Areas of Practice
Pennsylvania Real Estate Tax Assessment Appeals
A guiding principle of Peter Schnore’s real property valuation practice is that no property owner should be forced to pay more than its fair share of real estate taxes. Mr. Schnore has 20 years of experience in helping his clients understand Pennsylvania’s unusual assessment system and valuation law, evaluating evidence of their property’s assessable value, and identifying worthwhile opportunities to reduce their assessments. If a property is over assessed, Mr. Schnore helps the owner develop a compelling case to obtain a reduction through appeals before county Boards of Assessment Appeals and Courts throughout Pennsylvania.
Mr. Schnore has obtained significant tax savings for owners and tenants of all variety of commercial, industrial, high-end residential, and special-use properties. This includes office (including many of the trophy high rise office properties in downtown Pittsburgh); retail (including conventional malls, power centers and lifestyle centers); restaurants; banks; hotels; multi-family (including affordable housing); gas-fired electric powerplants; food packaging facilities; industrial/manufacturing facilities; cellular towers; landfills; grocery stores; vacant land; underground mineral interests, and casinos. Mr. Schnore has successfully handled a “class action” real estate tax assessment case on behalf of an oil and gas exploration and production company whose infrastructure was unconstitutionally targeted for assessment increases. Mr. Schnore’s clients range from small business owners and local real estate investors to REITs and companies with real estate assets throughout the United States.
Mr. Schnore understands the importance of having his finger on the pulse of the local commercial real estate of market. Mr. Schnore has the experience to identify the most reputable local and nationally-recognized real estate appraisers. It is critical to identify an expert who understands, or who is willing to learn, the nuances of Pennsylvania assessment law so that they accurately appraise only the assessable components of the real property, as dictated by the current state of Pennsylvania assessment law, as well as demonstrate the ability to make a compelling presentation of their work and conclusions to the factfinder from the witness stand.
Mr. Schnore is committed to his clients’ success, zealously advocates for their rights, and knows how to assemble and present a compelling real estate tax assessment case. Mr. Schnore has a demonstrated record of achieving very successful outcomes for clients to minimize their property tax liability, and regularly helps his clients navigate the Pennsylvania appeals process to obtain fair and equitable assessments.
Mr. Schnore often represents property owners on a contingent fee basis, where the fee is calculated upon the taxes saved for the tax years at issue in the appeal. Because Pennsylvania counties operate on a base year assessment system where there are no regularly-scheduled countywide reassessments, property owners usually enjoy the tax savings of a successful appeal for many years after the appeal has reached a final decision.
Pennsylvania Eminent Domain
A significant power of the state is the right to take private property for public use, even if the property owner does not wish to sell it. This power is not unlimited, and its limits vary depending on the public body exercising this power. Various laws come into play to determine whether a condemnation was lawful, and the amount of just compensation and other payments to which the property owner is entitled, from the United States Constitution, to federal and state statutes and regulations, local ordinances, and judicial law.
When the government takes private property, it must pay just compensation to the private property owner. The government and property owner might disagree as to the value of the property condemned. Often, this requires the retention of experts who know how to value property under the dictates of Pennsylvania eminent domain law.
Peter Schnore has experience representing both condemnors, including local municipalities and statewide instrumentalities of the Commonwealth, and condemnees, from residential property owners to large commercial enterprises, in eminent domain proceedings. This provides Mr. Schnore with a unique understanding of the positions that each “side” brings to the negotiating table and courtroom.
Mr. Schnore is well versed in Pennsylvania eminent domain procedural and valuation law, and is well-suited to vigorously advocate for his clients’ positions relative to whether a condemnation was lawful, and if so, the particular damages and reimbursements to which the condemnee is entitled.
Mr. Schnore’s eminent domain experience includes assisting a condemnor, that did not have an in-house right-of-way division, develop a lawful property acquisition program to implement a multi-billion-dollar sewer infrastructure construction project.
Real Estate Ownership and Use Dispute Resolution
Real estate disputes create tension and disrupt peaceful living between neighbors. Such conflicts can arise over disagreements about property boundaries, crossing agreements, and noise and other nuisances. Mr. Schnore has years of experience in assisting clients navigate title disputes, claims of adverse possession, and disputes between tenants and landlords. Mr. Schnore has represented clients in planned community and homeowners’ association disputes, brokerage fee disputes under Pennsylvania’s Real Estate and Licensing and Registration Act, and zoning and land use challenges.