Real Estate Assessment Appeal
The Application is not available until the next year's reassessment.
Formal reconsideration of an assessment is warranted if the property owner believes the assessed value is in excess of or below fair market value, is based on incorrect property information, or is inequitable when compared to similar properties. Upon application and request, staff will complete an inspection and review of the assessment for a property. Once the analysis is complete, the property owner is notified and a recommended assessment is forwarded to the Board of Real Estate Review and Equalization (BOE) for consideration. Any property owner who disagrees with the County’s decision will be given an opportunity to appear before the BOE. By law, assessment appeals must be filed no later than April 1 of the current year.
- When is the deadline to appeal a property assessment?
The deadline to complete and file an appeal application is April 1 at 11:59 p.m. EST every year. If April 1 falls on a weekend, the deadline is the following Monday at 11:59 p.m. EST
- How can I appeal my assessment?
You can appeal an assessment by completing an appeal application form found above for each property you want to appeal. Applications can be obtained by:
- Sending an email to AssessmentAppeal@henrico.us
- Calling the Real Estate Assessment Division at 804-501-4300, option 4, or
- Visiting our office at 4301 East Parham Road in Room 134, Monday through Friday from 8:00a.m. to 4:30p.m.
- What are some of the reasons for filing an appeal?
- If the owner finds incorrect information for the property (size, condition, number of bathrooms, etc.).
- If the owner feels their property is over or underassessed, and thus could not sell their property for the current assessed value.
- If the owner finds comparable sales from the prior year that do not support the property’s current assessment. The comparable sales should be recent, valid sales of properties that are similar in use, location, quality, condition, style, and physical features to the subject property.
- If the owner feels as though their property’s assessment was not done equally with similar properties in their neighborhood.
- Is there a chance my assessment can increase if I appeal?
Yes, it is possible that the assessment can be reduced, increased, or sustained at the current assessment. The goal of the appeal process is to get the most accurate information for a property. If the property is larger or in better condition than what is on record, the record will be updated to reflect what is observed by a county appraiser.
- Do you need to inspect the interior of my property?
While it is not necessary, and is at the appellant’s discretion, it is most helpful for the county appraiser to be able to observe the interior of the property, especially if there are condition related issues. It is also best if the county appraiser can measure the building(s) to ensure that the square footage records are correct.
- Why has my assessment gone up when I haven’t made any improvements?
Assessments can go up, down or remain unchanged each year based on the local real estate market conditions, regardless of whether the property has had updates or additions. The recent, valid sales of properties that are similar in use, location, quality, condition, style, and physical features are useful in helping to determine the value of your property.
- Why is my assessment different from what Zillow, Redfin, or Trulia shows and how does that affect my appeal?
Websites like Zillow, Redfin, and Trulia use a computerized algorithm to determine property estimates. The validity of the type of sale (family transfer, deed of gift or $0 transfer, for sale by owner transfer, auction sale, foreclosure, etc.) and property details (condition of property, age, recent renovation, unfinished areas, etc.) in their analysis cannot be confirmed, and thus cannot be considered an accurate property value estimate. These estimates are not considered sufficient evidence for an appeal. For more information, please contact our office at 804-501-4300 or AssessmentAppeal@henrico.us to speak with an appraiser.
- Should I pay my taxes while I have a pending appeal?
Yes, it is recommended that real estate taxes be paid when they are due to avoid late fees. The tax amount due for the current year will be adjusted accordingly after the appeal is voted on by the Board of Real Estate Review and Equalization (BOE). You will receive notification of this amount in a final appeal letter from the BOE.
- How long will it take to come to a decision on my appeal?
Due to the volume of appeals, it could be summer or fall before a decision is made and a hearing can be set for your appeal. Hearings occur bimonthly on the first and third Wednesdays.
- Who is on the Board of Real Estate Review and Equalization?
The Board is a five-member, neutral panel, not affiliated with the Real Estate Assessment Division. They are Henrico County citizens appointed by the Board of Supervisors, and they represent each of the county’s magisterial districts. For more information, please see the Board of Real Estate Review and Equalization page.
- Does the BOE have the final say in my appeal?
If you are not satisfied with the outcome of your appeal after it has been heard and voted on by the BOE, the matter can be taken to the Circuit Court.