How to fight City Hall to reduce your property-tax bill (ZT)

1| Look for obvious errors in the description of your housein the official records, such as incorrect age, square footage,condition or acreage. If you find a mistake, document it withblueprints, surveys, photographs and inspection reports.

2|Compare the assessed value of your house with the assessments onsimilar homes in your neighborhood. This is public information and isavailable at Web sites such as www.domania.com or at your local property tax assessor's office.

3|Ask a real estate agent or your assessor for a list of all sales withinthe past six months in your neighborhood. Identify three to six homesthat are similar to yours and located near your property. Ask if anysales were the result of unusual circumstances, such as a propertyexchange or a sale among relatives (assessors might throw thesecomparisons out).

4| Look for differences in lot size,floor plans, view and proximity to adverse factors (such as a noisysuperhighway) that could influence value. Although only closed salesmatter when determining comparable value, visit open houses regularlyin your area so you know how they compare with yours.

5|Take a copy of your purchase contract to any hearing and, if possible,copies of property-record cards for your house and comparable ones.

6|Take photos of your house and comparables -- and swallow your ego. Youwant to show your house's warts, such as foundation cracks or a saggingdeck. Conversely, show what makes your neighbors' homes shine. Butdon't get carried away with photos, or you'll bore the board.

7|Get a copy of your most recent home appraisal, which was probably donein connection with a mortgage. If it was for a refinance, you mightwant to pay to have your house appraised again. In a refinance, someappraisers have been known to underestimate market values. Reviewboards know this.

8| Check for special homesteadexemptions or tax reductions for the disabled, senior citizens,veterans and low-income homeowners. Historic or energy-conservingbuildings may get a break, too. Make sure you include all the breaksyou deserve.

9| Calculate and put in writing the reduction you believe you are entitled to, along with your reasons.

10|Don't let a technicality doom your cause. Use whatever forms yourjurisdiction requires and meet all deadlines. It's also a good idea towatch the review board in action in advance, so you get a feel for thekind of approach the members like and the evidence they require.