Pennsylvania Property Tax Appeals: Deadlines by County

How Pennsylvania Assessment Appeals Work

Outside Philadelphia, your county assessment office and its appeals board handle your appeal. In Philadelphia, the Office of Property Assessment (OPA) values property and the Board of Revision of Taxes (BRT) hears appeals. The state sets the outline in 53 Pa.C.S. Chapter 88, and each county runs its own forms and hearings. 53 Pa.C.S. 8844

The Deadline Rules

There are two clocks:

1. The annual appeal deadline. An appeal may be filed on or before September 1, or a date set by the county commissioners that is no earlier than August 1, with notice published at least two weeks before the date.
2. Assessment change notices. When the county sends a notice that changes your assessment, you have 40 days from the notice date to appeal.

Both come from 53 Pa.C.S. 8844. Your county's assessment office tells you which date applies in a given year. 53 Pa.C.S. 8844

Philadelphia

Philadelphia works differently from the rest of the state. The BRT states that the deadline to file a 2027 market value appeal was October 5, 2026, which has now passed. The Office of Property Assessment handles the First Level Review, and the BRT hears the formal appeal. If you missed the date, ask the BRT about a late petition rather than assuming the year is lost. Philadelphia BRT

Where the Windows Stand Now

For most Pennsylvania counties, the annual window closed on September 1 or on the commissioners' date. The next one comes with the 2027 cycle. A change notice can still arrive at any time, and its 40 days start from the notice date. The deadlines table and the countdown above the county list show the dates we have confirmed for Delaware, Lancaster and York counties.

What Evidence Works

• Sales of comparable homes close to the assessment's valuation date.
• Photos and estimates for condition problems.
• Errors on the property record, such as wrong square footage, features or lot size.
• A recent appraisal, if you have one.

Property Tax/Rent Rebate Program

Separate from an appeal, the state's Property Tax/Rent Rebate Program pays eligible older adults and people with disabilities a rebate of $380 to $1,000, with supplemental rebates of $190 to $500 for the lowest incomes and for residents of Philadelphia, Scranton and Pittsburgh. PA Department of Revenue, PTRR

Where Grove Hopper Fits

Grove Hopper is a research tool. We look at your property, flag whether it looks over-assessed and prepare your appeal documents. You review, sign and file them yourself with your county or the BRT. We are not attorneys, accountants or a tax firm. The free check is at the top of this page.

Pick your county below for its board, forms and next date.