A number of Connecticut municipalities listed below are scheduled to conduct real property revaluations effective October 1, 2024.
Later this year, you will receive a revaluation notice with the proposed new assessment of your property. Typically, the notice includes an opportunity to attend an informal hearing with the revaluation company or the assessor's office to discuss the new assessment, which should represent 70% of your property's fair market value.
It is important to review your new assessment carefully. Even if there hasn’t been a significant increase, challenging the assessment may be beneficial if property or market conditions justify a lower value. The impact of recent economic trends on property values should also be taken into account. We often achieve the best outcomes for our clients during the informal hearing process.
If informal discussions are unsuccessful, the deadline to formally challenge the assessment before the municipality's board of assessment appeals is February 20, 2025, although some towns may extend this to March 20, 2025. Appeal forms should become available on the municipality’s website closer to the deadline. This formal protest is a necessary prerequisite to filing a Superior Court tax appeal challenging the assessed value. Under certain circumstances, a tenant responsible for taxes may also file the appeal.
When protesting, property owners must provide an opinion of the fair market value of their property. Careful attention should be given when completing the protest application to avoid compromising appeal rights. Hearings typically occur in March or April. Boards of assessment appeals may choose to decline hearings for commercial properties assessed above $1 million, and we find this option is frequently exercised.
If an owner is dissatisfied with the board’s decision, the final option is an appeal to Superior Court, which must be filed within two months of the decision's mailing. These cases are heard by a judge without a jury.
We encourage you to proactively monitor the revaluation process and review your new assessment to ensure it is equitable. The deadlines mentioned are mandatory and cannot be extended.
It is also worth noting that assessments of similar properties must be equalized. Disparities in values of comparable properties may be actionable, even if the proposed value for a given property is reasonable on its own.
List of Connecticut Municipalities Conducting October 1, 2024 Revaluations:
- Bloomfield
- Branford
- Brooklyn
- Canterbury
- Coventry
- Hamden
- Mansfield
- Monroe
- New Fairfield
- North Branford
- North Haven
- Old Lyme
- Oxford
- Pomfret
- Prospect
- Putnam
- Seymour
- Torrington
- Voluntown
- Wallingford
- West Haven
- Woodbridge
[View source.]
