Last September, in
Just Because A Tax Involves Arithmetic Does Not Mean It Resembles Quantum Physics, I explained that when a jurisdiction, in that instance Delaware County, Pennsylvania, conducts a reassessment of real property subject to the real property tax, some property owners will see their real property taxes go up, some will see their real property taxes go down, and a few will see no change, or close to no change, in their real property tax bill.
The reassessment conducted in 2020 by Delaware County involved two steps. The first was redetermining the fair market value of each property, a process that included proposed valuations and the opportunity to appeal. The second was redetermining the tax rate so that the total revenue raised by the reassessment could not change. That was separate and apart from any annual increase in the rate, to be determined after the reassessment computation was complete.
The reassessment was ordered by the Delaware County Court of Common Pleas, following a Pennsylvania Supreme Court decision that addressed challenges to the county’s existing assessments and its appeals process. State law requires that taxation be uniform, but that requires reassessing all properties to make certain that the rate of tax applied to properties is the same. That doesn’t happen when one property is assessed at fair market value and another is assessed at the assessed value determined at some previous time. This situation arose because many properties were reassessed only when they were sold. This meant that properties that had been owned by the same person or entity for many years was assessed much more below market value.
Last Thursday, in a letter to the editor of the Philadelphia Inquirer, C. Tom Howes of Havertown complained about the county tax reassessment. There is no link to the letter because the Inquirer apparently no longer publishes on its web site the letters published in its print version, other than the replica edition on the web site that does not permit links to individual articles, letters, or other material.
Howes writes, “While our eyes have been nervously awaiting possible tax increases from Washington and Harrisburg, it turns out that our local Delaware County politicians have managed to pull the wool over our eyes and extracted the green from our purses. Their secret was a 2020 tax reassessment of county properties under the guise of more realistic values with equity and fairness.”
What Howes omits is that the reassessment was required by the Pennsylvania Supreme Court, as applied to Delaware County by the Delaware County Court of Common Please, in compliance with the Pennsylvania Constitution and Pennsylvania law. It was not ordered by, imposed by, or invented by “local Delaware County politicians.” In fact, reassessments have been undertake and are underway in other Pennsylvania counties.
Howes continues, “When they announced this action, they tried to soften the impact by claiming that any increases would be limited by law to 10%. However, as a taxpayer, I was shocked and disappointed when receiving the 2021 tax bills to find those increases failed to follow those assurances. For examples, township taxes have increased by 15.86% while the real estate taxes went up by a whopping 32.31%.”
Howes is conflating two issues. As I described, tax rates would be adjusted so that the reassessment did not change the total revenue raised by the tax. Once that step was taken, as I described, taxing jurisdictions had the option to increase the tax rate just as they had the option to raise rates in previous years. However, this rate increase was limited to no more than 10 percent. The 10 percent limitation has nothing to do with the changes in tax bills generated by the reassessment.
The percentage increases cited by Howes are a consequence of the reassessment. Haverford Township, in which Havertown is located, did not increase its tax rate for 2021, as described in this story. Nor did Delaware County increase its real property tax rate, as described in this report, which presumably is the tax described by Howes as “real estate taxes,” a term that includes the township tax that he mentions, as well as the school district tax though those tax bills are not sent until late spring or early summer. Thus, the increases facing Howes are a consequence of his property being under-assessed relative to other properties.
According to the $165,000 assessment on the property had not been increased since sometime before 2000. According to the Delaware County Treasurer, the reassessment has increased the assessment from $165,000 to $397,560. That’s quite a jump and certain accounts for the percentage increases Howes mentions. Though it is understandable that these sorts of increases are shocking, it’s also important to understand that for at least 21 years the property assessment did not increase to reflect fair market value, whereas the assessments on properties purchased during that time did reflect the purchase price, thus creating the lack of uniformity required by Pennsylvania law. So when Howes concludes by asking, “Is this the politicians interpretation of equity and fairness?” the answer is, “It is equity and fairness as required by Pennsylvania law and enforced by Pennsylvania courts."