Local Board of Appeal & Equalization

The Who, What, Why & How of Your Local Meeting

2011 City Meeting Schedule

2011 Township Meeting Schedule

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Chat with someone from the property assessment team. This live support line is available Monday through Friday between 8:30 am and 4:00 pm.


What impact does the new assessment have on my property taxes?

  • The probable property tax impact of the new assessment is not addressed through this notification or the local board of appeals process.
  • Tax impact information is published in November of each year on a notice of proposed property tax also known as a truth-in-taxation statement. At that time, the responsibility of elected officials in establishing the property tax levies is made clear.
NOTE: This latter notice provides property owners with an estimate of how much their property tax bill will either increase or decrease due to spending or other factors.  It also provides the date, time and places for scheduled hearings where one may go and speak on budgets and future taxes.)

The Local Board of Appeal and Equalization’s duties are:

  • To determine whether or not all taxable property in the township or city has been properly valued and classified by the assessor for taxation purposes.
  • To hear all complaints and objections made in person, by letter, or through a representative of the owner. 
  • To review the assessments in detail and take action as they deem fair and appropriate in light of the general property tax laws, procedures and practices as well as the facts presented.

The Assessor’s role at the Local Board of Appeal and Equalization meetings is to:

Provide assessment information, answer questions, support valuations and classifications through the presentation of sales data and factual information, and explain the application of pertinent property tax laws and programs, and recommend changes if applicable.  (NOTE: The assessor is not considered a board member and cannot vote in matters requiring action.)

Local Board of Appeal and Equalization Meetings are:

  • Held annually by townships and cities between April 1st and May 31st.
  • Provided in an attempt to address the grievances of property owners who choose to appeal their current assessment year's valuation and/or classification. 
  • Conducted fairly and objectively according to the laws of the state. 
  • Vital in the appeals process and contribute to the attainment and preservation of assessment equalization.

I received my Notice of Valuation and Classification for Taxes Payable in 2011 in the mail; what is it?

It is used to inform taxpayers about general assessment information, changes in their valuation and tax classification, and qualifying factors regarding the scheduled appeal and equalization meetings as well as the Minnesota Tax Court option.

The notice clearly identifies the following property information:
  • Property ID
  • Property address 
  • Municipality (City / Township)  
  • Tax Description (Legal Description)

The following items are provided for the current and prior year’s assessment:

  • Property Classification
  • Estimated Market Value 
  • Value of New Improvements 
  • Rural Preserve Value 
  • "Green Acres" Value 
  • Plat Deferment 
  • Disabled Veteran's Homestead Market Value Exclusion
  • JOBZ Amount Exempted
  • "This Old House" Exclusion 
  • Taxable Market Value

Lastly, it includes the dates, places and times set for the Open Book Meetings, the Local Board of Appeal and Equalization, and the County Board of Appeal and Equalization.

Whose burden is it to contest a property assessment?

The property owner.  In Minnesota, the assumption is that the assessor has properly valued and classified all property in the township or city.  It is the property owner's responsibility to present market and/or factual evidence to the local board in order to disprove the assessment and support a value or classification that is different than that opined by the assessor.

What actions can be taken by the Local Board of Appeal and Equalization?

The Local Board of Appeal and Equalization has the authority to take action on certain matters such as:
  • Reduce the value of a property
  • Increase the value of a property 
  • Add property to the assessment list 
  • Add improvements to the assessment list 
  • Change the classification of the property

What actions canNOT be taken by the Local Board of Appeal and Equalization?

There are several conditions cited in law that restrict or limit the local board's scope of authority such as:
  • Consider prior year assessments
  • Order percentage increases or decreases for an entire class of property 
  • Reduce the overall assessment of a township or city by more than 1% 
  • Exempt property 
  • Make changes benefiting a property owner who refuses entry to the assessor

When do I receive notification of the decision made by the Local Board of Appeal and Equalization?

You will be notified by mail of the local board’s decision. This notification is generally sent by the Stearns County Assessor’s Office within 10 days after the adjournment of the Local Board of Appeal and Equalization meeting.

For additional information regarding the assessment process, please contact the Assessor's office.

For property tax refund information and forms, please reference the Minnesota Department of Revenue’s website at http://www.taxes.state.mn.us/.