TRIM NoticeS & Appeal Process

What is a Notice OF PROPOSED TAXES (TRIM) ?

The TRIM Notice is an acronym for "TRuth In Millage". It is your proposed tax notice which is mailed by the Property Appraiser's Office in mid August of every year. Although it is marked on the front of the notice "DO NOT PAY THIS IS NOT A BILL", it is very important that you open and read it as it contains date sensitive information.

What does it contain?

The TRIM Notice contains important information on several items:

• Identifies which property is being referenced by the key number, parcel number and abbreviated parcel description.

• Provides a list of the taxing authorities which levy taxes on your property.

• Provides Non-Ad Valorem Assessments commonly known as MSBU's (Municipal Service Benefit Unit) or Special Assessments such as Fire/Rescue, Solid Waste, etc.

• Provides a comparison of last years taxes, proposed taxes if the taxing authorities budget is approved and proposed taxes if no budget change is made.

• Provides a schedule of taxing authorities meeting times and places for you to voice your opinion regarding the budget process. Also individual taxing authority phone numbers.

• Provides a comparison of last year's and the current year's  Market Value, assessed value, exemptions and taxable value as determined by this office.

• Provides a deadline in which to file a formal appeal with the Value Adjustment Board if you disagree with the estimated  Market Value. This deadline is established by Florida Statute based on the date of mailing of the TRIM Notice and is highlighted in blue near the bottom of the notice.

NOTE: Although the Property Appraiser's Office is responsible for mailing this notice, the Market, Assessed and Taxable Values are the only issues this office can address. If you have questions about the taxes you pay, or have Budget questions, you must contact the appropriate Taxing Authority.

What is "Save our Homes"?

Save Our Homes, also known as Amendment 10, is a constitutional amendment approved by Florida voters in 1992 for properties which have a Homestead Exemption. It places a limitation on annual assessment increases to 3% or the Consumer Price Index
(CPI), whichever is less.

Exceptions to the limitation include new additions or construction which are assessed at Fair  Market Value for the first year and are thereafter eligible for the limitation as long as the property has a Homestead Exemption.

Another exception is if the property sells. It is important to understand that upon a qualified sale of the property the Assessed Value is removed in the year following the sale and returns the property to the  Market Value. The  Market Value becomes the base value for "Save Our Homes" purposes for the new owner who must apply for a Homestead Exemption to be eligible for the Assessed Value limitation in future years.

Beginning in 2009, a similar Assessment Limitation of 10% will be applied to all properties that do not have a Homestead Exemption.

Be sure that when you are looking at comparable assessments, you are looking at the  Market Value and not the Assessed Value which could be very different.

What is the difference between  Market Value and Assessed Value?

Your TRIM notice has separate columns for  Market Value and Assessed Value. If your property has a Homestead Exemption, it is possible that  Market Value and Assessed Value can be different due to the "Save Our Homes" assessment limitation.

Both values must be calculated and maintained because the  Market Value of your property may increase at a greater rate than the Assessed Value. For example, if your house is assessed at $100,000 and sales in your neighborhood indicate property values are increasing by 10%, the  Market Value of your home for the following year will be $110,000. However, if your property is covered by "Save Our Homes" and can only increase 3%, the Assessed Value will be $103,000. The $7,000 difference is held as a "Save Our Homes" differential and will be recaptured in 3% increments, at most.

Likewise, if the  Market Value declines and there is a difference between  Market Value and the Assessed Value, by law, the Assessed Value must go up the maximum3% until it reaches  Market Value. This is known as "Recapture".

What if I don't agree with my property's  Market Value?

If you feel that the  Market Value appearing on your TRIM notice is incorrect, or you have an issue with Tangible Personal Property, you should contact the Property Appraiser's Office to speak with a representative at (352) 754-4190.

It is the duty of the Property Appraiser to determine fair, accurate and equitable assessments for all property owners in Hernando County. If you have evidence that the  Market Value of your property is less than what we have estimated, we welcome the opportunity to review all the relevant data.

If, after an informal review of your property with an appraiser, you still feel that the value is incorrect, you may file a petition to appear  before the Value Adjustment Board (VAB). Petitions are available at either of our offices.

Petitions must be filed with the Clerk of the Value Adjustment Board. Filing instructions are attached to each petition. Please note there is a non-refundable filing fee of $15.00.

The last date in which to file a Value Adjustment Board (VAB)petition is highlighted in blue at the bottom of your TRIM notice.

What is the Value Adjustment Board (VAB)?

The Value Adjustment Board (VAB) is created by Florida Statute and is comprised of two members of the Hernando County Board of County Commissioners, one member of the Hernando District School Board and two citizen members appointed by the County Commission and the School Board.

Due to the complexity of the petitions, the VAB appoints Special Magistrates who are qualified real estate appraisers, personal property appraisers and attorneys. The Special Magistrates are independent of the Property Appraiser's Office. The Property Appraiser's Office is merely a party before the Special Magistrates just as the petitioner is.

The Special Magistrates conduct the hearings and make recommendations to the VAB as to whether the value established by the office exceeds the Fair  Market Value of the property as of January 1, or if the petitioner is entitled to an exemption due to extenuating circumstances.

How do I prove my case?

VAB hearings before the Special Magistrates, which begin in September, are informal. While you don't need an attorney or an approved agent, one can certainly represent you.

The best way to prove your case is to produce evidence regarding sales of comparable properties that sold the previous year, prior to January 1. The Clerk of the VAB will send you a "Petitioner Information" package which outlines in greater detail the recommended items necessary to prove your case.

At the hearing, the Special Magistrates will ask you to present your evidence first. Next our appraisers will present evidence concerning our estimate of your property's  Market Value. After any questions, you as the petitioner are usually given the opportunity to make any closing remarks.

After the hearing, the Special Magistrates will make a written recommendation of "Findings of Fact" and "Conclusions of Law" to the VAB. The Clerk of the VAB will mail you a copy of the "Record of Decision" within 20 days after the Value Adjustment Board (VAB)  has rendered its decision.

What can the VALUE ADJUSTMENT BOARD (VAB) do?

In the case of either real or personal property value petitions, the VAB can only determine whether our estimate of value exceeded Fair  Market Value. In the case of exemptions, the VAB can only determine if there exists extenuating circumstances which would allow the exemption to be granted.

The VAB cannot make decisions based on hardships such as living on a fixed income or an inability to pay increased taxes. However, you may be eligible for a tax deferral or installment plan administered through the Tax Collector's Office. The fact that your value increased from last year is not by itself the basis for a reduction of value, as each year's value stands on its own merits.

The Value Adjustment Board and the Property Appraiser's Office do not set the millage rates and have no jurisdiction over taxes.

What happens after the decision?

No further action is required on your part if you agree with the VAB decision. However, if you disagree with the decision, you may file a lawsuit in Circuit Court pursuant to Florida Statute 194.171.

Even if you do not file a petition before the VAB, you may file a lawsuit within prescribed time limits.

WHAT IF MY NOTICE OF PROPOSED TAXES HAS AN EXEMPTION THAT I DID NOT APPLY FOR?

If the previous owner of your property qualified for an exemption on January 1, the exemption will stay on the property for the new owner until the end of that tax year. You must submit an application for your own exemption in order to receive it for the upcoming tax year.