From conducting onsite property inspections to assisting with your annual Board of Review
meeting, Associated Appraisal Consultants (AAC) has the experience and expertise to handle
all your annual maintenance assessment needs. We’ve been providing property tax assessment
services to Wisconsin municipalities since 1959. Our knowledgeable staff is certified and willing
to answer questions about the assessment process from you or your community’s property
owners.
We work with municipalities of all sizes and are the largest mass appraisal firm in Wisconsin for a reason. We answer phone calls and take time to answer questions – from you, your staff and your property owners. You can also be confident in our results because of our 60+ years of experience providing expert appraisal services, backed by solid modeling and appraisal methodology.
We meet with all potential clients to understand your needs and evaluate your current property and assessment records. We’ll outline how AAC can best help you, and if you decide to work with us, we’ll provide a contract that details the duties we will perform. Each year we’ll re-evaluate that contract as your municipality evolves. If you’re not sure what services are in your contract, contact us and we’ll be happy to help.
AAC offers two types of assessment services – annual maintenance and revaluation. As required by state law, every year an assessor must determine a value for properties that are new or have significantly changed. Revaluation, on the other hand, reviews all taxable property in a municipality to establish current market value and help ensure fair and equitable tax distribution.
The annual maintenance assessment process usually starts in October with onsite property inspections. Depending upon the type of change in the property, an interior inspection may be ideal. Communication sets us apart from our competitors.
If the property owner isn’t available during the inspection, we will leave a “red tag” asking them to call our office at their earliest convenience to answer a few questions. We’ve found this is the most efficient way to confirm details of what has changed at the property.
For each change in the assessed value, a notice must be sent to the property owner prior to the scheduled Open Book meeting. Property owners can appeal the assessment changes at the Open Book and Board of Review meetings.
How do I direct a property owner who received a red tag?
Let the property owner know that your municipality contracted with AAC to assess their property (and others in the community). Please encourage the owner to call AAC at their earliest convenience to answer questions about changes to or on their property in the last year. The red tag signals that one of our team members recently inspected the outside of the property but wasn’t able to speak with the owner.
If there is a change in the assessed value, the owner will receive a notice prior to the scheduled Open Book meeting. They will have an opportunity to appeal the decision at the Open Book and Board of Review sessions.
Where can I direct other property owner questions?
We’ve provided some common FAQs below that you may receive from property owners. You can also encourage them to check out our website anytime day or night, which includes pages designed for them. But if they still have questions, you can have them contact us Monday through Friday 8 a.m. – 4:30 p.m. We’re here to help them and you!
Wisconsin law requires that property assessments be based on fair market value, which is the price a typical buyer would pay for it. Factors such as the property size, construction type, age, amenities, location and condition can affect its value. Your property tax bill is based on the assessed value and the tax rate set by your district.
Municipalities hire AAC to perform mass appraisal or mass assessment services on their behalf. The advantage of the mass appraisal process is that it produces uniform and consistent appraisal values, which helps to ensure fair and equitable tax distribution.
For other questions or more information, please see the Property Owners – How is my property assessed? page.
Please let the owner know that AAC was contracted to provide assessment services which include an inspection of their property. They don’t have to allow us inside, but it’s the best way to ensure an accurate assessment. They’ll know it’s AAC if they see our logo, which is clearly shown on the assessor’s clothing or vehicle.
For other questions or more information, please see the Property Owners – What rights do I have? page.
State law requires that a property owner receive notification when an assessor changes the total assessment value of a property by any amount. Property assessment values are updated because you may have made changes in the past year. Wisconsin laws also require periodic property reviews and revaluations to keep assessment levels at or very near actual market values based on recent sales.
Municipalities hire AAC to perform mass appraisal or mass assessment services on their behalf. The advantage of the mass appraisal process is that it produces uniform and consistent appraisal values, which helps to ensure fair and equitable tax distribution.
The notice also includes information about how to appeal the change.
For other questions or more information, please see the Property Owner – I’ve been assessed. Now what? page.
Please let the property owner know that AAC is available to answer questions about property tax assessment. Our website has an entire section dedicated to helping them better understand the assessment process, but if they have other questions, they can contact us to speak with one of our friendly and knowledgeable team members.
While exact dates vary each year, annual maintenance assessments generally follow the process below.
October – March:
AAC inspects all properties that are new or have changed significantly in the past year.
March – April:
Notices are sent to property owners whose assessed value has changed.
April – June:
Property owners can attend Open Book and Board of Review meetings to question assessments or make a formal assessment appeal.
Our records are public and are easily available through the internet or email. Contact us for assistance or to enter into a contract for your municipal maintenance assessment needs.