For only a 30-day period beginning July 26, 2021 (the date SB 57 becomes effective) and ending August 25, 2021, taxpayers can file a COVID complaint with their local Board of Revision to have a property’s latest tax valuation be computed as of October 1, 2020 rather than January 1, 2020.

Under normal circumstances a taxpayer can only file a property tax valuation complaint once during a property’s three-year valuation period, however, SB 57 eliminates that limitation for taxpayers wanting to file a COVID complaint. SB 57 also permits a property’s tenant to file a COVID complaint, provided the subject property is used for commercial purposes, the tenant is obligated to pay all real property taxes levied against the property, and the lease allows – or the property’s owner otherwise authorizes – the tenant to file such a tax valuation complaint.

Any property owner or tenant (if applicable) in Ohio may have a COVID complaint considered by a county Board of Revision if the complaint is timely filed and it demonstrates, with particularity, how COVID or a related order caused a property’s value to decrease. Merely alleging a general decline in economic or market conditions in the area or region of the subject property is not sufficient to meet the strict burden set forth in SB 57 for a COVID complaint. If a taxpayer cannot satisfy the legislation’s requirements, the reviewing Board of Revision will dismiss the complaint accordingly.

Due to the limited window for filing a COVID complaint, taxpayers are encouraged to start assessing whether a property tax reevaluation is warranted. The attorneys at McCarthy Lebit are available to assist with this process, or to discuss any questions or needs that your business may have.

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