Six Steps Connecticut Property Owners Should Take in the Event of a Revaluation
November 29, 2022
By: Nicholas W. Vitti, Jr. and Joseph D. Szerejko
Stamford, Waterbury, Danbury are among 39 Connecticut municipalities conducting a general revaluation on the October 1, 2022 Grand List. Depending upon the municipality, property owners have either already received their change of assessment notice from their local tax assessor or will be receiving the same within the next month.
In a revaluation, the assessor determines the value of every parcel of real property in the municipality as of the October 1 revaluation date. Connecticut law requires municipalities to conduct a general revaluation at least once every five years. Therefore, in the ordinary course, the assessment established on the revaluation date will be used to determine the taxes to be levied for the next five years.
Obviously, taking an appeal immediately after a revaluation maximizes a property owner’s potential tax savings and the importance of challenging a property’s value is emphasized this year given the volatility in the real estate market, and in many instances, the shifting of the tax burden from certain market segments to others, e.g. office/retail to multi-family residential/industrial.
The key issue in a property tax appeal is the property’s true value as of the October 1 revaluation date. Even if an assessment has decreased since the last revaluation, an excessive assessment will result in the property owner bearing a disproportionate share of the tax burden.
Local assessors gather property-related data and information on an ongoing basis, but ramp up their efforts in the months leading up to a revaluation. If your municipality is conducting a general revaluation for the October 1, 2022 Grand List you will receive a notice of tax assessment change within the next month or so, if you have not already received such a notice.
Once the notices are issued, there may be a chance to meet informally with the assessor or his representative to discuss the new assessed value; however, if a property owner wishes to challenge the assessment formally, a written appeal must be filed with the local Board of Assessment Appeals by the February 20, 2023 statutory deadline. There are some situations where this deadline may be extended, but unless your municipality notifies you of this extension, you should assume that the February 20 deadline applies.
What steps should a property owner take when there has been a revaluation?
As with any contested administrative or court proceeding, the decision as to whether to pursue a tax appeal should not be made lightly. A thoughtful, critical analysis of whether an appeal is warranted in the first instance is essential, and it will usually result in a financial benefit to the property owner, whether an appeal is ultimately pursued or not. Once an appeal is underway, the property owner and counsel must work as a team to prepare a compelling presentation to the Board and if necessary, to the Court, utilizing fact and expert witnesses*, and documentary evidence to establish that the municipality’s value is excessive, and that the taxpayer’s proposed value is correct.
If you have a question about the revaluation process in your city or town, or about how to appeal the revaluation of your property, reach out to the authors of this alert contact Nicholas W. Vitti, Jr. at 203.653.5435 or firstname.lastname@example.org and Joseph D. Szerejko at 860-240-6186 or email@example.com
 Note that Conn.Gen.Stats §12-117a was recently amended requiring a property owner who appeals their assessment to Court, where the assessment is over $1,000,000 in value, to file an appraisal with the Court not later than 120 days after the commencement of the appeal. This highlights the importance of getting an expert appraiser involved early on.
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