If it's your first time here, skip this paragraph.
08/28/2024
Angelo here, owner of Farlap & Associates. We have informed all customers that we can no longer receive text on the business line 773-409-4405. As of 08/28/24 we have added a NEW chat box feature on the bottom right corner. This chat is now connected to my cell phone at all times. So more customers will get a much quicker response! We often work very late so make sure you let us know how late we can contact you back.
The Following was Written: 07/03/24: First, for people looking for their appeal packages. The 1st agency each year, the Cook County Assessor's Office usually goes through all 38 townships Jan - June. They have only opened about 35% of townships as of today. This means they are behind just like the last 2 years. This also causes a delay in the 2nd installment tax bills. If you registered on county websites they will inform you when your area OPENS for appeals. Please do NOT inform us or ask for your appeal package, we are aware. Such requests only slow us down. Our property tax appeal system is automated as long as you keep service time on your account. It is our job to ALERT you and ARM you with an EVIDENCE FILE to fight when it's time. As mentioned in several email updates, we no longer send out Appeal Packages as soon as your area OPENS. We hold them about 2 weeks to make sure the county does not retract bad data. You usually have about 2 weeks to upload it to the county once you get it from us! The Assessor's Office will continue to do so over the next several months! NOTE: To those who took PREMIUM SERVICE so we can FILE FOR YOU at the Assessor's Office, the 1st agency to open in 2024, we will email you a Homeowner's Authorization Form soon after your area OPENS for appeals. SUBSCRIBE YouTube Updates!
If you appeal and WIN, when will you see savings?
If you START FIGHTING your property taxes, when will you see savings?
In Cook County property tax bills come out one year late, why? Two reasons, first because they warn you with a Reassessment Notice (a document many do NOT see because it goes to their mortgage company and they toss it, they don't care. They will just skyrocket your mortgage when higher property taxes hit). The letter is officially called a Notice of Proposed Assessed Value, it's basically a "Warning Letter". It shows what your OLD property tax value and the NEW taxable value the next 3 years unless you FIGHT it within 30 days. Example: If you fight 2024 property taxes and get a WIN at either the Assessor's Office, the Board of Review or both, the reduced property tax value would show on the 2024 2nd Installment which arrives the following year 2025 usually in July! The county uses a Mass Appraisal Process to pick your new tax value every 3 years and if it was fair, we would NOT be in business. Many companies and attorneys gouge you for 33-50% of whatever they save you. TIP: Read the small print. Aside from a percentage of your "reductions" they also do not say "percentage of reduction in *dollars* it's reduction in Assessed Value. Many people think they get screwed here. When they paid someone to help, wrote them a huge check for what they were told was a WIN and then get a tax bill that climbs 30% 5 months later. They were unaware they signed their contract in a reassessment year (the county hiked their property tax value), tax payers aren't aware because while the value is on record a year before they don't see it until the tax bill follows a year later. They were paid to soften an increase, not to lower tax dollars. The other two years of an assessment cycle you can fight to go "dollars downward". They also get a percentage of "refund" checks. TIP: Their contract doesn't mention the word "refunds" it says "Certificates of Error" the county term for a document that becomes a refund. This is why their contracts state you pay on receipt of a decision letter, not when you see the bill. Go figure, clever, aren't they? We do not have any contracts, you are most safe with us especially in the reassessment year when the competition makes a killing by gouging you for a percentage. The whole system is designed and setup to get your money. We help your family keep it in your bank instead of theirs. There are 15 more enlightening questions on our FAQ's page HERE! You can spend a day on our website educating yourself and all owners should. The best decision is an informed decision.
We have a YouTube channel and it's a GOLDMINE especially for newbies! Please SUBSCRIBE!
Our YouTube Channel has plenty of great things. Our most popular video "Dirty Little Secrets of your Property Tax Lawyer" (now pinned to the top of this page) is also one of our most enlightening videos for those who have shelled out tons of cash to lawyers for property tax relief in the past. The best thing you could do now is SHARE it! The channel also address concerns and questions homeowners have about fighting their property taxes. Such as Description Errors like UNFINISHED BASEMENT (when they have a finished basement). They think they are getting the basement for free so they STAY QUIET. What they don't know is that BASEMENTS (even when furnished are NEVER included in square footage, surprise! It is one of many ways the county pulls the wool over the eyes of taxpayers. Tell your friends our Channel is WeChopPropTaxes you can use the link here: https://www.youtube.com/user/WeChopPropTaxes/videos
We will continue to work from home, sorry...
Their are ton of reasons behind this business decision, including but not limited to; Chicago constantly raising minimum wage by $1 every year, currently $15.40/hr. This is "minimum wage" in Chicago. Teenagers at McDonalds get that, you won't get Professional Office Assistants for that rate. Plus 95% of job applicants are requesting a work from home position, apparently no one wants to work in an office any more. On the healthcare side of things, we are a small office with thousands of customers. Like many companies we realized we don't really need an office since Covid. Before Covid, we had a customer come in coughing who gave ALL OF US pneumonia, closing us completely for 2 weeks.
Additionally, since the county now forces users to register on their website and receive a test email before uploading their appeal, the office is no longer as beneficial as it was in the past. We know this will likely bring dismay to our senior citizens and non-computer savvy customers. Our advice would be to let a teenager help you get your appeal done online, like most of our clients do. One customer told us his 8 year old followed our Appeal Package! We will continue to focus on improvements. Rest assured everything can be done online, over the phone and via email since property taxes are public record. Please understand our phones get extremely busy near township Appeal Deadlines and around Tax Bill arrival and due dates.
3 Steps Away From Kickin' The County's Butt.
Step 1. Enter Address for a FREE EVALUATION (below) but WAIT! There's a few GOOD REASONS to SKIP our FREE EVALUATION!
Step 2. Check our References. You heard it right, we're 5 Stars EVERYWHERE! 5 Stars on Yelp, 5 Stars on Facebook, 5 Stars on Google and A+BBB Rating!
Step 2. Check our References. You heard it right, we're 5 Stars EVERYWHERE! 5 Stars on Yelp, 5 Stars on Facebook, 5 Stars on Google and A+BBB Rating!
1. If you were just dealt a CRAZY new Property Tax Value, just SIGN UP because if you don't FIGHT IT you ACCEPT IT. Remember we have a LOW, FLAT fee, your costs will NOT CHANGE whether we save you a $1,000 or $3,000!
2. Unless you prefer a phone call.
3. On deadline days we often get over 500 voicemails. We do not have the time to call them all back on the deadline day.
Step 2. Check our References. You heard it right, we're 5 Stars EVERYWHERE! 5 Stars on Yelp, 5 Stars on Facebook, 5 Stars on Google and A+BBB Rating!
Step 2. Check our References. You heard it right, we're 5 Stars EVERYWHERE! 5 Stars on Yelp, 5 Stars on Facebook, 5 Stars on Google and A+BBB Rating!
Step 2. Check our References. You heard it right, we're 5 Stars EVERYWHERE! 5 Stars on Yelp, 5 Stars on Facebook, 5 Stars on Google and A+BBB Rating!
Don't take our word for it, see VIDEO TESTIMONIALS and take theirs! Many receive Property Tax Refund CHECKS! You will see one who took $5,000 back from the county! With us you keep 100% of all REDUCTIONS and REFUNDS! Our competition gouges you for 33-50% of BOTH.
Step 3. Sign Up and Start Stickin' It to the Man! The Man whose been Stickin' It to You!
Step 2. Check our References. You heard it right, we're 5 Stars EVERYWHERE! 5 Stars on Yelp, 5 Stars on Facebook, 5 Stars on Google and A+BBB Rating!
Step 3. Sign Up and Start Stickin' It to the Man! The Man whose been Stickin' It to You!
Get ALERTED when Appeal Windows OPEN!
Get ARMED with EVIDENCE for your Appeal!
1 Year of Service $175 flat fee.
3 Years of Service $275 flat fee.
(Saves 40% Averages $75/Year)
Premium Service ADD-ON
so we can FILE FOR YOU just $99.
Robo Deadline Dialer ADD-ON calls 2 phone numbers so spouses can't blame each other when appeals get missed.
It saves a lot of butts for just $24.