68

incentive          2, 29, 30, 97

income 9, 49, 65, 66, 68, 90, 93

increased         8

individual sales            2

late       51, 52

levied   43, 61, 97

levy     46, 47

liability            16, 49

lien      56, 61

limits    46

load     7

maintaining      31

new      63

Objection Complaint    16‑18, 38

old       63

one‑time          36

overdue           50

payroll 65

personal liability          61, 64

piggyback transfer      36

pro‑rata           49

property          2, 15, 17, 29, 31, 36, 39, 43, 46, 47, 49, 50, 61, 64, 68

purchaser        28, 51, 54‑56, 58

rate      2, 5, 6, 11, 12, 25, 32‑34, 38, 45‑47, 53, 66, 97

Rate Calculation          47

Rate Percentage           47

Rate Protests    25

real estate        2, 65

Real Estate Transfer    36

reduced           2, 8, 26, 61

refund  2, 25, 26, 35, 38, 63, 96

retroactive refunds      2, 96

return expenses           65

sale redemption           58

state corporate income            2

state individual income            2

state sales         2

tips       63

transfer            36

unpaid 25, 50‑54, 61

year     2, 25, 32, 49, 61, 64, 66, 90


Tax Incentive   2, 29, 30, 97


programs         29, 97

status   2


Taxable Value 46

Technique


auction 50


Tenant 43


Prepayment     64


Term


lease    8, 9, 44

remaining        43, 44


Testify 14

Textbook Method        44

Tips


tax       63


Title     50‑52, 56, 62, 65


clean    62

clear    51

insurance companies   62

Lease Improvements   65

policy  8, 62


Township         3, 13‑15, 21, 22, 45, 54, 71, 73, 75, 89, 91, 93


Assessor          3

Filing Dates     15


Transit


mass    45


Treasurer         25, 27, 28, 35, 49, 50, 52‑54, 59

Triennial


Cook County   21

reassessment    21, 96


Trust


Illinois land      55


Truth in Taxation Law 46, 47

Type


property          4, 5, 54


Underassessed 4, 14, 91

Urban Decay   43

Vacancy          7, 8, 13, 15, 18, 19, 64, 66, 90


data      19, 64

excessive         7

rates     19


Value


analyzing         7

approaches      7

Assessed          2, 3, 5, 11, 12, 18, 19, 30, 32, 34, 44‑46, 63, 65, 66

assessed           18

base year         34

current assessed          2

Equalized Assessed     5, 11, 12, 32, 45, 46

fair market       3, 11, 36, 40, 46

land     7, 19, 42, 44

leasehold         43, 64

market 7, 9, 64, 91, 95

present 43, 44

pricing 42, 77

reduced           7

taxable 46

unit      42


Village 43, 84

Vote     15, 46

Water


public  45


Year


calendar           49, 61

fiscal    49

non‑triennial    15

tax       20, 25, 32, 49, 90


Zone


enterprise        29, 43, 83, 85


 

 

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