What is this TRIM Notice I received from The Property Appraiser?
If you have not already, in the next few days, you should receive a "2017 Notice of Proposed Taxes and Proposed or Adopted Non-Ad-Valorem Assessments" or TRIM Notice from the Property Appraiser. What is it? What does it mean? Does it affect my appeal? I will answer these questions below.
What is the TRIM Notice? Let's start with what it is not. It is not your property tax bill! You will receive your property tax bill in November.
This notice is simply a way of letting you know:
- The Property Appraiser's assessment of your property as of January 1, 2017, as required by Florida law. For most non-homesteaded property, the assessed value is identical to the property’s market value. For homesteaded property, your assessed value is your “Save Our Homes” value. The Property Appraiser has determined the Market Value of your property by a mass-appraisal system. The mass-appraisal system is supposed to take into consideration sales of comparable properties during calendar year 2016. However, with the number of properties in Broward County, it is impossible for the mass-appraisal system to correctly value every property in the County. As a result, many properties may be over-valued. Therefore, the State of Florida allows you to appeal this value; and
- Proposed tax rates set by the taxing authorities in your area/county/municipality. These include, among many, the School Board and the County/City Commission, etc. You will most likely see an increase in many of these rates from last year. Unlike your value, you cannot appeal these rates. However, you do have the right to question your proposed tax rates, non-ad valorem fees/special assessments, by contacting your elected officials who serve on those taxing authorities and attend the public hearings in September. Your TRIM Notice lists the hearing dates, locations and contact phone numbers for each taxing authority; and
- The deadline to file an appeal with the Value Adjustment Board. The deadline in Broward County is September 18, 2017.
The reason all of this matters is that the amount you pay in taxes in November is based on the assessed value in the TRIM Notice multiplied by the tax rates decided upon by the taxing authorities. The lower the value and the lower the rates, the less you pay in taxes.
If you think your value is too high, I can help you!
You have the right under Florida law to appeal this value. It is important that you hire a qualified and experienced agent to represent you in these appeals. My law firm can represent you in this matter. My firm focuses on appealing high-end residential and commercial property values. We have over 26 years of legal experience fighting property taxes in Broward, Miami-Dade and Palm Beach Counties.
If I do not obtain a reduction in your property taxes, then you do not have to pay me (there is a nominal administrative fee of $50.00 to cover the County’s filing fee and the costs to prepare the case).
Please give me a call at (954) 660-3556 or email me at Seth@LubinLawFirm.com. You can also visit my website at www.LubinLawFirm.com for more information. If you have any questions, please do not hesitate to contact me anytime!