Wed, Jul 22, 2020
The COVID-19 pandemic has created a time of great uncertainty that has intensified pre-existing political and economic uncertainties, and has severely disrupted commercial real estate operations, ideally for the short-term. Focusing solely on the shape and timing of an economic recovery, the impact of the pandemic on the valuations of commercial real estate is difficult to quantify today.
A key question being asked by many commercial owners is how will the pandemic impact property taxes going forward? What can I do? Will assessors grant reductions in assessments due to the pandemic?
What we do know is federal, state and local governments will be experiencing massive budget deficits in 2020 and 2021. The need for revenue from all sources will be at an all-time high while property taxes are the most stable and greatest funding sources of local revenue.
Simplified, increases in government spending combined with a reduced tax base equal increases in property tax rates. A tax rate increase that exceeds any value reduction, means paying more in property taxes.
Most commercial property owners should expect a value reduction to occur beginning with their 2021 assessments. The key question is how much of a reduction should be expected and what should the taxpayer do to obtain an assessment that is reflective of post-pandemic markets?
Intensified coordination between ownership’s leasing, asset management and property tax professionals will be critical to equitable post-pandemic valuations. Property income and expense statements/rent rolls are one-dimensional data, and without an active narrative to make them 3D, value reductions opportunities will be lost.
Examples of useful, real-time data include:
Hotels
Destination resorts, business travel dependent hotels and conference centers face magnified losses.
Retail
Retail occupancy faces greater headwinds than just online sales. Record tenant insolvencies, requests for single year leases paying gross or percentage rents, tenants abandoning spaces, rethinking community destinations, and many centers facing survival thresholds magnified by debt obligations.
Office
New COVID-19 spacing requirements (offices/elevators), work at home options, commuting options, decentralizing trends, workforces leaving congested areas, increases in sublease spaces, fallen demand and lease deal velocity.
Capitalization Rates/Sale Transactions: Real-time market events will be critical to establish market parameters for valuation setting. Producing/packaging information by experts will be the most persuasive evidence for equitable market value.
Even if an owner compiles a compelling valuation argument and is successful in achieving a valuation reduction, it does not mean their property taxes will be reduced commensurately. In projecting property taxes for tax year 2021, the key considerations to keep in mind are as follows:
Every commercial property is unique, but these strategies will assist owner’s in making the best of a bad situation. Duff & Phelps' Property Tax practice has expertise in a wide range of commercial/industrial and investment grade portfolios. A strong brand and experienced professionals make the difference. Our nationwide services include assessment review, appeals, compliance filings, audit support and full administrative services including payments and reporting.
Built upon the foundation of its renowned valuation business, Kroll's Tax Service practice follows a detailed and responsive approach to capturing value for clients.
Kroll engages with companies nationwide to provide independent, innovative and results-driven property tax services.