Ohio Rev. Code » Chapter 5715
Ohio Revised Code

Ohio Rev. Code § 5715.01 (2026)

Tax commissioner to supervise assessments by county auditors - rules and procedure - county board of revision

✓ current as of May 2026
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Effective:
October 3, 2023
Latest Legislation:
House Bill 33 - 135th General Assembly
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(A) The tax commissioner shall direct and supervise the assessment for taxation of all real property. The commissioner shall adopt, prescribe, and promulgate rules for the determination of true value and taxable value of real property by uniform rule for such values and for the determination of the current agricultural use value of land devoted exclusively to agricultural use.

(1) The uniform rules shall prescribe methods of determining the true value and taxable value of real property. The rules shall provide that in determining the true value of lands or improvements thereon for tax purposes, all facts and circumstances relating to the value of the property, its availability for the purposes for which it is constructed or being used, its obsolete character, if any, the income capacity of the property, if any, and any other factor that tends to prove its true value shall be used. In determining the true value of minerals or rights to minerals for the purpose of real property taxation, the tax commissioner shall not include in the value of the minerals or rights to minerals the value of any tangible personal property used in the recovery of those minerals.

(2) The uniform rules shall prescribe the method for determining the current agricultural use value of land devoted exclusively to agricultural use, which method shall reflect standard and modern appraisal techniques that take into consideration the productivity of the soil under normal management practices, typical cropping and land use patterns, the average price patterns of the crops and products produced and the typical production costs to determine the net income potential to be capitalized, and other pertinent factors.

In determining the agricultural land capitalization rate to be applied to the net income potential from agricultural use, the commissioner shall use standard and modern appraisal techniques. In calculating the capitalization rate for any year, the commissioner shall comply with both of the following requirements:

(a) The commissioner shall use an equity yield rate equal to the greater of (i) the average of the total rates of return on farm equity for the twenty-five most recent years for which those rates have been calculated and published by the United States department of agriculture economic research service or another published source or (ii) the loan interest rate the commissioner uses for that year to calculate the capitalization rate;

(b) The commissioner shall assume that the holding period for agricultural land is twenty-five years for the purpose of computing buildup of equity or appreciation with respect to that land.

The commissioner shall add to the overall capitalization rate a tax additur. The sum of the overall capitalization rate and the tax additur shall represent as nearly as possible the rate of return a prudent investor would expect from an average or typical farm in this state considering only agricultural factors.

The commissioner shall annually determine and announce the overall capitalization rate, tax additur, agricultural land capitalization rate, and the individual components used in computing such amounts in a determination, finding, computation, or order of the commissioner published simultaneously with the commissioner's annual publication of the per-acre agricultural use values for each soil type.

(3) Notwithstanding any other provision of this chapter and Chapter 5713. of the Revised Code, the current agricultural use value of land devoted exclusively to agricultural use shall equal the following amounts for the years specified:

(a) In counties that undergo a reappraisal or triennial update in 2017, the current agricultural use value of the land for each of the 2017, 2018, and 2019 tax years shall equal the sum of the following amounts:

(i) The current agricultural use value of the land for that tax year, as determined under this section and section 5713.31 of the Revised Code, and rules adopted pursuant those sections, without regard to the adjustment under division (A)(3)(a)(ii) of this section;

(ii) One-half of the amount, if any, by which the value of the land for the 2016 tax year, as determined under this section, section 5713.31 of the Revised Code, and the rules adopted pursuant those sections and issued by the tax commissioner for counties undergoing a reappraisal or triennial update in the 2016 tax year, exceeds the value determined under division (A)(3)(a)(i) of this section.

(b) In counties that undergo a reappraisal or triennial update in 2018, the current agricultural use value of the land for each of the 2018, 2019, and 2020 tax years shall equal the sum of the following amounts:

(i) The current agricultural use value of the land for that tax year, as determined under this section and section 5713.31 of the Revised Code, and rules adopted pursuant those sections, without regard to the adjustment under division (A)(3)(b)(ii) of this section;

(ii) One-half of the amount, if any, by which the value of the land for the 2017 tax year, as determined under this section, section 5713.31 of the Revised Code, and the rules adopted pursuant those sections and issued by the tax commissioner for counties undergoing a reappraisal or triennial update in the 2017 tax year, exceeds the value determined under division (A)(3)(b)(i) of this section.

(c) In counties that undergo a reappraisal or triennial update in 2019, the current agricultural use value of the land for each of the 2019, 2020, and 2021 tax years shall equal the sum of the following amounts:

(i) The current agricultural use value of the land for that tax year, as determined under this section and section 5713.31 of the Revised Code, and rules adopted pursuant those sections, without regard to the adjustment under division (A)(3)(c)(ii) of this section;

(ii) One-half of the amount, if any, by which the value of the land for the 2018 tax year, as determined under this section, section 5713.31 of the Revised Code, and the rules adopted pursuant those sections and issued by the tax commissioner for counties undergoing a reappraisal or triennial update in the 2018 tax year, exceeds the value determined under division (A)(3)(c)(i) of this section.

(4) The uniform rules shall prescribe the method for determining the value of federally subsidized residential rental property through the use of a formula that accounts for the following factors:

(a) Up to three years of operating income of the property, which includes gross potential rent, and any income derived from other sources as reported by the property owner to the county auditor under section 5713.031 of the Revised Code. Operating income shall include an allowance for vacancy losses, which shall be presumed to be four per cent of gross potential rent, and unpaid rent losses, which shall be presumed to be three per cent of gross potential rent. These presumptive amounts may be exceeded with evidence demonstrating the actual income of the property.

(b) Operating expenses of the property, which shall be presumed to be forty-eight per cent of operating income plus utility expenses as reported by the property owner to the county auditor under section 5713.031 of the Revised Code. Operating expenses shall also include replacement reserve fund or account contributions which shall be presumed to be five per cent of gross potential rent. These presumptive amounts may be exceeded with evidence demonstrating the actual expenses of the property. Real property taxes, depreciation, and amortization expenses and replacement of short-term capitalized assets shall be excluded from operating expenses.

(c) A market-appropriate, uniform capitalization rate plus a tax additur accounting for the real property tax rate of the property's location. For federally subsidized residential rental property described in division (A)(1) of section 5713.031 of the Revised Code, one percentage point shall be subtracted from the uniform capitalization rate.

The uniform rules shall also prescribe a minimum total value for federally subsidized residential rental property of five thousand dollars multiplied by the number of dwelling units comprising the property or one hundred fifty per cent of the property's unimproved land value, whichever is greater. The formula and other rules adopted by the commissioner pursuant to this division shall comply with Ohio Constitution, Article XII, Section 2.

As used in division (A)(4) of this section, "federally subsidized residential rental property" has the same meaning as in section 5713.031 of the Revised Code and "dwelling unit" has the same meaning as in section 5321.01 of the Revised Code.

(B) The taxable value shall be that per cent of true value in money, or current agricultural use value in the case of land valued in accordance with section 5713.31 of the Revised Code, the commissioner by rule establishes, but it shall not exceed thirty-five per cent. The uniform rules shall also prescribe methods of making the appraisals set forth in section 5713.03 of the Revised Code. The taxable value of each tract, lot, or parcel of real property and improvements thereon, determined in accordance with the uniform rules and methods prescribed thereby, shall be the taxable value of the tract, lot, or parcel for all purposes of sections 5713.01 to 5713.26, 5715.01 to 5715.51, and 5717.01 to 5717.06 of the Revised Code. County auditors shall, under the direction and supervision of the commissioner, be the chief assessing officers of their respective counties, and shall list and value the real property within their respective counties for taxation in accordance with this section and sections 5713.03 and 5713.31 of the Revised Code and with such rules of the commissioner. There shall also be a board in each county, known as the county board of revision, which shall hear complaints and revise assessments of real property for taxation.

(C) The commissioner shall neither adopt nor enforce any rule that requires true value for any tax year to be any value other than the true value in money on the tax lien date of such tax year or that requires taxable value to be obtained in any way other than by reducing the true value, or in the case of land valued in accordance with section 5713.31 of the Revised Code, its current agricultural use value, by a specified, uniform percentage.

Last updated August 18, 2023 at 2:41 PM

Notes of Decisions
Cited in 54 cases (10 in the last 5 years), 1958–2025 · leading case: Terraza 8, L.L.C. v. Franklin Cty. Bd. of Revision (Slip Opinion), 2017 Ohio 4415 (Ohio 2017).
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Terraza 8, L.L.C. v. Franklin Cty. Bd. of Revision (Slip Opinion), 2017 Ohio 4415 (Ohio 2017). · cites it 3× “21, inclusive, and section 5715.01 of the Revised Code for valuing real property.”
Berea City Sch. Dist. Bd. of Educ. v. Cuyahoga Cnty. Bd. of Revision, 106 Ohio St. 3d 269 (Ohio 2005). · cites it 3× “See R.C. 5715.01. The second part of the Ratner standard sensibly recognizes this unremarkable fact by requiring an independent appraisal to establish a valuation different from a recent sales price.”
State v. Petway, 2020 Ohio 3848 (Ohio Ct. App. 2020). “ny acts of the defendant which tend to show his motive or intent, the absence of mistake or accident on his part, or the defendant's scheme, plan, or system in doing the act in question may be proved, whether they are contemporaneous with or prior or subsequent thereto,…”
Groveport Madison Local Schs. Bd. of Educ. v. Franklin Cnty. Bd. of Revision, 2013 Ohio 4627 (Ohio 2013). · cites it 2× “11 provides that the boards of revision “shall hear complaints relating to the valuation or assessment of real property * * * and may increase or decrease any such valuation or correct any assessment complained of, or * * * order a reassessment by the original assessing officer.”
Johnson v. McClain (Slip Opinion), 2021 Ohio 1664 (Ohio 2021). · cites it 4× “49, amended R.C. 5715.01 to add specific requirements concerning the CAUV methodology.”
Adams v. Testa (Slip Opinion), 2017 Ohio 8853 (Ohio 2017). · cites it 2× “R.C. 5715.01(A). The rules are to take into account soil productivity, crop-price patterns, capitalization rates, farmland market values, and other pertinent factors.”
Rite Aid of Ohio, Inc. v. Washington Cty. Bd. of Revision (Slip Opinion), 2016 Ohio 371 (Ohio 2016). “455, which amended R.C. 5715.01 to impose the following requirement: Such true value shall take into consideration its current use without regard to neighborhood land use of a more intensive nature.”
Dayton-Montgomery Cnty. Port Auth. v. Montgomery Cnty. Bd. of Revision, 865 N.E.2d 22 (Ohio 2007). “03; R.C. 5715.01 (empowering the Tax Commissioner to promulgate such rules).”
Elkem Metals Co. v. Washington Cnty. Bd. of Revision, 81 Ohio St. 3d 683 (Ohio 1998). · cites it 2× “11 provides, “The county board of revision shall hear complaints relating to the valuation or assessment of real property * * *. The board shall investigate all such complaints and may increase or decrease any such valuation * * A review of the applicable statutes set forth…”
Johnson v. Clark Cty. Bd. of Revision, 2014 Ohio 329 (Ohio Ct. App. 2014). · cites it 2× “31 and the common level of assessment adopted by the tax commission pursuant to R.C. 5715.01.” {¶ 28} Johnson asserts seven assignments of error herein.”
2200 Carnegie, L.L.C. v. Cuyahoga Cnty. Bd. of Revision, 2012 Ohio 5691 (Ohio 2012). · cites it 2× “R.C. 5715.01(B) (county auditor is the real property tax assessor); 5715.”
Black v. Bd. of Revision, 475 N.E.2d 1264 (Ohio 1985). “Second, in the absence of any evidence to the contrary, we must assume that the common level of assessment for Cuyahoga County in the tax years 1977 and 1978 was fixed by the Commissioner of Tax Equalization, under the authority of R.C. 5715.01, at thirty-five percent. See…”
Show all 54 citing cases →
— Ohio Rev. Code § 5715.01(A) — 5 cases
Adams v. Testa (Slip Opinion), 2017 Ohio 8853 (Ohio 2017). “R.C. 5715.01(A). The rules are to take into account soil productivity, crop-price patterns, capitalization rates, farmland market values, and other pertinent factors.”
Johnson v. McClain (Slip Opinion), 2021 Ohio 1664 (Ohio 2021). “49, amended R.C. 5715.01 to add specific requirements concerning the CAUV methodology.”
Fahncke v. Fahncke, 2020 Ohio 433 (Ohio Ct. App. 2020).
Adams v. Testa (Slip Opinion), 2017 Ohio 8854 (Ohio 2017).
Hughes v. Portage Cty. Bd. of Commrs., 2023 Ohio 260 (Ohio Ct. App. 2023).
— Ohio Rev. Code § 5715.01(A)(1) — 1 case
State v. Petway, 2020 Ohio 3848 (Ohio Ct. App. 2020). “ny acts of the defendant which tend to show his motive or intent, the absence of mistake or accident on his part, or the defendant's scheme, plan, or system in doing the act in question may be proved, whether they are contemporaneous with or prior or subsequent thereto,…”
— Ohio Rev. Code § 5715.01(B) — 8 cases
Groveport Madison Local Schs. Bd. of Educ. v. Franklin Cnty. Bd. of Revision, 2013 Ohio 4627 (Ohio 2013). “11 provides that the boards of revision “shall hear complaints relating to the valuation or assessment of real property * * * and may increase or decrease any such valuation or correct any assessment complained of, or * * * order a reassessment by the original assessing officer.”
2200 Carnegie, L.L.C. v. Cuyahoga Cnty. Bd. of Revision, 2012 Ohio 5691 (Ohio 2012). “R.C. 5715.01(B) (county auditor is the real property tax assessor); 5715.”
Musial Offices, Ltd. v. Cuyahoga Cty., 2020 Ohio 5426 (Ohio Ct. App. 2020).
State ex rel. Ames v. Portage Cty. Bd. of Revision (Slip Opinion), 2021 Ohio 4486 (Ohio 2021).
State ex rel. Ames v. Geauga Cty. Bd. of Revision, 2022 Ohio 2281 (Ohio Ct. App. 2022).
— Ohio Rev. Code § 5715.01(C) — 2 cases
Terraza 8, L.L.C. v. Franklin Cty. Bd. of Revision (Slip Opinion), 2017 Ohio 4415 (Ohio 2017). “21, inclusive, and section 5715.01 of the Revised Code for valuing real property.”
N. Canton v. Julius Brown, L.L.C., 2024 Ohio 5881 (Ohio Ct. App. 2024).
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