JUST GOT THE NOTICE?

Fight Your Property Tax Increase

The notice arrived. The number jumped. You didn't add a wing, didn't repaint, didn't do anything to deserve it — but the bill keeps climbing. Here's how to push back, what evidence to gather, and the exact filing window you have in Michigan, Indiana, and Ohio.

See the Process

Mar 31

Ohio BOR filing deadline

May 31

Michigan Tax Tribunal deadline

45 days

Indiana — from your Form 11 notice

Your tax bill just jumped.

Your property didn't change overnight.

You have a window to fight it.

STEP ONE — DIAGNOSE

First, Figure Out Why Your Tax Bill Went Up

A tax bill can climb for at least six different reasons, and only some of them are appealable. Before you file, identify which one hit you — it changes both your strategy and your timeline. Our deep dive on why property taxes increase covers each driver in depth, and why is my property tax so high walks through the most common owner scenarios.

01Assessed value increased — most common, and the one you can directly appeal.

02Millage or levy rate rose — voted local rate change, not appealable but worth knowing.

03Taxable value uncapped after a Michigan sale — see our uncapping guide for the path.

04Triennial reappraisal cycle hit your Ohio county — values reset to current market.

05An exemption was removed — abatement expired, classification changed, or eligibility lost.

06Property classification was changed — residential to commercial, vacant to active, etc.

THE FILING WINDOW

Your Window to Fight Is Short — Use It

Property tax appeals are deadline-driven. Once your state's window closes, the increase is locked in for the year and any overpayment compounds into next year's baseline. That's why owners who act in the first two weeks after a notice almost always have stronger cases than owners who wait until the last day.

In Michigan, appeals run through the local Board of Review in March and the Michigan Tax Tribunal by May 31. In Ohio, complaints are filed with the county Board of Revision by March 31 (the Ohio Department of Taxation BOR overview spells out the rules). In Indiana, you have 45 days from your Form 11 notice — typically a June 15 cutoff — to file with the county PTABOA. Each forum has its own evidence rules.

Spend the first half of your window pulling evidence: comps, income statements, condition photos, and any documents tied to a recent sale. Spend the second half drafting a clean evidence package the assessor and board can actually read. Our appeal process guide and evidence checklist break it down. If the calendar is already tight, a free review gets you a fast read on whether it's worth filing.

Identify the driver before you draft the appeal

Calendar your state's deadline in red ink

Pull comps, income statements, and condition photos first

File a clean, organized evidence package — not a rant

EPTA team preparing a property tax appeal evidence package

FILING WINDOWS BY STATE

Where and When to File

Three states, three different appeal bodies, three different deadlines. If you own commercial property in more than one, you're juggling multiple windows at once.

Michigan — Tax Tribunal by May 31

Local Board of Review hearings run in March; Michigan Tax Tribunal petitions for commercial property are due by May 31 each year.

Ohio — Board of Revision by March 31

DTE Form 1 complaints land at your county BOR no later than March 31. Triennial reappraisal years are the most common trigger for sudden increases.

Indiana — 45 Days from Form 11

Indiana counties mail Form 11 notices in spring; you have 45 days from that mailing to file with the county PTABOA — often around June 15.

Missed it? Plan for next year now.

If your window closed, document everything that drove the increase, calendar next year's deadline early, and start the evidence package now.

STEP TWO — GATHER EVIDENCE

Before the Deadline, Pull This Together

The strongest appeals start with a clean evidence package. Use this as your pre-filing checklist — and remember that the evidence guide covers each item in detail. Once you have it, request a free review and we'll tell you whether the package supports a strong appeal.

Last two to three years of income and expense statements

Current rent roll and any vacancy documentation

Recent comparable sales — same use, size, age, and submarket

Photos of any condition issues, deferred maintenance, or obsolescence

Closing documents and HUD-1 if you bought the property recently

Prior assessment notices and any prior appeal decisions

Independent appraisal if you have one (helpful, not required)

THE REAL COST OF DOING NOTHING

Fight the Increase vs. Pay It and Move On

Every year you accept an inflated assessment, the overpayment compounds — and the inflated number becomes the baseline for the next cycle.

You Fight the Increase

Assessed value corrected to actual market value

Tax savings recovered for the current year

Lower baseline protects you in future reappraisal cycles

Cash flow improves immediately on income properties

No upfront cost when you work with EPTA — contingency only

You Pay the Increase and Move On

You overpay every quarter for the entire tax year

Inflated value carries forward as next year's starting point

Losses compound across reappraisal cycles

Assessor has no signal to correct the model

You forfeit the right to appeal once the deadline passes

Yes — and most owners who fight a property tax increase win at least some reduction, because mass-appraisal models miss property-specific details all the time. The key is acting before your state's appeal window closes: March 31 in Ohio, May 31 in Michigan, and 45 days from your Form 11 in Indiana. Start by figuring out whether the increase came from your assessed value, your local millage rate, or something else (see our diagnosis below). If you're still unsure, request a free property tax review and we'll tell you within a few business days whether you have a case worth filing. You can also read how to appeal property taxes for the full step-by-step.

Deadlines vary by state and they are unforgiving — once the window closes, you're locked in for the year. In Ohio, complaints must be filed with your county Board of Revision by March 31. In Michigan, appeals to the Tax Tribunal are due by May 31, with the local Board of Review meeting in March. In Indiana, you have 45 days from the date on your Form 11 notice (commonly landing around June 15) to file with the county PTABOA. Our property tax deadlines guide tracks every cutoff in one place.

An assessment increase means the county changed what it thinks your property is worth — that's the number you can challenge on appeal. A millage increase means your local taxing units (school district, library, county, township) raised the rate they apply to every property — that's a political process, not an appeal target. Both can push your bill higher in the same year, which is why your taxes can spike even when assessments are flat. Read why property taxes increase for a deeper breakdown, or why is my property tax so high for the most common culprits.

Yes. Michigan's Proposal A caps annual taxable-value increases until ownership transfers, at which point taxable value resets to the full state-equalized value — sometimes doubling the bill overnight. The uncap itself is mandated by statute, but the underlying assessed value is still appealable, and many post-sale owners discover that the new assessment overshoots actual market value. Pull together your closing documents, recent comps, and any condition issues, then file with the Tax Tribunal before May 31. Our Michigan uncapping guide and appealing after purchase resource cover the playbook in detail.

The strongest cases combine three or four types of evidence: recent comparable sales of similar properties, your last two to three years of income and expense statements (for income-producing buildings), documentation of any condition issues or vacancy, and — if you bought recently — your purchase price and closing documents. The goal is to show the assessor a defensible market value that's lower than their number. Independent appraisals help in close cases but aren't always required. See our appeal evidence checklist and learn how to tell if your property is over-assessed before you file.

You can — every state allows owners to file pro se. But for commercial properties, the assessor's side will be represented by experienced staff, and rules of evidence at the Tax Tribunal, BOR, or PTABOA are stricter than most owners expect. DIY appeals succeed most often when the over-assessment is obvious and the property is small; complex cases with income-approach math or functional obsolescence almost always benefit from professional representation. Most consultants — including EPTA — work on contingency, so you don't pay unless we save you money. Read DIY vs. professional appeal and when to hire a property tax consultant for guidance.

If you miss your state's filing window, the increase stands for the entire tax year and you have to keep paying based on the inflated number. Worse, that inflated value usually becomes the baseline for next year's assessment, so the overpayment compounds. A few states allow narrow exceptions (clerical error, wrong owner, or major property damage), but those are rare and case-specific. The right move is to circle next year's deadline now and start gathering evidence early. Our guide on what happens if you don't appeal walks through the long-term cost.

No — that's a persistent myth. Assessors don't retaliate for appeals; they reassess every year (or on a triennial cycle in Ohio) using the same models regardless of who filed last year. If your appeal succeeds, your reduced value typically becomes the new baseline, which actually protects you in future cycles. The only scenario where a follow-up reassessment looks aggressive is when a major capital improvement, sale, or classification change happens independently of the appeal. Owners who want to be proactive about future cycles should also explore ways to lower property taxes and our full property tax appeal services.

Commercial property owner reviewing tax appeal documents with EPTA team

The Notice Came. The Clock Is Running.

We'll review your assessment for free, name the driver behind the increase, and tell you exactly what your case looks like before the deadline lands.

No upfront fees. No risk. You only pay if we cut your tax bill.