Property Tax Appeal Blog

Your Guide to Appealing DeKalb County Property Taxes After a Calamity

Written by Daniel Jones | Jul 14, 2025 5:30:00 PM

If your DeKalb County property was damaged by a natural disaster—such as a fire, flood, or storm—you may be eligible to appeal your property tax assessment. Property tax bills are based on your home’s value as of January 1st, so if the disaster occurred after this date, your bill may not reflect the reduced condition of your property. Here's what to know:

🔍 Understanding Your Tax Obligation After a Calamity

Even if your property is badly damaged, the assessment typically reflects the pre-disaster condition unless corrected through an appeal or special reassessment process.

📣 Grounds for Appeal Due to Disaster

You can appeal if the fair market value (FMV) of your property has significantly decreased due to disaster-related damage. The goal is to ensure your tax assessment reflects its actual post-disaster value.

📝 Immediate Steps to Take

  1. Ensure Safety & Document Damage:
    Once safe, take clear photos and videos of the damage. Gather insurance claims, FEMA reports (if applicable), and contractor estimates.

  2. Contact the DeKalb Property Appraisal Department:
    Notify the office as soon as possible to ask about disaster-related relief or reassessment procedures.
    📞 (404) 371-0841
    🌐 DeKalb Property Appraisal Website

  3. Inquire About Temporary Relief Options:
    Under Georgia law (O.C.G.A. § 48-5-33), counties may offer temporary tax relief (such as millage reductions) following federally declared disasters. Contact the DeKalb Tax Commissioner's Office to check for available programs.
    🌐 https://dekalbtax.org

🧾 Filing a Formal Appeal (Standard Process)

  • Deadline: 45 days from the date on your Annual Notice of Assessment (usually sent late May to early June).

  • How to File:

    • File online at DeKalb BOA Online Portal

    • Or mail your appeal form (PT-311A) or a written letter including your Parcel ID, property address, contact info, and reasons for appeal.

📂 Submit Strong Evidence

Include:

  • 📸 Photos & videos of the damage

  • 🧾 Insurance adjuster reports

  • 🛠️ Contractor estimates

  • 📉 Independent appraisals (if possible)

🧮 Temporary Value Billing

While your appeal is being processed, Georgia law allows DeKalb County to issue a temporary tax bill based on either the prior year’s value or 85% of the current year's value—whichever is lower.

⚖️ What Happens Next

  • If the Board of Assessors denies your appeal or doesn’t adjust the value enough:

    • ➡️ You may appeal to the Board of Equalization (BOE) within 30 days.

    • ➡️ Further appeal can be made to Superior Court within another 30 days.

📌 Other Key Considerations

  • Federal Disaster Declarations: May qualify you for broader relief programs.

  • Local Ordinances: DeKalb may pass special relief ordinances. Monitor their official site.

  • Homestead Exemptions: Confirm your existing exemptions are applied.

    • DeKalb also offers a Natural Disaster Homestead Exemption for qualifying rebuilt homes. Contact the Tax Commissioner for details.

  • Professional Help: For large losses, consider working with a property tax consultant or attorney.

✅ In Summary:

After a calamity, DeKalb County property owners should act quickly to protect their financial interests. File your appeal within the 45-day window, document everything, and explore disaster relief options through county and state resources.

🔗 Helpful Resources
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