Since 2004, the Board of Revision of Taxes - the City agency charged by state law with the task of setting values on all 578,000 commercial and residential properties in Philadelphia - has been collecting information about the real market value of City properties. In other words, this market value would be what a property is worth if it was sold on the open market, rather than the complicated "fractional valuation" system currently used by the Board. That fractional valuation approach is too confusing, too complicated, and too difficult for many property owners to understand.

BRT will use that data - aided by a state-of-the-art Computer Assisted Mass Appraisal System (CAMA) - to appraise all properties at actual market value. In other words, the BRT will appraise your home or business property at its Actual Value.

Under Pennsylvania statutes, property must be valued and assessed at actual value, using either current market value or a base year market value. The system will provide more accurate values for undervalued properties, making the tax base fairer to all. The added simplicity will also make for a more transparent system of determining property taxes for residents, removing much of the confusion that currently exists. With a revenue-neutral tax rate, many properties may see no tax increase at all.

Nearly 40 percent of Pennsylvania counties use the Actual Value method: Chester, Delaware, and Montgomery Counties (our Philadelphia suburbs) are all at predetermined assessment ratio of 100 percent. More than just bringing fairness to the property tax system, moving to Actual Value will bring Philadelphia in line with common practice in the region and with thousands of jurisdictions throughout the country.

Actual Value is only the first step. The BRT does not set tax rates or determine any property owner's taxes. That job belongs, as it should, to the Mayor and the City Council. But the Actual Value Initiative simplifies the property tax system, by making it more uniform, fairer, and easier to understand. As a result, property taxes will be based on what properties are actually worth.

We want to be sure that the values assigned to all properties in Philadelphia are correct, so the BRT is taking the time to get it right. Our evaluators are in the neighborhoods every day examining the exterior conditions of properties. Also, the BRT employs Pictometry®, the computer-assisted aerial photography system that provides greater details about the exterior of a home or business property. Further, we are building an expanded database containing the most current citywide residential and commercial real estate sales information to insure that all properties are valued accurately.

In addition, the information contained in this sales database will be used to generate property market values using statistically based Automated Valuation models (AVMs). The BRT retained the services of three of the foremost experts in the field of valuation modeling. Kevin Gillen, Ph.D of Econsult Corp., Forrest Huffman, Ph.D, and Robert Gloudemans, M.A. of Almy, Gloudemans, Jacobs & Denne, are consultants to the BRT responsible for the development of the AVM¿s, and the training of BRT staff in the use, maintenance and annual updating of the Automated Valuation models created for use by the BRT.

You can appeal by simply completing and filing an appeal form. You can access application forms at this site, by telephone, in writing, or by email. It is important to remember that appeal forms must be filed by the first Monday in October or within 30 days after the notice date, whichever is later. It is also important that the appeal form be completed accurately, indicating the owner's opinion of market value, mailing address, telephone number, the location of the property being appealed, and the account number (the account number appears on your Notice of Change next to the bar code). You or your agent must sign the appeal. A separate form must be filed for each property being appealed.

The Board deliberates and renders a decision in writing. The market value and assessed value may be raised, remain the same, or be lowered. No one should assume that by filing an appeal a reduction will automatically be granted. Usually within thirty (30) days after the hearing, a written notice of the decision of the Board is sent to the property owner by mail. The Board does not notify mortgage companies of the result of the hearing.

The Board of Revision of Taxes will schedule a hearing and notify you of your hearing date approximately three (3) weeks prior to your hearing.

The Board presides over the hearing. At the hearing, the burden of proof rests with the property owner. The property owner should introduce evidence, such as:

1. Recent sales of similar homes in your neighborhood.
2. Physical condition of your property including any defects that would affect its value.
3. Any locational problem that would impact the property's value.
4. Any other evidence you consider important and that pertains to the value of your property.

The Board suggests that the taxpayer or a designee be present at the hearing. If you are unable to attend you may appoint someone to appear on your behalf to represent you by completing a notarized Power of Attorney. You may also check the box on the appeal form stating your preference for a non-oral appeal. If you choose to have a non-oral appeal, be sure to forward, in writing, all evidence to substantiate a lower Market Value. You may also have an attorney represent you at the hearing. Attornes should attach a letter of authorization when filing an appeal on behalf of the property owner. Questions may be asked by the Board of all parties in attendance.

You may appeal the Board's decision to the Court of Common Pleas within thirty (30) days from the date that appears on the Board's notice of decision.