Allegheny County property tax appeal 2028: deadline, forms and how to file
To appeal your 2028 Allegheny County assessment, file with the Allegheny County Board of Property Assessment Appeals and Review (BPAAR) by 1 Sep 2027, online at realestate.alleghenycounty.us, by mail, by email or in person.
Protest deadline1 Sep 2027· 316 days leftAllegheny assessments are certified in January; owners with a changed value receive a change notice (Admin Code 5-210.09). The annual appeal window for tax year 2027 ran July 1 to September 1, 2026.
Data as of 20 Oct 2026 · BPAARCheck your own assessment
Free. We compare the value on your notice with recent sales of similar homes nearby and tell you whether an appeal is worth filing. Have your assessment notice and tax bill handy.
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How to file in Allegheny County
- Step 1 · by 1 Sep 2027
File the appeal
Online at realestate.alleghenycounty.us with the account number on your notice. State the grounds the county recognises.
- Step 2 · before the hearing
Prepare and submit your evidence
The assessment is presumed correct and you carry the burden of proof. The board decides market value only, not the tax amount or the size of an increase, and values the whole parcel. The strongest evidence is a USPAP appraisal prepared for the appeal, with the appraiser present; otherwise bring about three recent arm’s-length sales of similar nearby homes, your own purchase price or construction cost, and photos or repair estimates. Most boards want copies 5–20 days before the hearing; check the county’s rules.
- Step 3
Meet, then hear
An board of property assessment appeals and review with Allegheny County Board of Property Assessment Appeals and Review comes first; if you decline the offer, the Allegheny County Court of Common Pleas, Board of Viewers hears the case. Most reductions happen at the first step.
Before you file: how to read your notice · evidence that works · informal vs formal hearing · when not to appeal
Forms
| Form | Number | Use | Format |
|---|---|---|---|
| 2027 Assessment Appeal Form (annual appeal) | — | Annual appeal (one form per parcel); the 2028 version is not yet posted | |
| Annual Assessment Appeal Instructions | — | How to file online through the Real Estate Portal | |
| Special Appeal Form | — | Appeal of an interim assessment, assessment change notice, abatement or exemption determination | Fillable PDF |
| Late-Filed Appeal Request | — | Request to file after the deadline in limited circumstances | |
| Authorized Representative form | — | Appoint an authorized representative | Fillable PDF |
| Hearing Postponement Request | — | One postponement per party, in writing at least 7 days before the hearing | |
| Appeal Withdrawal form | — | Withdraw an appeal | Fillable PDF |
| BPAAR Board Rules 2026 | — | Board rules (filing, hearings, dispositions) |
Appeal levels
| Level | Who hears it | Deadline | Cost |
|---|---|---|---|
| Board of Property Assessment Appeals and Review | Allegheny County Board of Property Assessment Appeals and Review (BPAAR) | September 1, for the next tax year; the window opens 60 days before | No fee |
| Board of Viewers / Court of Common Pleas | Allegheny County Court of Common Pleas, Board of Viewers | 30 days after the BPAAR decision | $135.25 filing fee |
| Commonwealth Court | Commonwealth Court of Pennsylvania | 30 days after the common pleas order | Appellate filing fees |
What evidence the board accepts
The assessment is presumed correct and you carry the burden of proof. The board decides market value only, not the tax amount or the size of an increase, and values the whole parcel. The strongest evidence is a USPAP appraisal prepared for the appeal, with the appraiser present; otherwise bring about three recent arm’s-length sales of similar nearby homes, your own purchase price or construction cost, and photos or repair estimates. Most boards want copies 5–20 days before the hearing; check the county’s rules.
Allegheny County questions
When is the Allegheny County assessment appeal deadline in 2027?
September 1, 2027. An appeal filed in 2027 changes your tax year 2028 assessment.
How do I appeal my assessment in Allegheny County?
File online at realestate.alleghenycounty.us, or file the 2027 Assessment Appeal Form (annual appeal) with the Allegheny County Board of Property Assessment Appeals and Review (BPAAR), BPAAR, County Office Building, 542 Forbes Avenue, Room 334, Pittsburgh, PA 15219 (Office of Property Assessments, 436 Grant Street, Pittsburgh, PA 15219).
What is the common level ratio and why does it matter?
The State Tax Equalization Board publishes each county’s common level ratio: assessed value as a share of market value. The board finds your market value, then applies the county’s ratio, or the common level ratio if the two differ by more than 15%. That is how a market-value argument becomes a lower assessment.
Can my assessment go up if I appeal?
Yes. The board decides the correct value, which can be higher, and school districts and other taxing bodies can join or file appeals. Bring evidence that supports a lower value, ideally an appraisal or recent comparable sales.
How do I contact the Allegheny County Office of Property Assessments?
Mail: BPAAR, County Office Building, 542 Forbes Avenue, Room 334, Pittsburgh, PA 15219 (Office of Property Assessments, 436 Grant Street, Pittsburgh, PA 15219). Phone: 412-350-4636 (INFO), Option 2. Hours and walk-in details: alleghenycounty.us.
Do I keep paying taxes during the appeal?
Yes. Taxes stay due on the appealed assessment. If the value is lowered, the overpayment is refunded with interest (53 Pa.C.S. §8854(c)). A pending appeal also carries over to later years until it is decided.
Check whether yours is over-assessed
Nearby counties
Washington County · Beaver County · Westmoreland County · Butler County · Armstrong County · Lawrence County · Fayette County
- Allegheny County Appeals
- Allegheny County Annual Appeals
- Allegheny County BPAAR
- Allegheny County Appealing a BPAAR Decision
- Allegheny County 2027 Annual Appeal Form
- Allegheny County BPAAR Board Rules 2026
- Allegheny County Ordinance 13056-24 (appeal deadline)
- Allegheny County BPAAR FAQs
- 53 Pa.C.S. ch. 88 — Consolidated County Assessment Law (§8844 appeals, §8854 court appeals)
- 1 Pa.C.S. §1908 — Weekend and holiday deadlines
- DCED Tax Equalization Division — Common level ratios
- DCED — STEB / Tax Equalization FAQ
- needs_verification: deadlineDate: set by Admin Code 5-210.09 (Ordinance 13056-24) as September 1 of the prior year; the county has not yet published the 2028 tax-year window or form
- U.S. Census Bureau, county population estimates (2024) and county gazetteer (2024).