Navigating property tax obligations in Cobb County, Georgia after your property suffers damage from a calamity—such as a fire, flood, or storm—requires understanding specific local and state procedures. Here's a practical guide to help you take action and protect your rights.
🔧 Immediate Steps After a Disaster
🛑 Safety and Documentation
First, ensure your safety. Once it’s safe to return, begin documenting all damages:
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Take clear photos and videos of the damage.
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Write detailed descriptions of the affected areas.
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Retain copies of insurance claims, repair estimates, and any official reports (such as FEMA assessments, if applicable).
📞 Contact the Cobb County Tax Assessor’s Office
Notify the Assessor’s Office about the damage as soon as possible. Ask about specific relief measures or processes for disaster-affected properties:
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Phone: 770-528-3100
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Website: https://cobbassessor.org
⚠️ Ask About Disaster-Specific Relief
If a state or federal disaster has been declared, Cobb County may implement temporary relief, including:
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Value reductions for damaged properties
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Deferred deadlines or adjusted tax bills
Check with the Assessor’s Office for any updates.
📝 Appealing Your Property Tax Assessment After Damage
Even if general relief is available, you may need to file a formal appeal to adjust your assessed value based on post-disaster conditions.
🕒 Know the Deadline
The standard property tax appeal window in Georgia is 45 days from the date on your Annual Notice of Assessment (typically mailed in late May or early June in Cobb County).
You can file online at https://cobbassessor.org or submit a written appeal. Clearly indicate that your appeal is due to disaster-related damage.
📉 Grounds for Your Appeal
Your main argument will be a substantial decrease in fair market value due to the damage. Georgia law supports appeals based on:
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Overvaluation
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Lack of uniformity
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Errors in the record
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Property damage
📂 Submit Strong Evidence
Your appeal should include:
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Detailed written descriptions of the damage
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Photographs and videos
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Insurance adjuster reports and claim summaries
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Repair estimates from contractors
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An independent appraisal (if possible) showing post-damage market value
💵 Ask About Temporary Tax Billing
Contact the Cobb County Tax Commissioner’s Office to ask if a temporary tax bill can be issued while your appeal is pending:
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Website: https://www.cobbtax.org
This can reduce your short-term financial burden.
⚖️ What Happens After You File
Board of Tax Assessors (BOA)
The BOA will review your evidence and issue a decision. If you disagree:
Board of Equalization (BOE)
You have 30 days from the BOA’s decision to file an appeal with the BOE—a panel of trained local citizens who will hear your case.
Superior Court
If you still disagree with the BOE’s ruling, you can file a final appeal to the Cobb County Superior Court. Legal representation is strongly recommended at this stage.
✅ Additional Considerations
📣 Monitor for Official Disaster Declarations
If the Governor or President declares a disaster in Cobb County, additional relief (e.g., grants, special tax rules) may become available. Check:
🏡 Homestead Exemptions
Ensure you have any applicable homestead exemptions in place. These may affect your taxable value and are due by April 1st each year.
👥 Get Professional Help
If the appeal feels overwhelming or the damage is extensive, consider hiring a property tax consultant or attorney familiar with Cobb County appeals.
📚 Resources: Cobb County Property Tax and Disaster Relief
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Cobb County Board of Tax Assessors
File appeals, research property data, and review assessment information. -
Cobb County Tax Commissioner
Pay property taxes, request temporary billing, and manage exemptions. -
Georgia Department of Revenue – Property Tax Division
Learn about state laws, exemptions, and appeals. -
Georgia Property Tax Appeal Law – O.C.G.A. § 48-5-311
Review the legal basis for property tax appeals in Georgia. -
FEMA Disaster Assistance
Apply for federal aid after a major disaster.
