How to File a Property Value Complaint in Ross County

Property taxes in Ross County are based on the assessed value of your property. If you believe the Ross County Auditor has valued your property higher than its actual market value, you have the right to file a Property Value Complaint. This process allows you to request a review or adjustment of your property’s value to ensure you are paying a fair amount of tax.

Understanding What a Property Value Complaint Is

A property value complaint is a formal request made by a property owner or other eligible party to the Ross County Board of Revision (BOR). It challenges the market value assigned to a property by the Ross County Auditor’s Office.

The purpose of this complaint is not to dispute tax rates but to correct the assessed value if it does not accurately reflect the property’s true market price.

Why You Might File a Property Value Complaint

Valid reasons for filing a complaint include:

• The property’s assessed value is higher than its actual market value.
• The property suffered damage (fire, flooding, or structural loss) that reduced its worth.
• Comparable homes in the same neighborhood are valued lower.
• The property has not been maintained or improved but its value increased unreasonably.

Filing a complaint gives you an opportunity to present evidence and request a fair reassessment.

Types of Property Value Complaints in Ross County

The Ross County Board of Revision accepts three main types of property value complaints under Ohio law:

1) Owner’s Complaint

Filed by the property owner or taxpayer who believes the assessed value is incorrect. The owner submits evidence to support a lower valuation.

2) Third-Party Complaint

Filed by another party, such as a school district or neighboring property owner. A school district might file this if they believe a property is undervalued and it affects tax revenue.

3) Counter-Complaint

Filed in response to an existing complaint. For example, if a property owner files to reduce the value, the local school district may file a counter-complaint to maintain or increase the value. Both sides then present their case at a hearing before the Board of Revision.

Filing Period and Deadlines

The filing period for property value complaints in Ross County runs from January 1 through March 31 of each year.
Complaints submitted after March 31 are not accepted for that tax year. Filing on time is essential to preserve your right to appeal.

Required Forms

You will need the DTE complaint forms:

• DTE-1 – Complaint Against the Valuation of Property
• DTE-1M – For Manufactured or Mobile Homes
• DTE-2 – For Assessment of Property Other than Market Value
• DTE-26 – For Destroyed or Damaged Property

Tip: Always download the latest version from the Ross County Auditor site.

Step-by-Step Guide to Filing

Step 1: Obtain & Complete the Form

Download DTE-1 (or relevant form) from the Ross County Auditor’s Forms page or pick it up in person. Fill in all required details, including parcel number, owner info, and your proposed value.

Step 2: Gather Supporting Evidence

Evidence may include:

• Recent independent appraisal
• Sale documents showing lower sale price
• Photos of property damage or needed repairs
• Comparable sales from similar properties
• Repair estimates or contractor quotes
• Sketch or plat showing lot boundaries or zoning notes
• Income/expense statements for rental or commercial properties

Step 3: Submit the Complaint

Submit the completed form in person or by certified mail to the Ross County Board of Revision at the Auditor’s Office.

Ross County Auditor Contact:
2 N Paint St, Suite G, Chillicothe, OH 45601
Phone: (740) 702-3080
Auditor Website

Step 4: Wait for the Board of Revision Review

After submission, your case is scheduled for review. You may receive a notice to attend a hearing, where you will have an opportunity to explain your position and present evidence.

Step 5: Attend the Hearing (if required)

Bring all supporting documents. Present your case clearly to the Board of Revision. School districts or other parties may also present evidence.

Step-by-Step Checklists for Filing & Hearing

Step 6: Receive the Decision

The Board of Revision will notify you in writing once a decision has been made. They may:

• Reduce your property value
• Keep it the same
• Increase it (in rare cases)

What Happens After the Decision

If you agree with the Board’s decision, your new property value will be updated in county records and reflected in your next tax bill.

If you disagree, you may appeal the decision to the Ohio Board of Tax Appeals or the Court of Common Pleas within 30 days of receiving the notice.

Common Mistakes to Avoid

• Filing after the March 31 deadline
• Submitting incomplete or unsigned forms
• Failing to provide credible evidence
• Comparing your property to non-similar homes
• Not attending the hearing if called

Avoiding these errors ensures your complaint is valid and reviewed properly.

How Long the Process Takes

The review process typically takes several months, depending on the number of complaints filed that year. The Board aims to resolve all cases before the end of the tax cycle so any adjustments apply promptly.

Conclusion

Filing a property value complaint in Ross County is a structured, fair process that allows property owners to ensure accurate taxation. By preparing strong evidence, submitting DTE Form 1 on time, and following all procedural requirements, you can present a clear and convincing case for a fair property assessment.

If you are uncertain about the valuation or complaint process, consult the Ross County Auditor’s Office or a licensed real estate appraiser for professional guidance.

FAQs