Archive for category: General Information

As we approach the Thanksgiving holiday, I went back and reviewed my previous blogs and naturally, they focused on things I’ve been thankful for over the past year. If you’re a regular reader of my monthly blog, I feel I wrote my “thanksgiving” blog back in July following my unfortunate accident. While it’s never redundant to continue to express my thanks to so many, I thought I would change the tone of this November’s thoughts.

WHILE WE APPRECIATE STABLE AND PREDICTABLE, CHANGE IS CONSTANT.

I am approaching my 34^th year in the review of property tax valuations, so I would like to believe I’m predictable and stable. However, within this career, change has been a constant theme. Working for a national firm; then going out on my own; then merging my practice with a regional accounting firm which was ultimately bought out by a publicly held entity and finally, buying my practice back from the firm. Employees hired and employees retired; economic recessions and economic booms – change is constant.

Throughout the years, my clients have stayed with me and followed the not so straight path. In my July blog, I thanked my family, friends, employees and community. Now it’s my turn to thank my clients. Some have been clients for 20+ years, others recently coming on board. My goal is to treat all of you with respect and it’s my hope and intent we put forth our best effort in representing your interests.

MY YOUNGEST IS NO LONGER A TEENAGER!

Again, if you’re a follower of my blog through the years, I spend a significant amount of time discussing my family. Whether vacations, sporting events or road trips to college, they are special to me and I opened our family to your welcoming arms.

Well, now my youngest has turned 20 and this has had a bigger impact than I anticipated. Turning 40, 45, 50 and now 55 were not issues for me, but having my youngest turn 20, yikes!!! It is fine for me to get older, but my kids? No way! Of course the flip side is seeing them growing up and maturing into adults which brings immense joy and pride.

TWO COMPANIES? – NO PROBLEM.

With the acquisition of Indurante + Associates a little over a year ago, I was confident we could achieve success, but a little worried about such different entities and geographic differences. Thanks to today’s world (computing, smart phones, travel capabilities and other nuances) the ability to grow both entities is succeeding. Taking advantage of the technology afforded us would be a footnote without staff motivated to share in the success. I’ve seen our staff grow and take on added responsibilities, while continuing to forge relationships with clients as we approach the next decade. This effort will only make us stronger as a whole and I eagerly await the 2020 year!

Happy Thanksgiving to all – I’m thankful I have the opportunity to continue to share my thoughts with you!

I recently returned from a trip to Des Moines to visit a client, look at a property in booming Ankeny, IA and met with a fee appraiser hired to review a property. This trip allowed for several hours of windshield time to process the various events currently happening in the property tax world. I thought this would be a good opportunity to bring you up to date in jurisdictions where we represent many of our clients.

Jackson County, MO (Kansas City, MO)

After receiving several thousand appeals for both residential and commercial properties, the county has closed the opportunity to appeal the current 2019 valuation (taxpayers were given the opportunity to appeal the valuation until September 3^rd).

Hearings are now being scheduled with the Board of Equalization and should last into the 2020 tax year. This could create issues for taxpayers who will not have a chance to have the case heard before the end of the year as taxpayers must pay their taxes under protest (property taxes are due by December 31, 2019). We will be offering suggestions and working with our clients on how to go through the process of paying taxes under protest, and the importance of doing so.

Not only will the taxes be paid under protest, but the taxpayer must indicate the value they believe is the correct value and the corresponding tax amount. The Jackson County Treasurer must escrow the difference between the taxes owed on the tax bill and the opinion of taxes owed determined by the taxpayer. The county treasurer may not release those funds until the appeal has been resolved.

We will work closely with our clients who currently have pending appeals in Jackson County as well as those who have questions. The tax bills will be issued in November, so it is important to note the taxes must be paid under protest as an appeal may be dismissed without proper documentation showing the tax amount being challenged.

Johnson County, KS

We have recently received decisions from the Small Claims Division of the Board of Tax Appeals (values under $3,000,000 and all residential values).

Early indications show Johnson County is a tough place to win an appeal at the initial levels of appeal. Many of our appeals will proceed to the Regular Division of the Board of Tax Appeals but will incur legal and 3^rd party professional fees (appraisals) that make an appeal to the Regular Division challenging for many taxpayers. These additional fees may dissuade taxpayers from continuing with an appeal. We will work closely with our clients to determine the potential tax savings versus the cost to continue an appeal, as we pursue appeals beyond the Small Claims Division.

Colorado, Iowa and Missouri (excluding Jackson County)

The informal and local level of appeals has concluded with many local boards closing their respective review sessions in June and July.

These states reassess valuations every odd year, so the values currently in place will remain until the next reassessment date of January 1, 2021, unless there are physical changes to the property (demolition or new construction).

We represent client’s interests in most states across the country. If you have questions about the appeals process in where you own property, please reach out to me directly as I would be happy to update you with the local rules and timing for appeals.

As always, I thank you the opportunity to represent your interests. Please email me with any questions or concerns you may have –

Well, well, well… I had all these great ideas about this month’s blog; all the uncertainly surrounding the new valuations in Jackson County, MO; Nebraska appeals for June 30^th; CO appeals as part of the bi-annual reassessment; 10^th months into the new acquisition of Indurante & Associates, Inc. etc, etc…

Instead, life threw a curve ball at me while I was out visiting my office in Las Vegas.

I was there to visit my office and also connect with my longtime close friend, Joel Glass. Joel is a senior executive with the Orlando Magic and was with the team as part of the NBA Summer League. My goal was to work in the morning and spend the afternoons and evenings watching players attempt to make themselves worthy of an NBA roster spot. Monday went according to plan and we had a great day. Up close and personal with Bill Self, seeing Roy Williams and a variety of other college coaches as well as a quick look at future impact players in the League.

Tuesday morning, July 9^th changed my life course.

I hired an Uber from my hotel to take me to my office. Along the way, we were hit by a car that chose to ignore a red light. Our car was significantly damaged and I remember nothing of the incident. The next thing I remember is waking up at some point on Thursday, July 11^th in the Intensive Care Unit of the University Hospital.

Karen (who had flown in late Tuesday night) and Joel were in the room. I suffered some fairly serious injuries and two plus weeks later, I am finally back in Kansas City… several broken ribs, a broken right clavicle, separated shoulder, a fracture in my spine and a partially collapsed lung.

But that’s not the best part of the story….

People say I’m lucky, and you know what? I am lucky. I’m lucky to be a part of a wonderful community. A community that cares about others and is willing to do anything, ANYTHING, to help me and my family.

I’m lucky to have grade school friends check in from all across the country to see how I am doing. Texts, phone calls, emails – they were coming in fast and furious.

But that’s just getting started –  the number of friends we have met over the years; the Pembroke Community, the Jewish Community, the Oakwood Community, the Greater Kansas City community and all across the county (thru business connections and friendships), offers of support have flooded in.  It is truly unbelievable and actually overwhelming.

Hillary Clinton indicated, “It takes a Village” and she’s absolutely right. But it is more than taking a village to raise a child, it takes a village to learn what’s important in life. The presence of family and friends drives this point home and I will never take any of you for granted.

So, THANK YOU, THANK YOU!

My goal is to reach out to everyone over the next several months and offer a personal thank you, but let me start by recognizing my “first responders”.

To my employees at Swartz + Associates, Inc. and Indurante & Associates, Inc. thank you for keeping things together and making the work seamless while checking on my well-being. I will continue to lean on you and have all the confidence now that we will continue to be successful.

To all of you who have reached out to offer your small part, thank you for the kind gestures. Whether providing meals, a car ride, a book to read or a place to stay, believe me when I say it is not unnoticed and greatly appreciated.

To all of our friends who have reached out with calls of support, messages, encouragement or just to listen – thank you so much. My heart is filled with joy (even if it is protected by broken ribs!)

And of course, my family.

My family, immediate and extended (including Joel) has been awesome. Daily calls to see how I am doing; securing travel plans back to Kansas City and just the overall love and support you have provided, truly unbelievable.

My kids, (who I promised I will be okay) have been great throughout the process, offering their encouragement in ways only children can and of course…

My wife, Karen. The love of my life. I can’t imagine any of this without her by my side. Taking the requisite notes, asking the questions of the doctors, making appointments, talking to the insurance companies, making sure I take the appropriate deep breaths and am constantly positioned correctly. 🙂

Mix that in with the world of law, and it’s just another day! HA!!!

I am fortunate to have each and every one of you in my life and I’m better for it. If ever you believe you don’t make a difference, you are 100% wrong. Everyone makes a difference and I am happy to convince you of that fact. My road to recovery is getting started and I want you to be sure to know you are a big part of the process.

Until next time… and yes, I appreciate the fact that there will be a next time.

Last week, my wife and I had the unfortunate experience of having our sewer back up into our half bathroom in the basement and into a portion of our finished basement. While insurance will cover most of the damage and inconvenience of being out of the home for multiple days, it is the follow up work and proactive measures for preventative maintenance that I found quite alarming.

Our usual service providers could not get to us over the weekend so we contracted with a large, local service who regularly advertises on television and in print.

After completion of the task at hand, the technician wanted to inspect the line from the house to the street to insure there was a clear pathway. As an expert in property tax valuations and not plumbing, I watched the screen as the technician propelled his camera through the 4 inch line to the street.

During this time, he pointed out several potential issues, including a possible crack in the clay piping, roots growing where seals had eroded and probable failure of the line in the not too distant future. The two options provided; tear up the driveway and front yard to replace the entire 90 feet of sewer line (at a cost north of $30,000) or create an epoxy liner within the current line that would create a “pipe within pipe”.  This would take place internally and would not cause any (or minimal damage) to the property. The estimate for this was significantly less but still into the five digits.

“We are available to start this in 3 days. Here are options for payment – let’s get started.”

Hmmmm, not so fast, as my wife and I needed to discuss the options. How could we invest this type of money without getting a second opinion? Consumers compare prices for cars, get second opinions for surgery and physical therapy, and if you are regular readers of my blog, multiple comparisons and review of colleges. Why not plumbing?

We have engaged two additional plumbing companies to review our sewer line and offer estimates. Bottom line –  the sewer line appears to be fine but an epoxy liner may not be a bad idea as a longer term solution. Regular annual cleaning (at a cost of $100) should keep things clear for years to come.

WHAT DOES THIS HAVE TO DO WITH PROPERTY TAX APPEALS?

Good question, and if you are an owner of commercial property, the idea of a second opinion should be top of mind.

If you feel your valuation is fair but are unsure, why not get a second opinion? Additionally, if you have a property that has not been challenged in several years, maybe it is time to have a fresh set of eyes on the property. Over the years, we have lost a few clients only for the sake of change. Luckily, we have increased our client base significantly over the years by offering our review, approaching a valuation with a different perspective.

For those owners of property in Iowa, Missouri and Colorado, this year is a revaluation year.

We have already seen double digit percent increases in Platte and Clay Counties (Jackson County has not issued values as of this writing). Polk County (Des Moines) has increased commercial values in excess of 7% in most areas and we’ll see what Colorado looks like when they issue their valuation in the next two weeks.

The concept of ad-valorem taxation is taxing a property “at value” and generally implies the “value in exchange” or “fair market value”. Taxpayers should pay their fair share, nothing more. Second opinions are the best way to insure you are paying your fair share.

As always, thank you for reading and sharing my blog.  I appreciate your responses and am available if you have any questions.  .

This weekend, my family is all together to celebrate my Aunt’s 90^th birthday. As we get older, we certainly appreciate these opportunities and cherish the our times for good reasons; birthdays, weddings,  etc. When I was much younger, it always felt like we were getting together for events and I thought, “do we have to see everyone, again?” Of course, I wasn’t serious but I didn’t have the correct perspective on the importance of these celebrations.

Now, with kids on the east coast and nieces, nephews and other family members scattered across the country, we circle the calendar for these celebrations where we can meet, tell stories and hear of great tales. Such is the case this weekend. Congratulations, Aunt Kay, we are so happy to be a part of the weekend.

My wife and I always say we work hard so we can play hard to be able to attend such events. Well, now it’s that time of year to work hard!

Valuation Notices

• Valuation notices were just issued this week in Johnson County, Kansas and the remainder of the counties will be issuing their notices at the end of the month.
• Colorado, Iowa and Missouri have the opportunity to reassess real estate in 2019 for the next 2 years. It is safe to assume valuations are not decreasing.
• Additionally, business personal property filing deadlines are quickly approaching with Michigan, New Mexico, Missouri, Oklahoma, Texas and Colorado.
• Include our railcar filings for the first time since acquiring Indurante & Associates, Inc. and it is truly GO TIME.

I wouldn’t have it any other way and feel good knowing we have the experienced staff that has gone through the process several times over the years.

Below I have listed a few upcoming deadlines that may have relevance to you if you own property in these states.

State                Personal Property Deadline           Real Estate Deadline

Kansas            March 15                                             March 13 – (commercial) Johnson Cty | March 31 – remaining KS Counties

Missouri         March 1                                                3^rd Monday in June

Oklahoma      March 15                                             Generally in June

Iowa                Not applicable – Exempt                 April 30

Colorado        April 15                                               May 31

Nebraska       May 1                                                   June 30

Arkansas       May 1                                                   Varies

I listed these deadlines last year and found this to be helpful for many of the readers.

We welcome the opportunity to represent your interests and look forward to working with our clients for another appeal season. Thank you for continuing to put your trust in Swartz + Associates.