Defending School District Tax Appeals in Allegheny County

Protecting Homeowners From the “Welcome to the Neighborhood Tax”

Every year, thousands of Allegheny County homeowners are shocked to learn that their school district has filed a property tax appeal against them. This practice, often called the “Welcome to the Neighborhood Tax,” is designed to raise your property taxes based solely on your recent purchase price.

It feels unfair because it is unfair—and the good news is that you have the right to fight back.

At Flaherty Fardo Rogel & Amick, we have been defending property owners from school district appeals for over 20 years. Our partner Attorney Nicole Hauptman Amick is widely recognized as the leading tax appeal attorney in Allegheny County, with a proven track record of helping clients save hundreds of millions of dollars in property taxes.

Why Are School Districts Filing Appeals?

School districts often file a majority of the property assessment appeals in Allegheny County. They have the highest millage rates and the most to gain from higher property values.

While they claim to use neutral standards—such as appealing whenever an assessment is less than 80% of a sale price—the reality is that these appeals unfairly target new homeowners. Two neighbors with identical houses can end up paying drastically different taxes simply because one home sold recently and the other did not.

This kind of selective taxation raises serious legal issues under the Pennsylvania Constitution’s Uniformity Clause, which prohibits taxing authorities from treating similar properties differently.

How the School District Appeal Process Works

If your property has been appealed, you will receive notice of a hearing before the Board of Property Assessment Appeals and Review (BPAAR). At this stage, four parties are typically involved:

• The Property Owner (you)
• The School District (usually the filer)
• The Municipality or Borough
• Allegheny County

If any party disagrees with the BPAAR’s decision, the case can move to the Board of Viewers (BOV), a more formal process that can involve discovery, depositions, and expert testimony.

The Burden of Proof Is on the School District

School districts often try to make it seem as though your sale price alone guarantees an assessment increase. That is not the law.

Under Pennsylvania law:

• The school district carries the burden of proof.
• A recorded deed alone is not sufficient evidence of fair market value.
• Any valuation must be supported by an accepted appraisal method (sales comparison, cost approach, or income approach).
• Even a “valid” sale must be adjusted back to the County’s 2012 base year system using the Common Level Ratio (CLR).

Why Sale Price Doesn’t Always Equal Value

Your purchase price may not reflect your property’s true fair market value. Reasons include:

• Overpaying in a bidding war or due to out-of-state market pressures.
• Including non-real estate items like furniture, appliances, or concessions.
• Hidden property defects discovered only after closing.

Because of these factors, school districts often fail to meet their burden of proof at appeal hearings—if challenged by an experienced attorney.

Why You Shouldn’t Go It Alone

Technically, you can represent yourself at a hearing. Practically, it’s risky.

• School district attorneys are professionals who know the system and will try to extract admissions.
• Anything you say under oath can be used against you at the BOV stage.
• You may accidentally strengthen the school district’s case without realizing it.

Another common mistake is cooperating too freely. You are not required to allow school district inspections of your property without a court order, and you should never answer written discovery without legal advice.

Why Call Attorney Nicole Amick

When your property taxes are on the line, you need an attorney with unmatched experience in Allegheny County property tax appeals. That attorney is Nicole Hauptman Amick.

Nicole has:

• Represented thousands of homeowners and businesses in property tax appeals.
• Helped save clients hundreds of millions of dollars in over-assessed taxes.
• Earned recognition as a Pennsylvania Super Lawyers Rising Star for 13 consecutive years (2013–2025)—an honor reserved for fewer than 2.5% of attorneys statewide.
• Built a reputation as the preeminent property tax attorney in Allegheny County, respected by hearing officers, the Board of Viewers, and even opposing attorneys.

Nicole is also a trusted teacher of the law, frequently lecturing at CLE programs and guiding other attorneys through the appeals process. She is the lawyer other lawyers call when their clients are hit with school district appeals.

FAQs About School District Appeals

1. Can school districts really appeal my property taxes just because I bought recently?

Yes, they can file an appeal—but whether they win is another matter. The law requires them to meet the burden of proof, and your sale price alone does not guarantee an increase.

2. What happens at the first hearing?

You will appear before the BPAAR, where the school district presents its case. The board will issue a decision, which any party can then appeal to the Board of Viewers.

3. Should I let the school district attorney into my home?

No. They are not entitled to inspect your property without your permission or a court order.

4. What if I lose at the BPAAR?

You still have the right to defend your case at the Board of Viewers, where the process is more formal. Having an experienced attorney is critical at this stage.

5. Do I really need an attorney?

While not required, having a lawyer significantly improves your chances of success. School district attorneys know the system well, and going unrepresented can cost you thousands in higher taxes.

Free Consultation: Protect Your Property Rights

You don’t have to accept a tax increase just because you bought a home recently. With the right defense, you can protect your property rights and avoid unfair taxation.

Attorney Nicole Amick and our team at Flaherty Fardo Rogel & Amick are here to help.

Call us at 412-802-6666

Email info@pghfirm.com

Your consultation is free. Let Nicole put her experience, preparation, and track record to work for you.

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