How To Appeal Your Chicago Property Tax Assessment

Did your new property tax assessment land higher than you expected? You are not alone in Chicago, and you have the right to challenge it. With the right evidence and timing, you can seek a lower assessed value and potentially reduce your future tax bills. This guide walks you through who to appeal to, when to file, and how to present a strong case. Let’s dive in.

How Chicago assessments work

In Cook County, the Assessor estimates your home’s market value and sets the assessed valuation. For most residential properties, the assessed value is 10 percent of market value, then a state equalization factor and exemptions are applied to calculate taxes. You can see how this math flows into your bill on the Assessor’s page on how taxes are calculated (see the calculation overview).

Two independent bodies review challenges. The Cook County Board of Review hears appeals after the Assessor’s decision, and the Illinois Property Tax Appeal Board (PTAB) handles appeals from the Board of Review. You can learn more about these roles in the Board of Review FAQs (BOR FAQs).

Where to appeal and when

Most homeowners follow this order:

• Appeal to the Assessor within the filing window on your reassessment notice, typically about 30 days after the notice is mailed (Assessor FAQs).
• If needed, appeal to the Cook County Board of Review when your township opens, which lasts a minimum of 30 days (BOR FAQs).
• If you disagree with the BOR decision, file with PTAB generally within 30 days of the BOR’s written decision (PTAB rules).

Filing windows change by township and year. Always confirm the current Assessment Calendar and deadlines before you file (Assessment Calendar). Missing your township’s window can end your administrative appeal options for that year.

Step-by-step appeal plan

Prepare your facts

• Find your 14‑digit PIN on your tax documents.
• Verify the Assessor’s property characteristics and your exemptions using the county portals referenced in the BOR FAQs (BOR FAQs).
• Make a folder for photos, survey, permits, and any recent purchase documents.

File with the Assessor

File during the notice window printed on your reassessment notice. You can submit online or by form, and the office provides guidance for owners who need help (Assessor appeal rules). Strong evidence includes corrected square footage, an appraisal, a recent arms‑length purchase, and clear photos showing condition. The Assessor aims to issue results in roughly 60 to 90 days after the filing deadline.

File with the Board of Review

If you still believe the value is high, file with the BOR during your township’s opening. Filing is free, and individuals can represent themselves. The BOR requires photos of your property and encourages comparables, appraisals, surveys, closing statements, and any damage documentation (How to present a case). You may request a hearing; hearings are telephonic for self‑represented owners.

Escalate to PTAB

If you disagree with the BOR decision, you can petition PTAB. The general deadline is 30 days after the BOR’s written decision, and PTAB has its own filing procedures and rules (PTAB rules). PTAB can increase or decrease assessments.

Evidence that works

• Comparable sales and uniformity. Compare assessment per square foot with similar nearby homes by age, style, and construction. Provide PINs, sale dates, prices, and photos so reviewers can verify your data (How to present a case).
• Recent purchase. If you bought your home within the last three years in an arms‑length sale and paid less than the assessed market value suggests, include your closing statement. This can be persuasive at the BOR.
• Appraisals and reports. A licensed appraisal strengthens your case, especially for complex or income‑producing properties (Assessor appeal rules).
• Factual corrections. Submit surveys, permits, or professional letters if square footage, room counts, or other details are wrong (How to present a case).
• Damage or special conditions. Provide dated photos, contractor or insurance reports, and permits for issues like flood, fire, or demolition that affect value (How to present a case).

Deadlines and timing

Township windows are not the same across Chicago and change every year. Check the annual Assessment Calendar and the BOR dates for your township as soon as you receive your notice (Assessment Calendar). Assessor and BOR decisions often take weeks to months to process, so plan ahead for a multi‑month timeline (process overview).

Keep paying your taxes on time while an appeal is pending. The second installment often reflects any reductions after the BOR or PTAB completes its work (BOR FAQs). If you already paid and later win a reduction, refund and offset procedures are handled under the Illinois Property Tax Code (refund framework).

Common mistakes to avoid

• Missing your township’s filing windows with the Assessor or BOR.
• Using poor or mismatched comps that differ in style, class, or location.
• Skipping easy fixes like correcting square footage or omitted exemptions.
• Expecting an immediate bill change. Reductions usually show up on the following year’s second installment.

Quick homeowner checklist

• Reassessment notice and your 14‑digit PIN.
• Assessor property details and exemption status printout.
• 3 to 5 recent, similar comparable sales with addresses, PINs, prices, and photos.
• Photos of your home, including any condition issues.
• Survey, permits, contractor or insurance reports, and appraisal if available.
• Recent closing statement if you purchased within the last three years.

Get local help when you need it

Understanding your property’s market value is useful for both appeals and smart real estate decisions. If you are planning a move or exploring your options in Bucktown, West Town, Logan Square, Lakeview, Lincoln Park, or the South Loop, reach out for neighborhood‑first guidance. For expert advice on buying or selling in Chicago’s core neighborhoods, connect with Pasquale Recchia.

FAQs

Do I need a lawyer to appeal my Chicago home assessment?

• Individuals can represent themselves at the Assessor and Board of Review, while corporations and some complex cases require counsel; filing at the BOR is free (BOR FAQs).

When will a successful appeal lower my Chicago tax bill?

• Reductions typically flow into the following year’s second installment after the BOR or PTAB process, with refunds possible if you already paid for the affected year (Assessor tax calculation overview).

What if I miss my Cook County township deadline?

• Missing the BOR window usually ends administrative appeals for that year, so monitor the Assessment Calendar and township dates closely (Assessment Calendar).

How do I fix wrong square footage or other property facts?

• Submit proof such as a survey, permits, or an architect letter to the Assessor or BOR; factual corrections are a common basis for reductions (How to present a case).

Should I keep paying taxes while my appeal is pending in Chicago?

• Yes, continue paying on time; adjustments are applied after decisions, and refunds or offsets are handled under state law if applicable (BOR FAQs).