Preempting the 2012 Allegheny County Reassessment Could Save You Thousands

Originally published March 1, 2011. Updated October 2026.

This article explains a strategy we discussed with clients in early 2011, before Allegheny County’s court-ordered reassessment. The rules and dates described here applied then. For today’s rules, see our current guides linked below.

The Reassessment Was Coming

In early 2011, Allegheny County was scheduled to release new preliminary assessments in July 2011 to more than 580,000 property owners. Most people expected property taxes to rise sharply. Many clients asked us whether they could do anything ahead of time. The 2011 appeal deadline was March 31, 2011.

How the Appeal Process Worked

Allegheny County appeals had two levels. The first was the Board of Property Assessment Appeals and Review (BPAAR). The second was the Board of Viewers (BOV). Getting through both typically took one to three years, and the result applied back to the original filing.

The Key Point: Appeals in Progress

At that time, the County held assessments in place for properties already under appeal. The new 2012 assessment could not take effect until the pending appeal was resolved. With values expected to rise, an owner already under appeal could negotiate from a position of strength.

An Example

Take a home in Fox Chapel assessed at $600,000 in 2011, with a 2012 reassessment expected to raise it to $850,000.

• If the owner did nothing, the assessment would rise to $850,000. The owner would then have to appeal starting from $850,000, and might pay taxes on the higher value during a long appeal.
• If the owner had a valid basis to appeal in 2011, and the appeal carried into 2012, the assessment might stay at $600,000 while the appeal was pending. At the BOV, negotiations might start from $600,000 instead of $850,000.

Two Ways to Argue Value in 2011

In 2011, owners could argue for a reduction using either the 2002 base year or 2011 fair market value. If the property was worth less in either year than its assessment, there might be a basis to appeal. This was especially true for commercial owners whose vacancy rates or cash flow had changed. We believed 2011 would be the last year to argue based on the 2002 base year.

A Caution That Still Applies

Every case depends on its facts. Whenever an appeal is filed, the assessment can be lowered, kept the same, or even raised. That was true in 2011, and it is why you should get advice before you file.

What This Means for You Today

• Timing can matter as much as value in an assessment appeal.
• An appeal can raise your assessment, so weigh the risk first.
• For the current reassessment and deadlines, see our Allegheny County reassessment guide, property tax appeals guide and tax appeals FAQ.

Talk to Us

Call 412-802-6666, text 412-855-5511, or send us a message for a free consultation about your residential or commercial property.