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Evidence for the Board of Equalization

Property tax
appeal appraisals

We appraise homes as of January 1 of the assessment year, the date Washington values property, so you can bring the county board independent evidence. Call (425) 967-3498 or use our quote form as soon as your value notice arrives.

Who it is for

When does an appraisal help a tax appeal?

When the assessor's value misses something a mass model can't see: condition problems, an odd lot, or sales that don't fit your street. Under RCW 84.40.020 the county values your home as of January 1 of the assessment year, and the boards in King, Pierce and Snohomish Counties each list independent appraisals among the evidence they consider.

You don't always need one. Snohomish County's appeal process guide says an appraisal is not required for a successful appeal and that its cost could exceed your tax savings. If the assessor's figure looks supportable, we will tell you before you order.

Start with the guide. Deadlines, forms and evidence rules differ by county. Our property tax appeal guide for King, Pierce and Snohomish Counties walks through each one with links to the official pages.

What you get

What does a tax appeal appraisal include?

A January 1 effective date

Dated to match the assessment, using sales from around that date instead of today's market.

Sales the board can check

Each comparable listed with its parcel number, sale date, price and features.

Condition on the record

Deferred maintenance and site problems photographed and adjusted for.

Plain reasoning

Board members may not be appraisers, so each adjustment is explained in plain words.

Deadlines

When do I have to file?

By July 1 of the assessment year or within the county's window after the notice is mailed, whichever is later (RCW 84.40.038). King and Pierce Counties allow 60 days from the mailing date; Snohomish County allows 60 calendar days from the date on the notice, until 4:00 PM for electronic petitions.

King County's board wants all evidence at least 21 business days before the hearing, so the petition can go in first and the appraisal can follow. Call the day your notice arrives. We check the property records and reply with a quote, and the appraisal typically takes 7 to 10 days. Each county's steps are in the appeal guide.

Questions

Tax appeal appraisal questions

What does a tax appeal appraisal cost?

We quote it once we know the home and the year under appeal. Whether it pays off depends on how far off the assessment is, and we will give you a straight read first.

Can I use the appraisal from my last refinance?

Sometimes. A loan appraisal carries the loan's date and was written for underwriting, while the board is asking about January 1 of the assessment year.

Does an appraisal guarantee a lower value?

No. The board decides. The appraisal gives it the kind of evidence the county pages list, from someone with no stake in the result.

Do you handle appeals in Kitsap and Thurston Counties?

Yes, we appraise in both, and the same state law applies there. Contact that county's Board of Equalization for its deadline and filing steps.

Service areas