ReducING nyc Property Taxes

Overview

It may be true that “Nothing in life is certain except death and taxes,” but at least there are a few ways New York City homeowners can reduce their property taxes. These include:

  • Filing for all exemptions for which the homeowner may be eligible

  • Requesting corrections of the property data that appear in the Notice of Property Value sent in January

  • Filing a written request with the NYC Department of Finance to review the estimated market value of the property listed on the Notice of Property Value sent every January

  • Filing a written request for with the NYC Taxation Commission for an assessment appeal ($175 filing fee)

Tax Exemption Requests

Different forms are used when filing for exemptions for the first time, when changing an exemption, and when renewing an exemption.

Basic STAR and Enhanced STAR (eSTAR) Exemption.

  • “STAR” stands for School Tax Assessment Relief.”

    • Basic STAR is available to homeowners of any age whose annual income is less than $500,000.

    • Enhanced STAR (eSTAR) is available to homeowners age 65 or older whose annual income is $86,300 or less.

    • A homeowner may only have Basic STAR or Enhanced STAR but not both.

    • If you are applying or reapplying for Enhanced STAR, you must verify your income using this form: https://www.tax.ny.gov/pit/property/star/ivp.htm Once you verify your income, you won't have to reapply again for this exemption.

    • First-time applications for either of these exemptions must be submitted to New York State Department of Taxation and Finance (NYSDTF). Apply by calling 518-457-2036 or visiting www.tax.ny.gov/star. You must provide the homeowner’s birthday, Social Security Number, and the date the home was purchased (refer to deed) or date of last deed update. NYSDTF will decide if the homeowner is eligible for Basic or Enhanced STAR.

    • If eligible for either exemption, the homeowner will receive a rebate check, NOT a reduction of taxes.

    • Upgrading from Basic to Enhanced STAR. Applicant must be 65 or older, earn less than $86,300 per year, and apply by submitting the required documentation along with the form

    • Lapsed STAR Benefit. You must reapply if your exemption lapsed. 

Senior, Veterans, Disabled, and Clergy Exemptions. 

  • First-Time Requests for any of these exemptions. Submit the required documentation along with the NYC Department of Finance application form for these exemptions. ​

 

  • Senior & Disabled Exemption 

    • The maximum household income limit for either of these exemptions is $58,399. If eligible for both the Senior and the Disabled Exemption, the Senior Exemption will apply.Qualified homeowners are legally required to renew by March 15; however, the NYC Department of Finance is encouraging applicants to renew early, by December 1 prior, to ensure that the exemption appears on their annual notice of property value (NOPV) in January and that there is no delay in granting the exemption before the new tax year. Applications and all required documents must be postmarked by March 15.

  • Renewal of Senior Exemption: Effective 2017 seniors must renew their senior exemption every two years.

    • Applicant must be 65 or older with an annual income of no more than $58,399.

    • Senior may have BOTH the Senior Exemption AND the Enhanced STAR exemption at the same time, but they may not have both the Senior and the Disabled Exemptions at the same time.

    • If eligible for both the Senior and the Disabled Exemption, the Senior Exemption will apply.

    • Applicants must re-apply by submitting the required documentation along with the NYC Department of Finance form​

      • SCHE Short Form – For current SCHE recipients whose last reported income was $50,000 or less and who continue to meet the program’s eligibility requirements.

      • SCHE Universal – For SCHE recipients who continue to meet the program’s eligibility requirements and who may qualify for SCHE if the total combined annual income of the property’s owners and their spouses is $58,399 or less and every owner is 65 or older. (If the owners are spouses or siblings, only one must be 65+.) With some exceptions, the property must be the primary residence of all owners.

  • Renewal of Disabled Exemption: Effective 2017, disabled homeowners must renew their disabled exemption every year.​

    • Applicants must re-apply by submitting the required documentation along with the NYC Department of Finance form

      • DHE Short Form – For current DHE recipients whose last reported income was $50,000 or less and who continue to meet the program’s eligibility requirements.  

      • DHE Universal – For current DHE recipients who continue to meet the program’s eligibility requirements who may qualify for DHE if the total combined annual income of the property’s owners and their spouses is $58,399 or less and every owner is a person with a disability. (If the owners are spouses or siblings, only one must have a disability.) With some exceptions, the property must be the primary residence of all owners and cannot be a housing development.

  • ​​Veterans Exemption: For information on veterans benefits and how to apply, go here

  • Clergy Exemption: For information on clergy benefits and how to apply, go here.

How to submit applications and supporting documents for exemptions: 

  • Mailing: Applicants should use the mailing address on their application form.

  • Drop off: Applicants may drop off their application packages at a Department of Finance business center between the hours of 8:30 a.m. and 4:30 p.m., Monday through Friday.  Business center locations are available at www.nyc.gov/visitdof

General Information or Questions

  • For general information and questions about the Senior and/or Disabled Homeowners’ Exemption, applicants may email recertify@finance.nyc.gov or call 311.

For in-person assistance, applicants can visit one of the following locations.

  • Manhattan Walk-In Center

    • 66 John Street, 3rd Floor (between Dutch and William Streets)

    • Monday through Friday from 8:30 AM to 4:30 PM

  • Staten Island Walk-In Center

    • 350 St. Marks Place, 4th Floor

    • Monday through Friday from 9:00 AM to 4:00 PM   

Correcting Property Data

Every January, the NYC Department of Finance sends homeowners a Notice of Property Value. Page 2 of this notice includes a description of the property. If an error in the description increases your property tax, you may file a request by approximately April 1 (exact date varies year to year) to correct the error using one of the following two forms:

For 1-, 2-, or 3-unit, residential rental properties:

Request to Update Property Data for Tax Class 1 Homes

For 4+ unit, residential rental properties, coops, and condos:

Request to Update Property Data for Tax Class 2 Homes

Challenging YOUR Property's Market Value

To challenge the city’s tentative assessment of a property’s market value as listed on the Notice of Property Value sent to the homeowner in January, the homeowner may file for both or either of the following:

  • Department of Finance Request for Review of Market Value

    • Form for Class 1 properties (1-3 family)

    • Form for Class 2 properties (4+ family, condo, coop)

    • Check here for forms and deadlines or call 311.

    • Free to file

  • Tax Commission of the City of New York: Appeal to Correct Assessment

    • After you receive your Notice of Property Value in January, complete Form TC600.

    • The revised form is posted online each January, or you may call 311 for a copy. For a NOPV received in January [Year], the TC600 form submitted must have [Year/Following Year] in the upper right. 

    • Deadlines: Homeowners of Class 1 properties must submit Form TC600 in time for it to be received March 15. Homeowners of Class 2 properties must be received by March 1.

    • $175 fee if assessed value is $2 million or more

    • 2019/2020 TC600 form is available here. It is possible that updated forms for 2020/2021 will also be available on that webpage. Call 311 to ensure you receive the correct form.

MAKE SURE YOU SUBMIT THE CORRECT FORM FOR THE CORRECT YEAR CORRECTLY!

If you have questions or want to be sure you have the most current property tax application, contact 311 or the NYC Department of Finance at 212-602-7004.

DISCLAIMER: NHS Brooklyn is not liable for loss or damages due to errors, omissions, or incorrect/outdated forms, links, or information provided on our website, social media, emails, printed materials, or any other means of content dissemination by us or third parties. NHS Brooklyn is also not responsible for residents' submission of incorrect forms, missing deadlines, or being declined for property tax reductions that result from reliance on our website or other communications, be they verbal, printed, or otherwise. 

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