[0:09] So, everyone's joining us. We'll give everyone just maybe a minute to join on

[0:14] here since we just started the meeting. It looks like we have about 350 360

[0:22] participants and that is rising. We'll just give you a minute and then

[0:28] we'll go ahead and start

[0:53] when we get to 400. screen. Oh, we're at 401. Okay,

[0:59] » we'll go ahead and get started. Um, still hopping on, but that's fine.

[1:05] So, hello everyone. Thank you for joining us today. This is our annual um

[1:10] appeal rules meeting where we'll go over every go over everything for 2026, any

[1:16] changes that are being implemented. My name is Angelina Romero. I am the chief

[1:21] communications officer here at the Cook County Assessor's Office. I'm going to

[1:26] go over quickly um just for housekeeping purposes a few things and then I'll kick

[1:31] it off to my team to introduce themselves. But let me just go over um

[1:36] really quickly some housekeeping and reminders. So um

[1:42] to let you know our recording which was announced at the beginning and we will

[1:48] be posting or after the meeting's finished we will be um this video will

[1:54] be accessible on our official appeals rule page. So you'll be able to go back

[1:59] to it and access. We will also share the presentation as well. You'll be able to

[2:03] download it. I know people always ask can you share the presentation? Where

[2:06] can I can I find the recording? So, it'll all be posted there hopefully by

[2:10] tomorrow. Just give us, you know, the rest of the day. It's a long video to

[2:14] render. Um, but we'll have it posted there as well as the PowerPoint and the

[2:18] New Year rules. Um, what else? Oh, yes. Regarding

[2:23] questions, this is important. So, we're not going to use the chat feature. If

[2:27] you want to ask the question, please use the Q&A box. So, if you look down at the

[2:32] bottom of Zoom, oh, there's already two questions. It says Q&A. It's a lot

[2:36] easier for us to track in the Q&A with a check mark if it's been answered. Um,

[2:41] it's harder to keep track with the chat lo the chat box. So, please ask your

[2:46] questions there. We will be answering the questions at the end. However, we

[2:51] have two persons on here designated to manage the Q&A um as much as they can

[2:56] during the meeting. However, at the end, I'll be moderating the um Q&A and being

[3:03] uh Oh, everyone can't hear me. I don't know what's wrong with my

[3:12] um Okay, one second. Hi. Testing. How do I sound now?

[3:20] » About the same, but >> Okay. So maybe Mike if you want to

[3:26] repeat what I just said about using the um Q&A feature rather than the chat.

[3:32] » Yes. Um a primary uh feature of first of all good morning everyone. primary

[3:38] feature of these um sessions we do every year is the ability for you all to ask

[3:43] questions and uh we don't have the chat uh feature abled but we do have a Q&A

[3:50] feature abled in which you can ask the questions and we can provide the answers

[3:54] as best we can. >> Okay, thank you. And then also can you

[4:00] hear me? If you could just remind them that we will answer questions at the

[4:03] end. However, two assigned staffers will be um closing them out as we go as well.

[4:09] » Right. We will answer questions at the end of the presentation. Yep.

[4:13] » Okay, perfect. Since you can't hear me, let's kick it off. Go ahead.

[4:17] » We we hear you, Angelina. I think some people, you know, I mean, I have you

[4:21] turned all the way up because I'm old and, you know, losing my hearing anyway,

[4:25] but uh yeah, it's just a little struggle.

[4:28] » All right. I don't want to yell at anyone, so we'll kick it off. Mike, if

[4:31] you could introduce yourself and then kick us off to the next person.

[4:34] » Sure. Thanks, Angelina. Good morning. Uh, my name is Michael Piper. I'm the

[4:37] chief valuations officer. Uh, Christina. >> Uh, hi. I am Christina Lynch. I am the

[4:45] director of legal. >> Good morning. I'm Tasha Gibbons, the

[4:50] chief counsel for the Cook County Assessor.

[4:54] » Gina Matisen. I'm senior legal counsel.

[5:00] TJ Sheml, director of commercial valuations.

[5:07] » Ray or Brian.

[5:11] » Hello. I'm Raymond, director of residential.

[5:16] » Brian Sila, director of special projects commercial.

[5:20] » Awesome. Thank you. So, we'll go ahead and get started and Tasha will kick it

[5:27] off. Thank you. >> Okay. Good morning again everyone. Just

[5:31] this is just an overview of what we will cover today. We will first talk a little

[5:36] bit of background on the role of the assessor. Now most of you on this call

[5:40] are quite familiar with that but we may have some new attendees. So we just want

[5:45] to provide that little bit of background. We will also talk about the

[5:49] valuation data that's available online on our website. rule changes for 2026

[5:56] um especially those that there are changes will be highlighted and then a

[6:00] number of things stay just the same as in 2025. Um valuation policy updates

[6:07] will also be covered. Um especially the vacancy policy and uh approach to

[6:12] valuation with the cap rate. And then finally we will touch on um somewhere in

[6:18] the process I know certificate of errors and then there will be a summary at the

[6:22] end and opportunity for questions.

[6:30] Okay, let's move on from here. So just a little bit again refresher um about the

[6:36] role of the assessor. We are statutoily um both authorized and commanded to

[6:41] assess the property in Cook County which is around 1.9 million parcels which are

[6:46] generally reassessed every um third year in the trienal reassessment. As you

[6:51] know, the Cook County is divided up by regions for the reassessment except for

[6:56] when there are when there is new construction and we pick that up as well

[7:00] with our field team and other uh tools, digital tools that we use to do that. We

[7:05] administer homestead exemptions, everything from your typical homeowner

[7:09] exemption, which most people have um as long as you're residing on that

[7:13] property, um to disabled veterans, senior freeze exemptions, things like

[7:18] that. administer nonhomestead property tax exemptions. So, your schools, uh,

[7:24] hospitals that qualify, um, charitable organizations, things of that nature,

[7:28] and they can be partially or fully exempt. Um, we also, of course, apply

[7:33] incentives, um, when properties qualify for incentive classifications to promote

[7:38] development and to make sure that they continue in operation in accordance with

[7:43] the ordinance for incentives. um it's not on the slide but we also handle uh

[7:48] property divisions and consolidations of course that happens with development

[7:52] with sales of portions of property and things like that and so we do work with

[7:57] those divisions along with the county clerk and then out of as a result of

[8:01] that we also process AL's assessment by legal description and then that works

[8:07] with the treasurer so that people can pay their portion of taxes until those

[8:11] pen divisions are completed and then the Another very important thing we do is we

[8:16] assist taxpayers with all of the above matters. Um, and besides setting those

[8:22] initial assessments, we're looking at information that's provided, you know,

[8:26] in the appeal review process. And of course, if we um did not receive

[8:31] information or did not get something right in the initial year, there is the

[8:35] provision that authorizes certificate of air adjustments as well. So there are a

[8:39] number of things and again I know that most people are familiar but it's just

[8:43] good to um review that information. So next um we will talk a little bit more

[8:49] about the system the property tax system which as you

[8:54] know it's not just the assessment but that is a big part of how the portion of

[8:58] taxes are divided up among properties and property owners. So it's very

[9:03] important how the assessments are set as accurate as possible. We're also

[9:07] required to assess them uniformly, but the numbers are set by the assessor and

[9:12] then they are capable of review by the board of review and then so those

[9:16] assessments can be changed as we know before the taxes are extended. And of

[9:21] course that extension uh we do not set the tax rates or send out those tax

[9:26] bills. But the clerk has a very important process in receiving the

[9:29] levies, the amount of money that the local taxing districts need to provide

[9:34] services. And those levies are filed with the clerk each year and are used in

[9:39] accordance with chapter 18 of the property tax code to extend and

[9:43] calculate rates um to ensure that the districts receive the money that they're

[9:48] supposed to um as long as it's in accordance with the law pel and things

[9:53] like that. And um then what goes into that the extension is based on the

[9:58] taxable value. So once all the assessments are certified then of course

[10:02] they are equalized after the information is provided to Idor the state agency who

[10:08] then creates an equalizer which for Cook County brings us into um proportion with

[10:14] the rest of the state that does not classify property equalizes our

[10:18] assessments and then that uh goes back to the assessor for the deduction of

[10:23] exemptions um the type that apply to homestead property and those are taken

[10:28] off the taxable value before the extension. But as you can see, it's a

[10:33] myriad of agencies involved to get to that. How does a bill become a bill in

[10:38] Cook County? And it starts with the assessments. Actually starts with the

[10:43] inspections and and the the pens and then the assessments.

[10:48] » Okay, moving on.

[10:52] » All right. So, we are engaged in assessing a number of properties each

[10:57] year. So, you know, the city's around half of that 1.9 million uh parcels. The

[11:02] other trial areas are a number of parcels as well. And so, the assessor

[11:06] must look at not only each individual property, but there's a mass scale that

[11:11] um happens with mass appraisal. We're looking at both the forest and the

[11:14] trees. Um and looking at the forest, we're trying to uh both accurately

[11:19] assess and uniformly assess in accordance with both the Illinois

[11:22] Constitution and the property tax code and the applicable county ordinance. and

[11:27] then to do our best to get those numbers to reflect a uniform assessment amongst

[11:32] like kinds of properties within classes. And so the information we received on

[11:37] appeal will give us more particulars about the trees within that forest. But

[11:42] um the assessor is engaged in that mass appraisal uh process. We use modeling

[11:46] for residential and worksheets and information that we obtain from the

[11:51] market for commercial properties.

[11:56] Okay. Okay. And from there, I am going to turn it over to Michael Piper right

[11:59] now to talk a little bit more about mass appraisal.

[12:02] » Thank you, Tasha. So, we heard two different um phrases that maybe don't

[12:07] seem consistent or aligned. Uh mass appraisal and market value. And I

[12:13] guarantee you uh in our world they are because the proper balance of the two uh

[12:20] equal fairness. So, what do we mean by mass appraisal? And as it says here, the

[12:25] IAAO defines mass appraisal as the systematic appraisal of groups of

[12:29] properties as of a given date, which is usually January 1st of the following

[12:34] year, using standardized procedures and statistical testing. And of course, the

[12:40] purpose of mass appraisal for what we do is efficient and equitable valuation of

[12:44] all property within a jurisdiction for at value or as it says at valorum tax

[12:50] purposes. And of course with mass appraisal assessors develop a

[12:55] mathematical model to predict the market value of properties. So what does that

[13:01] mean? Uh we basically we we look at market value on each

[13:06] specific property but we have to apply a uniform set of rules and methodologies

[13:12] for all properties within a particular category. Uh go to the next slide

[13:17] please. Angelina,

[13:21] you can you can look at what we do in terms of mass appraisal as uh we break

[13:26] it down into basically three different property types for accessible

[13:31] properties. The first one of course is residential. We are using uh basically

[13:36] for most residential properties a sales model. Okay, residential assessments are

[13:42] based on property characteristics. A lot of characteristics basically they come

[13:47] down to what? Size, condition, age and location. A lot of other things are

[13:55] factored into that. Idoor sales data which is our primary uh bread and

[14:00] butter. That's where we get the data from. Uh we have a new tool and we'll

[14:05] talk about that a little later. our home value report it which is useful for

[14:10] single family homes and class 211s and it will give you the top five most

[14:16] significant sales which affect the property's value um all data points that

[14:22] the model uses to estimate the property's value. So it's a good thing

[14:26] to take a look at and you'll see this and copy of the slide presentation.

[14:31] There's the website. It's very interesting. Um this is ve very new for

[14:35] this year and I think it will be something that you all will be finding

[14:39] helpful. So the next category of properties um next slide Angelina

[14:45] industrial and commercial. Okay, we're using an income approach, an incomebased

[14:53] model again based on factors and data that we get from the market just like

[14:59] with sales modeling. But the exceptions of course are new construction in which

[15:04] you know typically would employ the cost approach. Uh same thing with special use

[15:10] properties and then taxable lease holds which we value based on the remaining

[15:14] value of the lease. To develop its income approach uh we use data derived

[15:20] from extensive market research to develop rental rates, vacancy rates,

[15:25] operating expense ratios and capitalization rates. And we're going to

[15:29] talk about how we uh uh make estimates for our cap rate a little bit later.

[15:36] Also TJ will talk about that. Uh something we're doing a little different

[15:39] for this year. This data is derived from a variety of outside resources but also

[15:46] the Cook County Assessor Records. uh Cook County Recorder of Deeds, IDORE. Uh

[15:51] we also employ uh Co-Star, Moody's Analytics, Comstack, Tre, Near Map,

[15:59] Bloomback, Bloomberg News for just business valuation that will lead us to

[16:04] what property certain types of properties are worth. Uh CBRE and uh

[16:08] Price Waterhouse Cooper among others. The model shows information for most of

[16:13] the industrial and commercial properties in Cook County.

[16:17] Next slide. Finally, we come to kind of a

[16:22] combination of the prior two. Um, to create the valuations for mixeduse

[16:28] properties, we use a combination of both the res and commercial data and it

[16:33] depends on the size and class. So, for instance, the mixeduse commercial

[16:38] residential buildings under 20,000 square ft, the class 318s.

[16:43] Um, you'll be able to find that information on our industrial and

[16:48] commercial model. For mixeduse buildings which do not meet those parameters,

[16:54] uh, or those for class 212, the building will instead be subject to a split class

[16:59] of commercial, which is class 5, and residential class two or three. Okay.

[17:06] So, what I said, uh, I I I gave you some information about, um, our valuations

[17:13] and how you can tend to look at what we do in terms of mass appraisal, but in

[17:16] order to find those, um, Tasha is going to point you to, uh, where that

[17:21] information will be on our website. Tasha,

[17:28] » thank you. Okay, so we do have a lot of data online. I'm sure most of you have

[17:35] um reviewed some of that, but in case you hadn't for the township valuation

[17:39] models where where you can find them either under data, you have valuation

[17:44] reports and under how it works, a new button on our website to the left here.

[17:49] Um you cannot see my arrow, but um hopefully you can see the highlighted

[17:52] box. There you go. Thank you. Um those both are great sources for information.

[17:57] So, um, on the valuation reports, those will be by township with information.

[18:03] Um, here's, uh, if you went to that that button, this is what you'll find by

[18:07] township and whether you'd like to review the residential commercial. Of

[18:11] course, you can review both, but that's where you'll find. And it includes an a

[18:15] bit of information. I think we can go to the next slide.

[18:19] » I just wanted to add as well, if you scroll down in this particular page, you

[18:23] can see the archived valuation reports as well.

[18:27] I'm sorry. Could you speak up, Angelina? >> Oh, I'm sorry. I forget. I just wanted

[18:31] to say you could scroll down and there's archived um assessment years as well.

[18:36] » That's great. And as you can see, this would be the most recent uh full

[18:40] assessment year 2025. It includes things that are indicating what do things look

[18:44] like. So, if you're on the residential, the single family home value compared to

[18:49] how it was in 2024 and even a pri prior years from that. And so we're seeing

[18:54] just a little bit of a softening of the market in from 675 median to 636

[19:02] um in this particular Evston township I believe it is. And um condos uh same

[19:07] little bit of lower value in 2025, but it shows those median values. It shows

[19:12] where things were, where they are, also some additional details. So, do uh check

[19:17] those out because I know you're looking for information about how things are

[19:21] going in the market, what's happening with our assessments, and it's just rich

[19:25] with um details and uh additional information about um what goes into this

[19:31] and then our sales ratio analysis. Um so, so that information uh reflects

[19:37] where things landed with the median.

[19:43] And then we also have this um uh the the part to the right showed what uh the

[19:48] market and where our assessments were which were close. And we also include

[19:52] that additional information um if the assessments and that sales analysis if

[19:57] it's showing that the coods the coefficients of dispersion are uh

[20:01] showing the uniformity is there as it should be and um lack of regressivity.

[20:06] So that those details are available as well. And then we also have a lot of

[20:10] information for the commercial models that are used. Um specific types of

[20:14] properties. You can pull down the worksheets. I'm going to go ahead and

[20:17] let TJ Shiml give a little bit more information on the commercial

[20:21] worksheets, but it's rich with um uh details of what went into the valuation.

[20:27] So it really helps you address that. And I'll let TJ say a little bit more.

[20:31] » Thank you, Tasha. Um so the next two slides are going to be on industrial

[20:35] commercial properties and the information we provide. The CCO has

[20:39] published uh our underwriting and our assumptions for the vast majority of

[20:44] industrial commercial properties for I think since 2021.

[20:49] For 2026 it will be for the south uh townships that we'll be publishing all

[20:54] of our underwriting. To get there you're going to go to the methodology

[20:59] worksheets. You can see um as we publish towns and finalize them, they will be

[21:04] populated. You can also see uh prior ones from 20 uh 2025 and 2024.

[21:12] I would encourage anyone to look at that first. It will give you all the

[21:17] necessary information of how we underwrote it, which is the PGI,

[21:20] vacancy, operating expenses, and cap rate. Uh, one thing that will come a

[21:25] little bit later and that will change on our website, it's not changed yet is

[21:29] that we will be implementing a loaded cap. Um, and also on the website it will

[21:36] if you are not familiar with I think the income approach or you want to

[21:40] understand how we exactly do it, there is a page that will lay out step by step

[21:44] what we do and how we do it.

[21:53] Okay, that is me. Um, thanks TJ. So, this slide uh shows you that on our

[22:03] website we have um available to you the appeals overview and we'll give you a

[22:07] listing of all of the the various appeals related information and links

[22:12] that where you can file online. of course, our official appeal rules that

[22:15] we're going through today and the video that will be posted um in the next few

[22:20] days. Uh it also has our written policies, our cap rate policy, our

[22:25] vacancy policy, demolition policy, and properties under construction policy.

[22:30] So, all of those are on that appeals overview um on the assessor's website

[22:39] and they're very useful. So I'm going to talk a little bit about

[22:42] key points regarding the appeals process. And again, some of this may be

[22:46] very basic and rudimentary. And of course that is familiar to the

[22:49] practitioners that are attending this meeting today, but not everybody is

[22:53] necessarily familiar um if you're new or maybe not a practitioner. But current

[22:58] year assessments are appealed. It is the assessment that's appealed. We don't

[23:02] you're not assessing property tax bills or the amounts shown on a property tax

[23:06] bill. It is your assessment. Appeals of course are filed to request a correction

[23:10] to the current year assessed valuation which lays the foundation for property

[23:15] taxes. It's again it's not the amount of the property tax bill.

[23:20] If you do get a reduction in your assessed value that's this does not

[23:24] necessarily equate to a reduction in your tax bill. It may if it is a

[23:28] significant enough reduction in assessed value but is not necessarily the case.

[23:35] the assessor doesn't uh the assessor um does not calculate or

[23:41] mail the property tax bills and we also do not collect the property taxes.

[23:47] So next, a quick tour of the 2026 rules um that we're going to go over and and

[23:53] talk to you about today. You of course will be able to find them on that

[23:57] overview page that I mentioned earlier. The official appeals rules will be there

[24:00] online and uh we we hope that everyone will

[24:05] follow the rules. Um they are a little bit lengthy but they are pretty clear

[24:10] and fairly easy to follow. Um and we expect everybody to read and follow

[24:16] them. Um and if you have questions about them, you can always reach out to any

[24:21] one of us that is on this call today or on this webinar.

[24:25] So here's just the basic outline of the things that we are going to go through

[24:28] and touch on and I should say highlight specifically for the rules. Uh our

[24:33] general provisions uh our filing assessment appeals representation and

[24:37] our deadlines the evidence that you have to file in support of an assessed

[24:41] evaluation appeal and that will include you know um that also applies to the

[24:46] filings for certificates of error as well. many of those um or all of those

[24:51] evidence um in support of uh or excuse me class change requests. We'll talk a

[24:56] little bit about those. We'll talk very touch very briefly on omitted

[25:00] assessments. We'll talk a little bit about property tax uh or tax exempt

[25:04] properties such as schools and charitable organizations and government

[25:08] owned properties. Um re-reviews, corrections of factual errors, and

[25:12] certificates of error. We'll talk a little bit um in more detail about those

[25:15] as well. Next slide, Angelina.

[25:20] So, our general provisions, some of the highlights there. Uh the general

[25:24] provisions are covered in rules one through four of the rules. Um again, uh

[25:29] they'll you'll find all of the forms also on our website and there's a link

[25:32] to the website here on the in our in our slideshow. We do uh expect substantial

[25:38] compliance with all of our rules. Documents that are submitted should be

[25:42] legible and complete. we should be able to read them so that we don't have

[25:46] difficulty reading them and they should be complete when they're when they're

[25:49] filed. Um, please redact your non-public personal information that you want

[25:54] redacted from your documents because once you file them uh through our smart

[25:59] file system, they do become public record and any redactions that might

[26:04] follow on those records will come um if they are ever foyed um by somebody and

[26:11] we would follow all of the rules that are um under FOYA for private and

[26:15] personal information. The guidelines that we have that we will

[26:20] have available on our website will also provide you some tips on redacting

[26:23] non-public personal information. Photo copies of the completed forms and

[26:28] documents are accepted. Um

[26:33] property inspection requests um we would just ask that you please be cooperative

[26:38] with our inspectors as in the past unfortunately we have had some

[26:41] difficulties with that. It seems to be getting better. Thank you.

[26:46] um and don't file proper homestead exemptions as an appeal. Our smart file

[26:50] application is set up to accept appeals and certificate of error for valuations

[26:55] only. Homestead exemption filings have to be completed on our website under the

[27:01] exemptions under the tab for exemptions. There are it's a very specific and

[27:05] distinct separate filing for homestead exemptions such as homeowners

[27:10] exemptions, senior citizens, senior frees, disabled veterans and all of

[27:14] that.

[27:17] Next slide. So, filing assessment, appeals,

[27:21] representation, and deadlines. These are uh covered in rules 5 through 11 of our

[27:25] rules. As a taxpayer, you're of course not

[27:29] required to obtain representation to file an appeal before our office. There

[27:34] are instructions for filing an appeal and they apply to both prosay um uh

[27:40] appellants and as well as um and those who have representation. Of course,

[27:45] prosay meaning if you don't know what it means, it means you're representing

[27:48] yourself. Deadlines for filing appeals and supporting documentation are

[27:53] included in these rules and and we do post all of our our appeal deadlines on

[27:58] our website. So, you can follow that as well. important and be aware if you're

[28:03] not. Filers are also encouraged to file a brief in support of their appeal. The

[28:07] narrative brief brief is helpful and our analysts do review those.

[28:13] Filers should specify the estimated fair market value of the property in their

[28:17] appeal.

[28:20] Uh if the property is part of a REIT, um you should provide information regarding

[28:25] the REIT, including the valuation of the property. If you don't know what a REIT

[28:28] is, it's a real estate investment trust. It's essentially a company that pulls

[28:34] investments together for properties such as multif family uh office buildings and

[28:39] industrial type properties and um allows investors to pull their money together

[28:44] and can be public and if publicly traded can be um can be and has benefits. There

[28:50] are pros and cons to um being part of a read, but that's basically what it is.

[28:54] um and what to do when there are multiple pins as covered in these rules.

[28:58] And then there are also tips for filing condominium appeals which are um

[29:03] are good and helpful tips that you should follow. Next slide.

[29:12] Focus on rule number 10, which is our filing deadlines. Um please follow the

[29:17] filing deadlines. Um they're they are posted on our website as I've already

[29:22] mentioned. We will not accept late filed appeals. We just won't. Um except in the

[29:28] case of a smart file outage and we do try to notify practitioners if we know

[29:33] about an outage. Um when you report it, we do try to notify everybody about it.

[29:39] All documents that are filed in support of an appeal should be filed or must be

[29:43] filed by the deadline. There are there's no separate deadline for evidence

[29:46] submissions like the board of review has. We have you have to file everything

[29:49] by the deadline. Um, and that's it. And I'm going to turn it over to Gina.

[29:57] Gina's going to tell us um about some more more rules.

[30:02] » Yes. So, this is um first major change in our rules. So, you know, we have the

[30:06] fancy siren here. But anyway, uh previously we had no time limits for

[30:11] when attorneys or other representatives could file withdrawals or substitutions.

[30:16] This kind of caused a lot of chaos as we were trying to get our appeal um results

[30:22] letters out because you know these uh you substitutions were still coming in.

[30:26] So we do have a new deadline now. You have to get your withdrawals and

[30:30] substitutions into us no later than 14 days after the official appeal closing

[30:36] deadline posted on our website. So taxpayers can still use a representative

[30:40] of their choice or none. They don't have to. but on the representative must file

[30:44] their withdrawal and our substitution timely. Um, next slide, please.

[30:51] Uh, Angelina, next. Oh, thank you. So, um, we're going to focus on I I'm sorry.

[30:58] Back to uh >> Thank you.

[31:03] » Was this the slide? >> That's it.

[31:05] » This is This slide's fine. The other one was just kind of

[31:08] » ahead and then I couldn't get back. >> That's okay. The previous slide was just

[31:12] a rundown of where some of the rules were located, but you know, um they're

[31:16] located pretty much in the same places like same place as they were last year.

[31:20] So, we're going to focus on photographs this year because I'm not sure what

[31:24] happened last year because the photograph rule really hasn't changed in

[31:28] years, but last year suddenly there was a lot of confusion and consternation.

[31:33] So, we're just going to focus on that a bit. Please note that the rule starts

[31:36] out except in the case of an individual homeowner filing an appeal for their own

[31:41] residence. So no, your neighbor does not have to go around taking pictures of the

[31:46] whole neighborhood in order to file an appeal on based on their own home. Okay.

[31:51] However, for the for all of the others, um you have to include a photograph of

[31:57] front of the subject property. It should be in color and date stamped within one

[32:01] year of the lean date. You don't need fancy equipment. you can just use your

[32:05] cell phone. And if you're not sure how to make your cell phone date stamp

[32:08] stuff, I don't, for example, um you can use our addestation form to say when you

[32:13] took it. So the addestation form just needs to say, you know, Mike Mike Smith

[32:17] took these photos on January 12th or whatever. You know, real simple. So I

[32:22] just wanted to again remind everyone that this rule starts out except in the

[32:27] case of an individual homeowner file an appeal for their own residence. And uh

[32:32] next slide, please.

[32:36] Okay. So, purchase and sales price. Now, if the property is sold within the last

[32:42] two years, documents required by rule 13, you know, purchase and sales apply.

[32:47] Even if your valuation argument is not based on the purchase price. So, if it's

[32:51] sold in the last two years, whether you're ar ar ar ar ar ar ar ar ar ar ar

[32:53] ar ar ar ar ar ar ar ar ar ar ar ar ar

[32:53] ar ar ar ar ar ar ar ar ar ar ar ar ar ar ar ar argguing purchase price or not,

[32:55] you need to provide those documents showing that it's sold. like enforced

[32:58] sales, you might have like a bankruptcy order, a order approving sale from a

[33:02] foreclosure case, maybe a partition order. There's all kinds of different

[33:06] things. Um, if it's a uh traditional closing, uh provide us with a deed,

[33:12] purchase and sale agreement, closing statements, and the Pax 203 if any

[33:15] personal property is included. Um, you will also need to identify all parties

[33:20] to the transaction, and any relationship between them must be identified. Um, in

[33:25] the case of um, arguing for a reduction in sales price, a well organized brief

[33:31] is helpful where you talk about the parties, their relationship if any, and

[33:35] then just talk a little bit about why should we why should we adopt the sales

[33:39] price as a fair market valuation because there is that prohibition on sales

[33:43] chasing. So just keep it real really well organized, tight and tell us why.

[33:48] And then I am going to go ahead and turn this over to Mike.

[33:53] Thank you, Gina. So, um you heard what Gina just said. If it's a force sale, it

[33:59] doesn't preclude you from using it, but um we need some explanation as to why.

[34:06] If you're going to submit an appraisal to uh back up your essentially your case

[34:12] for a lower valuation, um you must also provide the other

[34:18] appraisals that may have been out there. Any that were prepared for that

[34:22] particular subject property within the past 2 years of the lean date. All

[34:27] appraisals must be credible. And by credible, we mean use path compliant and

[34:32] pertain to the property's highest and best use, which is at the top of the

[34:37] list of use path compliant. The appraisal must provide all pins for the

[34:43] subject property and the pins for all properties used as comps. And you heard

[34:47] Christina talk about rules for um multiple pins. So uh typically for

[34:53] residential properties, one address equals one pin typically. For commercial

[34:58] properties, we may have anywhere from two to 100 pins on a large commercial

[35:04] property. And we want to make sure that when you submit your appeal, we're

[35:09] making an applesto apples comparison. So, please provide all the pins. All

[35:14] appraisals must be based on available and reasonable market data with

[35:19] appropriate adjustments applied. No creative, and we use the term

[35:23] cherry-picking, please. And I'll explain what that means in the next slide a

[35:27] little bit. But all appraisals using the income approach to market value must use

[35:32] cap rate based on relevant current market data and particularly if using a

[35:38] loaded cap rate. Next slide.

[35:43] All comps used should be comparable to the subject. So this is what I was just

[35:47] referring to. We're looking for in your comps your list of comps. um you should

[35:53] be using properties that are of similar size, class, characteristics, and

[36:00] location. That doesn't mean it has to be in the same location or the same size,

[36:05] but similar, which is for our purposes kind of synonymous with the term

[36:10] comparable. Do not ignore the sale right next door in favor of a lower comp that

[36:17] helps make your case that's a mile away if there's one next door. So again, no

[36:22] cherry-picking, please. And and this is not uh something new we've added to our

[36:27] policy, but we feel we have to reiterate it because uh we get appeals that are

[36:32] submitted with a lot of information about why we should adjust the market

[36:36] value. But when uh Rey, who handles the residential, and TJ, who handles the

[36:42] commercial, when their staff look at the appeals, they're looking for similar

[36:47] comps, and that's very important. Filers must include a recent photo of the

[36:52] subject and each comp used and include the pins for each. But see rule 12,

[36:59] as Gina just talked about, photographs. Again, sale comps should be armslength

[37:05] transactions for fair market value. And we all know what arms length means. If

[37:10] using again if using a force sale as a sales comp, please explain why it's a

[37:16] good indicator of fair market value and apply the appropriate adjustments. Next

[37:22] slide. So finally with income producing

[37:27] properties uh I mentioned earlier that we are updating our cap rate policy.

[37:31] TJ's going to talk about that in a minute. But income producing property

[37:36] that's defined as a parcel in which either entirely or partially non-ownero

[37:41] occupied and generates some rental income. Hotels and motel are included

[37:47] even if they're owner occupied. Class 211 and class 212 however are not

[37:52] included. The arpie we don't we don't use that anymore. It's no longer a

[37:57] separate form. Um but it is built into smart file. So when you submit, it's

[38:03] built in there. So you can submit the information we're looking for on there,

[38:07] which is basically prior 3 years of income and expense information. Um,

[38:12] redact anything you need to. If you or your client do not have this

[38:17] information, please use our attestation form to explain why. Complete copies,

[38:23] complete copies of leases are preferred. But if you don't have that, include

[38:28] complete lease summaries. all parties to the lease, the rental amount, the

[38:32] identification of the space leased and by unit number, square footage rented,

[38:38] net gross parties responsible for paying property tax. So, um, we talked about

[38:44] our cap rate policy adjustments. Let's talk about cap rates. TJ,

[38:50] » thank you, Mike. Um so the big one of the biggest changes

[38:55] in 2026 will be the COA assessor will be implementing a loaded cap rate. Um in

[39:02] the previous years we have had tax expenses as part of the operating

[39:06] expenses and we did not load the cap. This year we will be doing that for all

[39:12] all appeals regardless of it's the south, the city or the north. Um, a tax

[39:17] load hopefully most people are familiar with. It will take into consideration a

[39:22] property's local level assessment, the property's uh or the state's

[39:25] equalization factor, and the estimated 2026 tax rate. When we're talking about

[39:31] specific tax rates, I'm going to start with the South. uh looking at the south

[39:37] over the past I would say you know 10 to 12 years the largest decreases in tax

[39:44] rates always happen on reassessment years and then they creep back up then

[39:47] they go back down. Data science has looked at this and the best method that

[39:53] we found for this year is to def is to revert back to or to go back to the 2023

[40:01] tax rate for south townships. So the rate that it was in 2023, that final tax

[40:08] rate is what we're going to use for south townships.

[40:11] » Yeah. >> For the city, we are going to use the

[40:13] 2024 tax rate, which is the most current. And for the north townships,

[40:18] because we do not have an updated tax rate after the uh 2025 assessment right

[40:25] now, we are going to use our 2025 estimated tax tax rates. Uh to make this

[40:33] simpler, we are going to publish every taxing district's effective tax rate and

[40:41] estimated tax rate. that will be on our website in the next uh couple of weeks

[40:47] and then that is something that you can uh go to look at and hopefully

[40:51] incorporate into the field. >> I'm going to go ahead and turn it over

[40:55] to Tasha who's going to go who's going to talk about I believe common area.

[41:02] » Uh that's me. Oh, is it >> whatever.

[41:07] » My bad. Sorry. >> That's okay. Thanks.

[41:10] Common area. So common area. What is that? Common area is a is a specific

[41:16] valuation um type. It's a dollar assessed

[41:20] valuation that is governed under section 10-35 of the property tax code. Common

[41:27] area is for condominium common areas. Typically, uh that's what we see. Um

[41:34] common areas are things like landscaped areas that are used by all of the owners

[41:39] in a in a condominium. um or you know pools and you know you

[41:46] know a gym uh facility that's can be used by all of the residents of a of a

[41:51] condominium building. But uses use of the property for common

[41:56] area purposes is only one element of common area. The rights of all of the

[42:00] individual owners as I mentioned is to use and enjoy the common area and it has

[42:04] to be reflected in some document that we need to see such as a deed, a

[42:07] declaration, an easements etc. These documents have to establish that the

[42:12] individual owner's rights um are exclusive uh to the exclusive use of

[42:17] those common areas on the property. Uh again, evidence can include or should

[42:22] must include deeds, declarations, amendments or similar documents which

[42:25] designate the property as common area. Please just make sure that you correct

[42:29] or that you include the correct legal description of the property. Um, and

[42:33] affidavit of use can be used and submitted. And while they're they're

[42:37] helpful, they are not on their own convincing. Uh, filers should provide

[42:42] these documents. Um, our office cannot obtain these documents from the clerk's

[42:46] office on your behalf. And that turns over back to

[42:54] » Thank you. >> Yes.

[42:57] » Rule 18, land valuation. The CCO generally values land at market value

[43:02] per square foot. There are some exceptions that have special

[43:06] assessments. Uh farmland, open space, unbuildable.

[43:10] Um when we look at land valuation, I want to impress that it is the

[43:16] underlying zoning that determines the land value more than anything else. It's

[43:23] not the use, it's the zoning because that's what the land could be used for.

[43:27] So if you are in a commercial zoning, if you have a commercial zoned property and

[43:33] you want to appeal on land, you want to find other land parcels that are

[43:38] commercial zoned. They you don't want to get one that's zoned industrial but used

[43:42] as commercial. So make sure that you are submitting land comps that mirror the

[43:49] zoning type. And for the Cook County assessor, the main zoning types are

[43:53] industrial, commercial, and residential or multifamily.

[43:59] Uh, FEMA flood plane information. We have a lot of that already. If you are

[44:04] in a FEMA flood plane, please feel free to appeal, but tell me exactly why it's

[44:10] unbuildable or can't be. There is a big difference between

[44:16] um different flood planes. Just because you're in a flood plane doesn't

[44:19] necessarily mean it's unbuildable. Give me give us the entire story of what can

[44:24] or can't be done there. Unimproved land due to demolition. U how

[44:29] we do this is if there was a building on a on a property we see that it was

[44:35] demoed. We will go and look at aerials and try to figure out the first time

[44:41] that the demolition started and then we will give that property 100 class value

[44:47] from that time on. We call a date proration. If on appeal you want to

[44:52] provide the demolition permit, we will go back to that date assuming that

[44:58] demolition has been started and there's proof that the entire or all the

[45:03] structures on that property will be demolished.

[45:07] So when you're submitting that I would say uh demolition permits photos any

[45:13] other justification so that we can clearly see the dates will help us give

[45:17] that date proration of changing it from an improved parcel to 100 class. One

[45:24] note is that your specific class for that year will not change if there is a

[45:30] date proration for a building. If you have 10 days of a building and we value

[45:36] it as a say a 318 for 10 days, the property will be overall be a 318 class,

[45:43] but it will be date parrated for only 10 days.

[45:47] Uh land square foot issues. Um the CCAO is not the I would say the owner of the

[45:54] land records. uh the clerk does if there's any discrepancies between the

[45:59] land square feet that we have, we will check the the clerk's records and

[46:05] anything where there's a large discrepancy. Um if we can go and look at

[46:10] it and it looks like there is an error, we will check with the clerk. But if

[46:14] you're saying that, you know, this part doesn't belong to me, but the clerk says

[46:17] it does, all those should try to be resolved with the clerk and then sent

[46:21] in. We do not most of the time make land changes from the clerk.

[46:29] » And then there's rule 18 for handling of land square feet discrepancies. Uh for

[46:33] anyone who wants to specifically read that I think we're going to go on to the

[46:38] next slide and I believe that's also me. Yes.

[46:41] » Ongoing construction. Um, this is one of the most complex and I would say

[46:47] detailed valuations that we do. As properties are under construction, the

[46:52] value of that changes because as you build and as you get more of the

[46:57] property completed, the value will increase. Um, you know, a building

[47:02] doesn't go from zero value to a million dollars when the certificate of occupy

[47:08] is issued. I will first try to give it verbally

[47:12] give an overview but I would ask anyone who wants to see this read the policy

[47:17] first reach out to our office if you don't understand it this is complex but

[47:21] the easiest way to describe it is it is a straight line value ad. So we estimate

[47:30] the com well we need the completion date and then we estimate what the value of

[47:34] the property will be as complete using today's inputs.

[47:40] If we say that the building excluding the land is worth a million dollars and

[47:45] it's going to take 10 10 months to complete it. We cut that up so every

[47:51] month you get an extra 100,000 in value. During that time period though, we

[47:56] realized that you are gaining value, but you're incomplete. So, there would be a

[48:00] deduction for that. So, we actually cut that in half and then we average it. I

[48:06] know what I'm saying is complex and some people might be scratching their head.

[48:11] Read the policy. There's some a lot of good information on it and then feel

[48:16] free to reach out. But the easiest way to say is that we estimate it on a value

[48:20] ad um a value ad model that as as every month goes on and on, we add value and

[48:29] then we average it. >> And I'm going to go ahead then and turn

[48:33] this over to I believe Gina. >> Yes. Yes.

[48:38] » Okay. So we have updated the vacancy rule and also vacancy policy. So another

[48:45] rule change alert. uh but still uh we only grant 24 months of vacancy

[48:50] reductions due to any single event. So that hasn't changed. And the types of

[48:54] evidence that we generally require are still our completed vacancy occupancy

[48:58] affidavit. If you have an affidavit form that you prefer to use, that's fine.

[49:03] Just make sure it gives us the same information. Um interior and exterior

[49:07] photographs documenting the vacancy. And again, there should be a date and they

[49:11] should be in color. Um, if you don't have a date stamp photograph, use that

[49:15] add a stationation form. And also, please do not try to submit video. We

[49:20] cannot accept video evidence, unfortunately. And then, uh, income and

[49:24] expense information for income producing properties. If for some reason you don't

[49:29] have this information because I don't know, maybe it's a new business, go

[49:32] ahead and state that. Then we know. Uh, next slide please. So then what is it

[49:38] that we changed? Okay. So we've expanded the reasons for vacancy based arguments.

[49:44] Um there's casualty related vacancy which applies to residential and

[49:47] incomeroucing properties. Um and this is damage due to natural disasters, fire or

[49:53] flooding. Key evidence for this would include reports detailing the damage

[49:57] such as you know fire report, maybe police report, insurance claim report,

[50:02] uh you know adjuster reports, things like that. Insurance claim information

[50:06] is helpful. There's marketbased vacancy and that's uh applies to incomeroucing

[50:12] properties and that means the property is experiencing a higher than market

[50:16] vacancy. You can look at our model online to see what um what vacancy we've

[50:22] already applied to your property. And if your, you know, properties got something

[50:27] higher than that, well, this might be a type of um this might be a type of um

[50:32] appeal you should consider. But basically, we'd be looking for completed

[50:36] rent roll, leases, and proof of marketing for lease or sale of the

[50:40] property. Now, what we've added then is renovation related vacancy. Um, and this

[50:46] applies to incomeroucing properties only. And you know, sometimes your

[50:50] building it's getting old and crummy. You know, tenants don't really want to

[50:54] rent it. Well, and you need to rent renovate it to make it nice so that

[50:58] tenants come in. Okay, we we will um we will look at that type of vacancy as

[51:03] well. So, key evidence there would be contractor statements, permits, and

[51:07] estimated construction timeline. Please do read our um vacancy policy because

[51:13] you know I I can't go through every single thing here but our policy is

[51:16] pretty detailed. Um I'm not sure if it's on our website yet but it will be within

[51:21] a couple of days if it is next. Okay. Um next slide please.

[51:29] Okay. So class change requests are covered by rule 21. Um, some of the most

[51:33] common types of class change requests we get are within class 2 and also class 5

[51:38] to 212 or 318. This rule covers those and then other also other non-incentive

[51:43] class change requests. So depending on what you're asking for, be sure to look

[51:47] at this rule and see exactly what we want. But generally, we're going to be

[51:51] asking for photograph photographs complying with rule 12, building details

[51:55] such as the floor plan, uh square footage, room count, usage, uh the unit

[52:00] count, you know, how many commercial units, how many residential units, uh

[52:04] show that there's separate entrances and utility meters for mixed use and

[52:09] multi-unit properties. So, let's say you bought some big house, you decided to

[52:14] turn it into a two or three flat. Be sure to show us that there's separate

[52:17] entrances. um zoning information, leases or current rent roles, and if it's an

[52:23] incomeroucing property, please follow rule 16 as well. Uh next slide, please.

[52:31] Now, there's also class changes as we know for various other types of

[52:35] properties like class 4 for not for profofits. There's all the incentive

[52:38] classes, particularly six, seven, and eight. There's a lot of other types of

[52:42] incentives. Um so, be sure to check out our incentives page to see if anything

[52:46] might apply for your client. and then also the affordable housing. So, while

[52:50] this rule doesn't specifically give you all the evidence, you know, all the

[52:54] rules that you need to get those types of classes, it directs you to where you

[52:58] should look. So, look there, see what it is that we want, and then if you have

[53:02] questions, of course, reach out. So, I am going to go ahead and turn this over

[53:08] to Christina. Thanks, Gina. Uh, so some other useful

[53:14] rules. Rule 22 covers omitted assessments. Um omitted assessments are

[53:19] assessments that are charged um in a current year but are for previous years.

[53:26] The previous years we can assess both land and improvements or we can say we

[53:31] only you know we didn't assess an improvement or we didn't assess a a land

[53:36] um the appeal uh if you're appealing an omitted assessment you can only appeal

[53:42] it in the year that the warrant was issued. So if we issued omitted

[53:47] assessments in 2025 for tax years 2024, 23, and 22, you can only file an appeal

[53:56] in 2025. Any years that you want to challenge an

[54:00] omitted assessment after that year have to be filed as a certificate of error.

[54:06] Um so again, look at rule 22 on omitted assessments. And then um there's some

[54:11] guidance um on bonafide purchaser defense as well. That's important and

[54:16] useful. Rule 23 covers exempt properties. These

[54:21] are the nonhomestead exemptions that apply to properties such as churches,

[54:26] schools, um parks and libraries, charitable organizations, religious

[54:33] institutions, um properties owned by state, local and

[54:38] federal governments, burial grounds are included as well. And then there are

[54:42] some other ones is but those are the main those are the big ones. Um taxable

[54:47] lease holds fall under this rule as well because uh and leaseold is of course a

[54:52] legal term of art that uh is for certain types of exempt property owners uh when

[54:59] they lease out space. So if the University of Illinois leases out space

[55:04] on their property and they have an exemption on that property that that

[55:07] that lease hold estate can be taxable. It depends on the terms of the agreement

[55:15] between the University of Illinois in this example that I'm using and the lei.

[55:20] Sometimes those terms will in fact uh define um rather than a taxable lease

[55:26] hold a license to use which means it is not taxable. So it's really important

[55:31] that you get us those leases um uh so that we can review them and determine

[55:37] whether it's a taxable leaseold or a non-t taxable license to use. Rule 24 is

[55:44] covers the fact that we do not do re-reviews.

[55:48] Uh if you have an issue, um you can always appeal of course to the board of

[55:53] review or if there's something really glaring or egregious that you really

[55:56] feel like we got it wrong, you can reach out to us. Rule 25 covers correction of

[56:01] factual errors and rule 26 covers the property location errors. And of course

[56:06] those in that includes, you know, if you think that the address for your property

[56:11] that we currently show as the the actual address of the property, if it's showing

[56:16] incorrectly in our system, that's what you follow rule 26 uh for in order to

[56:21] correct. Next slide.

[56:28] Certificates of error under rule 27. These are for valuationbased

[56:31] certificates of error. So you cannot these are this does not cover

[56:36] certificates of error for homestead exemptions like the homeowner, senior

[56:39] citizen, senior freeze. Of course those are separate from the valuationbased

[56:42] certificates of error. These types of certificates of error can be filed um

[56:48] you know on online and they are these are while CFVS that are intended to be a

[56:53] mechanism for the assessor to correct their own errors in past tax years. Of

[56:57] course, it's grown into um a much more robust system for taxpayers to address

[57:02] prior year issues that they have with their valuations. You can request a CV

[57:06] in Cook County for any perceived error or mistake uh under section 14-15 of the

[57:12] property tax code. Of course, the your certificate of error requests are not do

[57:17] not guarantee you a reduction. Um counties outside of Cook County uh are

[57:22] limited to certificates of error based on factual errors only. But here in

[57:25] Cooko County, the statute says any error or mistake. Next slide.

[57:32] Some tips for under rule 27. I mentioned that CVS of course can be

[57:38] filed online and many of you already know that. Um they can be filed with a

[57:42] current year appeal or as a standalone filing. Rule 27 covers the filing

[57:48] instructions for this. If you're filing your certificate of error with a current

[57:51] assess current year assessment appeal, you can file both directly through our

[57:56] smart file application. If you're filing CVs as a standalone COVE outside of the

[58:02] township window for um for appeals, you have to email that to the email address

[58:07] that's indicated in rule 27. Unfortunately, we don't have a

[58:10] standalone filing system. Uh but we can upload those through our FOY team

[58:17] or our FOY team can upload them uh to our system. Uh but we do strongly

[58:22] recommend that you do file your C CVs with a current year appeal because it's

[58:26] really just a lot easier for our office to track and to and to review the CVs at

[58:31] the same time that they're filing a current year appeal or reviewing current

[58:34] year appeals. They should be submitted with the same types of supporting

[58:38] documentation for appeals that you'll find in rule covered in rules 12 through

[58:42] 21 of the rules. If you file a certificate of error without evidence,

[58:46] you're pretty unlikely to succeed. Certificates of error, which are the

[58:51] same basic filing that um either the cert uh assessor's office or the board

[58:57] of review has already no changed are also unlikely to succeed. Certificates

[59:03] of error for tax years that are pending at PTAB or the circuit court are also

[59:08] unlikely to succeed except in some limited circumstances. And if you have

[59:12] questions about that, you can reach out to us

[59:15] after the webinar. And next slide.

[59:23] All right. Certificates of filing deadlines. Um, section 14-15C

[59:28] of the property tax code governs the deadlines for most valuationbased CVs.

[59:33] And this it's not just three years prior to the current year. It's 3 years after

[59:37] the date on which the annual judgment and order of sale for that tax year was

[59:41] first entered. Meaning so if you uh you know for uh let's say the last tax sale

[59:47] that occurred was for the 2022 tax year and that happened in December of 2024.

[59:54] So 3 years means includes those three years after that date

[1:00:00] uh or prior that right after the sale date. Um we met we tal I talked briefly

[1:00:06] earlier about common area that section is governed by section 14-15D.

[1:00:11] Um, basically what you can file a certificate of error for it goes it was

[1:00:17] a there was an amendment made last year to section 14-15.

[1:00:21] I believe it was last year. Um, that basically it's basically about 20 years

[1:00:26] um and of course there are certain things you know requirements that you

[1:00:30] have to meet to satisfy that to get the common area for the 20 years prior but

[1:00:34] um tax generally taxes that are older than 20 years are not collectible.

[1:00:39] Uh, exempt properties are governed under section 14-25A.

[1:00:44] Um, it's three years prior to the date of the Idor determinations. When you get

[1:00:48] an a letter from the Illinois Department of Revenue, it will say it will identify

[1:00:52] an assessment year in that letter. If so, if the assessment year in the letter

[1:00:56] is 2025, it's three years prior to 2025. Um, and you'd file a certificate of

[1:01:03] error for those three prior years. If we get the letter after 2025 and 26, we

[1:01:08] would apply it um on in 2026 and going forward. Um and then we could also

[1:01:13] correct for 25 and then any prior years prior to 2025. Again, if you have

[1:01:18] questions about it, let me know. And then I'm going to turn it over to Gina

[1:01:22] to or no, um Tasha had a few things she wanted to say first before Gina finishes

[1:01:27] up for us. >> This will be brief. I know we've covered

[1:01:30] a lot of material, but I know that there's questions uh surrounding the

[1:01:34] valuation CVs and perhaps even exemption CVES, but um we are working uh speedily

[1:01:42] on those. There there was a number there were a number of months where we simply

[1:01:46] could not process the certificate of errors while transitioning from the

[1:01:50] mainframe and 400 system to is world for CVs. I mean it was a longer period than

[1:01:55] we had hoped, but as soon as that process was available, of course, you

[1:02:00] know, making sure testing and then starting to work um with it in December

[1:02:05] of 2025. Um it's been where staff has been

[1:02:10] trained and they are working uh very efficiently to get as many CVs worked

[1:02:16] and decided as possible. We are focused on 2020s in particular because there was

[1:02:22] actually a deadline in November of 2025 based on what Christina just reviewed

[1:02:28] about the statute and the tax sale timing. But because of this problem that

[1:02:32] we were prohibited from being able to work the CVs, um we sought the

[1:02:36] assistance of the state's attorney's office and the court and got a reprieve

[1:02:40] a tolling basically of that time period. um use something that was familiar from

[1:02:45] the state's attorney's days to seek a tolling so that we could have time once

[1:02:50] the process was available to work those 2020 CVs. We are very close with that

[1:02:55] deadline approaching and are almost caught up on those 2020s. That said,

[1:03:01] you're probably thinking, well, where's my refund? So, there is the part that we

[1:03:05] do to initially approve and issue the COVID. Um some of them do require the

[1:03:10] board and court approval. As you know, those that don't still are certified to

[1:03:14] the treasurer and then the treasurer is responsible for processing those

[1:03:19] refunds. As you know, um there have been some delays in both receiving and uh

[1:03:25] refunding um payments unfortunately. So what we know at this point is that the

[1:03:32] treasur is focused on 2024 exemption CVs being processed right now and working on

[1:03:39] some prior years getting that where the testing works and they produce the right

[1:03:44] refunds and then they will return to the valuation COVID refunds. What I

[1:03:50] understand is there were some errors when they attempted to do some refunds

[1:03:54] um to refund some of those certificate of errors on valuation issues that we

[1:03:58] had sent through and so they need to make sure that they're processed

[1:04:02] correctly. They're working through that as quickly as possible too. I will not

[1:04:05] speak for the treasurer's office but I thought we could at least provide that

[1:04:10] update and as soon as they are able then they will be working um through those

[1:04:14] refunds. We will also um just shout out to our valuations team and Brian Cibila

[1:04:19] in particular and Christina who have been working to make sure that the CVs

[1:04:24] are staying on track to be processed and then the 21 through the 24ths will be as

[1:04:30] well. And if we have multiple years on a CV then of course they're looking at the

[1:04:34] multiple years when they're addressing the CVs.

[1:04:38] uh may not be all the news that you would like to hear, but that gives you

[1:04:42] an update and we're doing everything we can to keep those moving and uh to get

[1:04:46] the refunds out that that are forthcoming.

[1:04:50] And then you're welcome to follow up with the treasur's office from their

[1:04:53] end. Thanks for that. And I'll let Gina wrap up on some other points.

[1:04:58] All right. So, um there was a couple questions about the location of the

[1:05:02] addestation form. I accidentally, um clicked the wrong answer. Um, but

[1:05:07] anyway, um, our rules do have references, um, links, direct links to

[1:05:12] some of the documents you need, including the addestation form. So, I

[1:05:15] just wanted to say that since I goofed up the, um, type answer. Anyway, um,

[1:05:21] just to sum up, taxpayers and representative and their representatives

[1:05:24] must read the appeal rules prior to filing assessment appeal. In fact, Smart

[1:05:29] File has a button that you have to click that says, I have read the appeal rules.

[1:05:33] Um current assessment years have to be filed timely and within the published

[1:05:37] appeal window. Um we cannot accept early appeals and we cannot accept late

[1:05:42] appeals. Um except of course in the for file outage. Um we tell we give you a

[1:05:50] road map to what type of evidence that you need for each kind of appeal. So

[1:05:53] please just look through our rules and also our website provides a lot of

[1:05:58] information. Um, we don't have every last little thing, but you know, we're

[1:06:02] always working on getting more and more information out there. And if after

[1:06:06] looking at our website, rules and everything, if you still have questions,

[1:06:09] of course, reach out to us. And next slide, please, because here's some

[1:06:12] helpful information for you. Next slide, please.

[1:06:20] So, we have four locations, um, downtown, Bridge View, Markhamm, and

[1:06:25] Skoi. Uh right now uh since uh exemption homestead exemption applications have

[1:06:31] gone out uh the branch offices are likely to be very crowded with people

[1:06:35] who are trying to get their homestead exemption. So if you have evaluation ex

[1:06:39] you know related question I would suggest you come downtown now. Um you

[1:06:44] can schedule an appointment. Please note that these appointments are not really

[1:06:47] hearings but you can talk to many of our qualified staff for various reasons.

[1:06:51] incentives, FOYA, um you know, our taxpayer resolutions team, um our

[1:06:58] property tax exempt team. Um I'm sure I'm missing a few. Um our homestead

[1:07:02] exemptions, you can submit a FOYA request online. Um the appeal filing

[1:07:07] assistance, if you're having trouble actually using Smart File to file an

[1:07:11] appeal, um instead of reaching out to one of the attorneys or something, reach

[1:07:14] out to one of the experts. And that's the email here, assessor online appeals.

[1:07:18] They can really help you. um the exempt property team. Again, if you have

[1:07:23] questions on how do I get this church exempt, uh reach out to the experts, our

[1:07:27] exempt our exempt team and taxpayer resolutions. They're just they're good

[1:07:32] at a lot of different things and also um finding information for you, especially

[1:07:37] helping with um square footage issues. Um they they help with a lot of issues

[1:07:42] and that is a really good email for you to have in your back pocket. So, I'm

[1:07:46] going to turn this back over to Angelina.

[1:07:54] I'm not sure if I'm still having audio issues. Can you guys hear me?

[1:08:00] » Yeah, >> not very well.

[1:08:02] » Not not well, but yeah, we can. >> Okay, so someone else is going to have

[1:08:06] to do the Q&A. Um,

[1:08:10] you can't hear me. One of you take that on.

[1:08:14] Can you see the bottom? Gina or Christina?

[1:08:18] So I think in wrapup um we if if we did not answer your question today feel free

[1:08:23] to send an email and followup and we'll provide the information that you

[1:08:28] requested um if we have it and this information including the video will be

[1:08:33] available online um the updated policies will be on available online shortly as

[1:08:39] well. We thank everyone for their time and did I cover it appropriately

[1:08:43] Angelina? Well, no. We were gonna answer a few. I think

[1:08:46] » Oh, gotcha. Sorry about that. Okay. >> Well, you guys can hear me, right?

[1:08:51] » Now, we can. Yes. >> Okay. I was gonna do it real quick

[1:08:54] because there are some very easy ones I think you guys can knock out. We're not

[1:08:57] going to answer all of them because we have gone over time. We'll dedicate

[1:09:00] maybe five minutes. So, really quickly, feel like most questions were about the

[1:09:04] photos, Gina, and then the certificate of air. So, some easy ones. Um, some of

[1:09:12] these are not going to answer because these are these are easy. You could

[1:09:15] easily look at our website. Um, all right.

[1:09:21] Okay. Could you please clarify the CCAO requirement to provide photographs of

[1:09:26] comparable properties dated no earlier than January 1 of the current year? How

[1:09:30] are the law firms with hundreds of cases expected to obtain these photos? Are

[1:09:33] there any official resources or sources that CCO considers acceptable?

[1:09:40] Okay, so for photographs, you really need to make sure that you have a

[1:09:44] current photograph of the property that you are using in your appeal and also

[1:09:49] for all the comps you use. What we see so often, specific, particularly in

[1:09:55] residential appeals um from practitioners is that you're saying that

[1:09:59] the property is a two-story brick home and then the picture submitted is one

[1:10:05] story in wood. So, be sure that you're looking at what your appeal says and the

[1:10:12] document that and the photograph that you're submitting and make sure it

[1:10:15] matches up. Now, we're not going to go out and investigate every photo to make

[1:10:19] sure you know that it's destamped right then and there, but it needs to be

[1:10:22] current. It needs to be a current photo. So, hopefully that answers your many of

[1:10:28] these photo questions. Make sure it matches the property. Make sure it's

[1:10:32] current. >> Okay. Um, here's one that came up. A

[1:10:36] couple of things. How are certificate of error evaluations decisions transmitted

[1:10:40] and how do they secure a copy of the certificate of error evaluation

[1:10:43] decision?

[1:10:49] » Currently, sorry, we're unable to currently uh print

[1:10:55] certificate of error valuation decisions um

[1:11:00] um using this is world at this time. The only ones that we're able to print

[1:11:05] currently are for properties that are 100% tax exempt because those results

[1:11:10] are zero. Um, so we're working through some things there so that we can again

[1:11:16] be able to print the decisions themselves. Um, and and the recommended

[1:11:21] tax bills as well. >> And in the meantime, we will directly

[1:11:25] transmit the certification to the treasur's office and are working through

[1:11:30] the ability to print those decisions. Got it. Thank you. Can a homeowner

[1:11:36] request a factual characteristic error through the website at any time? Oh,

[1:11:42] when a question comes through, it bumps my other question. Anytime or only

[1:11:45] within the appeal window of that township.

[1:11:54] So, we have uh rules that address when this can be done and how it can be done.

[1:11:59] So I believe it's like um the last three rules um talk about certificates of

[1:12:04] error and also factual um correction of factual errors. So if you just look at

[1:12:09] those rules, they'll tell you exactly the different ways in which you can get

[1:12:13] that information to us. Uh when you can do it and um you know just I think that

[1:12:20] just looking at those rules will really answer a lot of these questions.

[1:12:24] » Okay. Um let's see. What is the projected process? Oh, I feel like you

[1:12:30] answered that one now. Um, let's see. Oh, another about the photos. A lot of

[1:12:35] coming up again. Is it required for practitioners to use date stamp photos

[1:12:39] of the comparables used in the appeal? >> It is.

[1:12:44] » Those photos need to be correct. >> Yeah.

[1:12:46] » Yes. Thank you, Mike. >> Yeah. and and and really if you if you

[1:12:51] look at the rules that um reference photos um you're a practitioner,

[1:12:57] what we're really answering is the question is how do you best make your

[1:13:03] case? Okay, you can submit whatever you want out of a magazine, but we're not

[1:13:08] going to consider it as strongly as we would is if you submitted photos,

[1:13:14] timestamped photos of uh the comparable properties just as you would the subject

[1:13:19] property. >> Okay. Yeah, lots of those photo ones.

[1:13:24] Um,

[1:13:32] uh, maybe this one will be our last one. Why a certificate of air related? Why

[1:13:37] isn't the cert certificate of air decision letter directed to the attorney

[1:13:40] who was hired by the client to represent them? Many of these homeowners no longer

[1:13:45] live at the property by the time the CV is resolved, and then the treasurer

[1:13:49] sends a check to the address that no longer belongs to the owner.

[1:13:56] I believe that stems from the treasur's request based on the taxpayer of record,

[1:14:02] but um we can certainly uh have a discussion about that.

[1:14:10] » Okay. Um yeah, something about the homeowners

[1:14:16] uh some exemption questions. These are all posted on our website when the due

[1:14:21] date. We don't have a due date right now when they're finally when they're due.

[1:14:26] We have a cuto off date for the exemption applications that'll be found

[1:14:29] out online. All the questions you have relating to the order of townships and

[1:14:34] appeal deadlines also you can find online. Once we have those, we post

[1:14:39] them. We don't post exact dates, but we post um time frames like we'll put early

[1:14:44] May, um late May as an example. So, most of this you can find online, but again,

[1:14:51] you can access this video. Um, it'll be posted hopefully by

[1:14:57] tomorrow. It's just a big file. Takes a little time to render and all that. Um,

[1:15:02] and we'll also post a copy of the presentation and the appeal rules will

[1:15:06] be updated themselves. On the presentation, you have all of our

[1:15:09] contact information if you have any more questions. Okay. Thank you very much for

[1:15:14] joining us today and thank you to our presenters.

[1:15:19] All right, signing off. Bye.

2026 Annual Appeal Rules Meeting

Transcript