Kentucky Statutes 133.120 – Appeal procedure
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(1) (a) Any taxpayer desiring to appeal an assessment on real property made by the property valuation administrator shall first request a conference with the property valuation administrator or his or her designated deputy. The conference shall be held prior to or during the inspection period provided for in KRS § 133.045, or during an extension granted under subsection (2)(d) of this section.
(b) 1. Any person receiving compensation to represent a property owner at a conference with the property valuation administrator for a real property assessment shall be:
a. An attorney;
b. A certified public accountant;
c. A certified real estate broker;
d. A Kentucky licensed real estate broker;
e. An employee of the property owner;
f. A licensed or certified Kentucky real estate appraiser;
g. An appraiser who possesses a temporary practice permit or reciprocal license or certification in Kentucky to perform appraisals and whose license or certification requires him or her to conform to the Uniform Standards of Professional Appraisal Practice; or
h. Any other individual possessing a professional appraisal designation recognized by the department.
2. A person representing a property owner before the property valuation administrator shall present written authorization from the property owner which sets forth his or her professional capacity and shall disclose to the property valuation administrator any personal or private interests he or she may have in the matter, including any contingency fee arrangements, except that attorneys shall not be required to disclose the terms and conditions of any contingency fee arrangement.
(c) During this conference, the property valuation administrator or his or her deputy shall provide an explanation to the taxpayer of the constitutional and statutory provisions governing property tax administration, including the appeal process, as well as an explanation of the procedures followed in deriving the assessed value for the taxpayer’s property.
(d) The property valuation administrator or his or her deputy shall keep a record of each conference which shall include but not be limited to the initial assessed value, the value claimed by the taxpayer, an explanation of any changes offered or agreed to by each party, and a brief account of the outcome of the conference.
(e) At the request of the taxpayer, the conference may be held by telephone.
(2) (a) Any taxpayer still aggrieved by an assessment on real property made by the
property valuation administrator after complying with the provisions of subsection (1) of this section may appeal to the board of assessment appeals.
(b) The taxpayer shall appeal his or her assessment by filing in person or sending a letter or other written petition to the county clerk stating the reasons for appeal, identifying the property for which the appeal is filed, and stating the taxpayer’s opinion of the fair cash value of the property.
(c) The appeal shall be filed no later than one (1) workday following the conclusion of the inspection period provided for in KRS § 133.045 or no later than the last day of an extension granted under paragraph (d) of this subsection.
(d) A property valuation administrator may make a written request to the department to extend the deadline in his or her county of jurisdiction to allow the completion of the conferences requested during the inspection period required by subsection (1)(a) of this section and to extend the filing deadline for appeals to the board of assessment appeals. If approved by the department, the deadline for the completion of the conferences requested during the inspection period and filing appeals shall be extended for a period not to exceed twenty-five (25) days from the date of the original filing deadline.
(e) The county clerk shall notify the department of all assessment appeals and of the date and times of the hearings.
(f) The board of assessment appeals may review and change any assessment made by the property valuation administrator upon recommendation of the county judge/executive, mayor of any city using the county assessment, or the superintendent of any school district in which the property is located, if the recommendation is made to the board in writing specifying the individual properties recommended for review and is made no later than one (1) work day following the conclusion of the inspection period provided for in KRS
133.045, or no later than the last day of an extension granted under paragraph (d) of this subsection, or upon the written recommendation of the department. If the board of assessment appeals determines that the assessment should be increased, it shall give the taxpayer notice in the manner required by subsection (4) of KRS § 132.450, specifying a date when the board will hear the taxpayer, if he or she so desires, in protest of an increase.
(g) Any real property owner who has listed his or her property with the property valuation administrator at its fair cash value may ask the county board of assessment appeals to review the assessments of real properties he or she believes to be assessed at less than fair cash value, if he or she specifies in writing the individual properties for which the review is sought and factual information upon which his or her request is based, such as comparable sales or cost data and if the request is made no later than one (1) work day following the conclusion of the inspection period provided for in KRS
133.045, or no later than the last day of an extension granted under paragraph
(d) of this subsection.
(h) Nothing in this section shall be construed as granting any property owner the
right to request a blanket review of properties or the board the power to conduct such a review.
(3) (a) The board of assessment appeals shall hold a public hearing for each individual taxpayer appeal in protest of the assessment by the property valuation administrator filed in accordance with the provisions of subsection (2) of this section, and after hearing all the evidence, shall fix the assessment of the property at its fair cash value.
(b) The department may be present at the hearing and present any pertinent evidence as it pertains to the appeal.
(c) The taxpayer shall provide factual evidence to support his or her appeal. If the taxpayer fails to provide reasonable information pertaining to the value of the property requested by the property valuation administrator, the department, or any member of the board, his or her appeal shall be denied.
(d) This information shall include but not be limited to the physical characteristics of land and improvements, insurance policies, cost of construction, real estate sales listings and contracts, income and expense statements for commercial property, and loans or mortgages.
(e) The board of assessment appeals shall only hear and consider evidence which has been submitted to it in the presence of both the property valuation administrator or his or her designated deputy and the taxpayer or his or her authorized representative.
(4) (a) Any person receiving compensation to represent a property owner in an appeal before the board shall be:
1. An attorney;
2. A certified public accountant;
3. A certified real estate broker;
4. A Kentucky licensed real estate broker;
5. An employee of the taxpayer;
6 A licensed or certified Kentucky real estate appraiser;
7. An appraiser who possesses a temporary practice permit or reciprocal license or certification in Kentucky to perform appraisals and whose license or certification requires him or her to conform to the Uniform Standards of Professional Appraisal Practice; or
8. Any other individual possessing a professional appraisal designation recognized by the department.
(b) A person representing a property owner before the county board of assessment appeals shall present a written authorization from the property owner which sets forth his or her professional capacity and shall disclose to the county board of assessment appeals any personal or private interests he or she may have in the matter, including any contingency fee arrangements, except that attorneys shall not be required to disclose the terms and conditions of any contingency fee arrangement.
(5) The board shall provide a written opinion justifying its action for each assessment either decreased or increased in the record of its proceedings and orders required in KRS § 133.125 on forms or in a format provided or approved by the department.
(6) The board shall report to the property valuation administrator any real property omitted from the tax roll. The property valuation administrator shall assess the property and immediately give notice to the taxpayer in the manner required by KRS § 132.450(4), specifying a date when the board of assessment appeals will hear the taxpayer, if he or she so desires, in protest of the action of the property valuation administrator.
(7) The board of assessment appeals shall have power to issue subpoenas, compel the attendance of witnesses, and adopt rules and regulations concerning the conduct of its business. Any member of the board shall have power to administer oaths to any witness in proceedings before the board.
(8) The powers of the board of assessment appeals shall be limited to those specifically granted by this section.
(9) No appeal shall delay the collection or payment of any taxes based upon the assessment in controversy. The taxpayer shall pay all state, county, and district taxes due on the valuation which he or she claims as true value and stated in the petition of appeal filed in accordance with the provisions of subsection (1) of this section. When the valuation is finally determined upon appeal, the taxpayer shall be billed for any additional tax and interest at the tax interest rate as defined in KRS
131.010(6) from the date when the tax would have become due if no appeal had been taken. The provisions of KRS § 134.015(6) shall apply to the tax bill.
(10) Any member of the county board of assessment appeals may be required to give evidence in support of the board’s findings in any appeal from its actions to the Board of Tax Appeals pursuant to KRS § 49.220. Any persons aggrieved by a decision of the board, including the property valuation administrator, taxpayer, and department, may appeal the decision to the Board of Tax Appeals pursuant to KRS
49.220. Any taxpayer failing to appeal to the county board of assessment appeals, or failing to appear before the board, either in person or by designated representative, shall not be eligible to appeal directly to the Board of Tax Appeals.
(11) The county attorney shall represent the interest of the state and county in all hearings before the board of assessment appeals and on all appeals prosecuted from its decision. If the county attorney is unable to represent the state and county, he or she the fiscal court shall arrange for substitute representation.
(12) Taxpayers shall have the right to make audio recordings of the hearing before the county board of assessment appeals. The property valuation administrator may make similar audio recordings only if prior written notice is given to the taxpayer. The taxpayer shall be entitled to a copy of the department’s recording as provided in KRS § 61.874.
(13) The county board of assessment appeals shall physically inspect a property upon the request of the property owner or property valuation administrator.
Effective: June 29, 2021
History: Amended 2021 Ky. Acts ch. 185, sec. 65, effective June 29, 2021. — Amended
2017 Ky. Acts ch. 74, sec. 72, effective June 29, 2017; and ch. 81, sec. 2, effective March 21, 2017. — Amended 2015 Ky. Acts ch. 67, sec. 3, effective June 24, 2015. — Amended 2009 Ky. Acts ch. 10, sec. 42, effective January 1, 2010. — Amended 2005
Ky. Acts ch. 85, sec. 231, effective June 20, 2005. — Amended 1994 Ky. Acts ch. 85, sec. 5, effective July 15, 1994. – Amended 1992 Ky. Acts ch. 397, sec. 3, effective July 14, 1992; and ch. 449, sec. 6, effective April 13, 1992. — Amended 1990 Ky. Acts ch. 411, sec. 11, effective July 13, 1990; and ch. 476, Pt. V, sec. 339, effective July 13, 1990. — Amended 1988 Ky. Acts ch. 303, sec. 11, effective July 15, 1988. — Amended 1982 Ky. Acts ch. 452, sec. 7, effective July 1, 1982. — Amended 1980
Ky. Acts ch. 317, sec. 5, effective July 15, 1980. — Amended 1978 Ky. Acts ch. 384, sec. 264, effective June 17, 1978. — Amended 1976 (1st Extra. Sess.) Ky. Acts ch.
20, sec. 6, effective January 2, 1978. — Amended 1974 Ky. Acts ch. 326, sec. 6. — Amended 1964 Ky. Acts ch. 141, sec. 34. — Amended 1950 Ky. Acts ch. 18, sec. 1. –
– Amended 1949 (1st Extra. Sess.) Ky. Acts ch. 2, sec. 7. — Amended 1944 Ky. Acts ch. 99, sec. 1. — Created 1942 Ky. Acts ch. 131, secs. 16 and 32.
Legislative Research Commission Note (7/14/92). Pursuant to KRS § 7.136(1), in codifying this section the Reviser of Statutes has corrected an erroneous cross- reference that resulted from the amendment process in the enactment of 1992 Ky. Acts ch. 397, sec. 3. That Act and Acts ch. 449 both amend this statute and not otherwise being in conflict have been compiled together.
Legislative Research Commission Note (7/13/90). The Act amending this section prevails over the repeal and reenactment in House Bill 940, Acts ch. 476, pursuant to Section 653(1) of Acts ch. 476.
(b) 1. Any person receiving compensation to represent a property owner at a conference with the property valuation administrator for a real property assessment shall be:
Terms Used In Kentucky Statutes 133.120
- Action: includes all proceedings in any court of this state. See Kentucky Statutes 446.010
- Amendment: A proposal to alter the text of a pending bill or other measure by striking out some of it, by inserting new language, or both. Before an amendment becomes part of the measure, thelegislature must agree to it.
- Appeal: A request made after a trial, asking another court (usually the court of appeals) to decide whether the trial was conducted properly. To make such a request is "to appeal" or "to take an appeal." One who appeals is called the appellant.
- Appraisal: A determination of property value.
- Attorney: means attorney-at-law. See Kentucky Statutes 446.010
- Board: means the county board of assessment appeals. See Kentucky Statutes 133.010
- City: includes town. See Kentucky Statutes 446.010
- Department: means the Department of Revenue. See Kentucky Statutes 133.010
- Evidence: Information presented in testimony or in documents that is used to persuade the fact finder (judge or jury) to decide the case for one side or the other.
- Jurisdiction: (1) The legal authority of a court to hear and decide a case. Concurrent jurisdiction exists when two courts have simultaneous responsibility for the same case. (2) The geographic area over which the court has authority to decide cases.
- Owner: when applied to any animal, means any person having a property interest in such animal. See Kentucky Statutes 446.010
- real estate: includes lands, tenements, and hereditaments and all rights thereto and interest therein, other than a chattel interest. See Kentucky Statutes 446.010
- Real property: Land, and all immovable fixtures erected on, growing on, or affixed to the land.
- Real property: includes all lands within this state and improvements thereon. See Kentucky Statutes 133.010
- State: when applied to a part of the United States, includes territories, outlying possessions, and the District of Columbia. See Kentucky Statutes 446.010
- Statute: A law passed by a legislature.
- Taxpayer: means any person made liable by law to file a return or pay a tax. See Kentucky Statutes 133.010
a. An attorney;
b. A certified public accountant;
c. A certified real estate broker;
d. A Kentucky licensed real estate broker;
e. An employee of the property owner;
f. A licensed or certified Kentucky real estate appraiser;
g. An appraiser who possesses a temporary practice permit or reciprocal license or certification in Kentucky to perform appraisals and whose license or certification requires him or her to conform to the Uniform Standards of Professional Appraisal Practice; or
h. Any other individual possessing a professional appraisal designation recognized by the department.
2. A person representing a property owner before the property valuation administrator shall present written authorization from the property owner which sets forth his or her professional capacity and shall disclose to the property valuation administrator any personal or private interests he or she may have in the matter, including any contingency fee arrangements, except that attorneys shall not be required to disclose the terms and conditions of any contingency fee arrangement.
(c) During this conference, the property valuation administrator or his or her deputy shall provide an explanation to the taxpayer of the constitutional and statutory provisions governing property tax administration, including the appeal process, as well as an explanation of the procedures followed in deriving the assessed value for the taxpayer’s property.
(d) The property valuation administrator or his or her deputy shall keep a record of each conference which shall include but not be limited to the initial assessed value, the value claimed by the taxpayer, an explanation of any changes offered or agreed to by each party, and a brief account of the outcome of the conference.
(e) At the request of the taxpayer, the conference may be held by telephone.
(2) (a) Any taxpayer still aggrieved by an assessment on real property made by the
property valuation administrator after complying with the provisions of subsection (1) of this section may appeal to the board of assessment appeals.
(b) The taxpayer shall appeal his or her assessment by filing in person or sending a letter or other written petition to the county clerk stating the reasons for appeal, identifying the property for which the appeal is filed, and stating the taxpayer’s opinion of the fair cash value of the property.
(c) The appeal shall be filed no later than one (1) workday following the conclusion of the inspection period provided for in KRS § 133.045 or no later than the last day of an extension granted under paragraph (d) of this subsection.
(d) A property valuation administrator may make a written request to the department to extend the deadline in his or her county of jurisdiction to allow the completion of the conferences requested during the inspection period required by subsection (1)(a) of this section and to extend the filing deadline for appeals to the board of assessment appeals. If approved by the department, the deadline for the completion of the conferences requested during the inspection period and filing appeals shall be extended for a period not to exceed twenty-five (25) days from the date of the original filing deadline.
(e) The county clerk shall notify the department of all assessment appeals and of the date and times of the hearings.
(f) The board of assessment appeals may review and change any assessment made by the property valuation administrator upon recommendation of the county judge/executive, mayor of any city using the county assessment, or the superintendent of any school district in which the property is located, if the recommendation is made to the board in writing specifying the individual properties recommended for review and is made no later than one (1) work day following the conclusion of the inspection period provided for in KRS
133.045, or no later than the last day of an extension granted under paragraph (d) of this subsection, or upon the written recommendation of the department. If the board of assessment appeals determines that the assessment should be increased, it shall give the taxpayer notice in the manner required by subsection (4) of KRS § 132.450, specifying a date when the board will hear the taxpayer, if he or she so desires, in protest of an increase.
(g) Any real property owner who has listed his or her property with the property valuation administrator at its fair cash value may ask the county board of assessment appeals to review the assessments of real properties he or she believes to be assessed at less than fair cash value, if he or she specifies in writing the individual properties for which the review is sought and factual information upon which his or her request is based, such as comparable sales or cost data and if the request is made no later than one (1) work day following the conclusion of the inspection period provided for in KRS
133.045, or no later than the last day of an extension granted under paragraph
(d) of this subsection.
(h) Nothing in this section shall be construed as granting any property owner the
right to request a blanket review of properties or the board the power to conduct such a review.
(3) (a) The board of assessment appeals shall hold a public hearing for each individual taxpayer appeal in protest of the assessment by the property valuation administrator filed in accordance with the provisions of subsection (2) of this section, and after hearing all the evidence, shall fix the assessment of the property at its fair cash value.
(b) The department may be present at the hearing and present any pertinent evidence as it pertains to the appeal.
(c) The taxpayer shall provide factual evidence to support his or her appeal. If the taxpayer fails to provide reasonable information pertaining to the value of the property requested by the property valuation administrator, the department, or any member of the board, his or her appeal shall be denied.
(d) This information shall include but not be limited to the physical characteristics of land and improvements, insurance policies, cost of construction, real estate sales listings and contracts, income and expense statements for commercial property, and loans or mortgages.
(e) The board of assessment appeals shall only hear and consider evidence which has been submitted to it in the presence of both the property valuation administrator or his or her designated deputy and the taxpayer or his or her authorized representative.
(4) (a) Any person receiving compensation to represent a property owner in an appeal before the board shall be:
1. An attorney;
2. A certified public accountant;
3. A certified real estate broker;
4. A Kentucky licensed real estate broker;
5. An employee of the taxpayer;
6 A licensed or certified Kentucky real estate appraiser;
7. An appraiser who possesses a temporary practice permit or reciprocal license or certification in Kentucky to perform appraisals and whose license or certification requires him or her to conform to the Uniform Standards of Professional Appraisal Practice; or
8. Any other individual possessing a professional appraisal designation recognized by the department.
(b) A person representing a property owner before the county board of assessment appeals shall present a written authorization from the property owner which sets forth his or her professional capacity and shall disclose to the county board of assessment appeals any personal or private interests he or she may have in the matter, including any contingency fee arrangements, except that attorneys shall not be required to disclose the terms and conditions of any contingency fee arrangement.
(5) The board shall provide a written opinion justifying its action for each assessment either decreased or increased in the record of its proceedings and orders required in KRS § 133.125 on forms or in a format provided or approved by the department.
(6) The board shall report to the property valuation administrator any real property omitted from the tax roll. The property valuation administrator shall assess the property and immediately give notice to the taxpayer in the manner required by KRS § 132.450(4), specifying a date when the board of assessment appeals will hear the taxpayer, if he or she so desires, in protest of the action of the property valuation administrator.
(7) The board of assessment appeals shall have power to issue subpoenas, compel the attendance of witnesses, and adopt rules and regulations concerning the conduct of its business. Any member of the board shall have power to administer oaths to any witness in proceedings before the board.
(8) The powers of the board of assessment appeals shall be limited to those specifically granted by this section.
(9) No appeal shall delay the collection or payment of any taxes based upon the assessment in controversy. The taxpayer shall pay all state, county, and district taxes due on the valuation which he or she claims as true value and stated in the petition of appeal filed in accordance with the provisions of subsection (1) of this section. When the valuation is finally determined upon appeal, the taxpayer shall be billed for any additional tax and interest at the tax interest rate as defined in KRS
131.010(6) from the date when the tax would have become due if no appeal had been taken. The provisions of KRS § 134.015(6) shall apply to the tax bill.
(10) Any member of the county board of assessment appeals may be required to give evidence in support of the board’s findings in any appeal from its actions to the Board of Tax Appeals pursuant to KRS § 49.220. Any persons aggrieved by a decision of the board, including the property valuation administrator, taxpayer, and department, may appeal the decision to the Board of Tax Appeals pursuant to KRS
49.220. Any taxpayer failing to appeal to the county board of assessment appeals, or failing to appear before the board, either in person or by designated representative, shall not be eligible to appeal directly to the Board of Tax Appeals.
(11) The county attorney shall represent the interest of the state and county in all hearings before the board of assessment appeals and on all appeals prosecuted from its decision. If the county attorney is unable to represent the state and county, he or she the fiscal court shall arrange for substitute representation.
(12) Taxpayers shall have the right to make audio recordings of the hearing before the county board of assessment appeals. The property valuation administrator may make similar audio recordings only if prior written notice is given to the taxpayer. The taxpayer shall be entitled to a copy of the department’s recording as provided in KRS § 61.874.
(13) The county board of assessment appeals shall physically inspect a property upon the request of the property owner or property valuation administrator.
Effective: June 29, 2021
History: Amended 2021 Ky. Acts ch. 185, sec. 65, effective June 29, 2021. — Amended
2017 Ky. Acts ch. 74, sec. 72, effective June 29, 2017; and ch. 81, sec. 2, effective March 21, 2017. — Amended 2015 Ky. Acts ch. 67, sec. 3, effective June 24, 2015. — Amended 2009 Ky. Acts ch. 10, sec. 42, effective January 1, 2010. — Amended 2005
Ky. Acts ch. 85, sec. 231, effective June 20, 2005. — Amended 1994 Ky. Acts ch. 85, sec. 5, effective July 15, 1994. – Amended 1992 Ky. Acts ch. 397, sec. 3, effective July 14, 1992; and ch. 449, sec. 6, effective April 13, 1992. — Amended 1990 Ky. Acts ch. 411, sec. 11, effective July 13, 1990; and ch. 476, Pt. V, sec. 339, effective July 13, 1990. — Amended 1988 Ky. Acts ch. 303, sec. 11, effective July 15, 1988. — Amended 1982 Ky. Acts ch. 452, sec. 7, effective July 1, 1982. — Amended 1980
Ky. Acts ch. 317, sec. 5, effective July 15, 1980. — Amended 1978 Ky. Acts ch. 384, sec. 264, effective June 17, 1978. — Amended 1976 (1st Extra. Sess.) Ky. Acts ch.
20, sec. 6, effective January 2, 1978. — Amended 1974 Ky. Acts ch. 326, sec. 6. — Amended 1964 Ky. Acts ch. 141, sec. 34. — Amended 1950 Ky. Acts ch. 18, sec. 1. –
– Amended 1949 (1st Extra. Sess.) Ky. Acts ch. 2, sec. 7. — Amended 1944 Ky. Acts ch. 99, sec. 1. — Created 1942 Ky. Acts ch. 131, secs. 16 and 32.
Legislative Research Commission Note (7/14/92). Pursuant to KRS § 7.136(1), in codifying this section the Reviser of Statutes has corrected an erroneous cross- reference that resulted from the amendment process in the enactment of 1992 Ky. Acts ch. 397, sec. 3. That Act and Acts ch. 449 both amend this statute and not otherwise being in conflict have been compiled together.
Legislative Research Commission Note (7/13/90). The Act amending this section prevails over the repeal and reenactment in House Bill 940, Acts ch. 476, pursuant to Section 653(1) of Acts ch. 476.