AVTI SERVICES

REAL ESTATE APPEALS & VALUATION
“Real estate appeals filed by AVTI have a return from 2 to1; 3 to1; 4 to1; and in one case, 120 to 1 with little or no risk.”

Real estate appeals are perhaps the most cost-effective and expeditious manner to effect property tax savings for your company if done correctly. Unfair and unreasonable property tax assessments are often overlooked by companies unless they have an experienced property tax expert on staff. AVTI can provide the expertise and prepare a review for little or no cost to determine if an over-assessment exists, and implement a strategy to reduce your taxes. Many Fortune 500 companies have utilized the special expertise of AVTI in this regard resulting in significant tax savings.

What does it take to produce a successful outcome in a real estate tax appeal? First, utilize the best and brightest experts who are well prepared, well educated and seasoned by experience both in property tax law and practice. Second, assure that these experts are also shrewd negotiators, articulate and experienced in presenting persuasive argument; whose skills have been sharpened by interaction with assessing authorities and review boards; and who have built a solid reputation with these authorities and boards by establishing trust and confidence through the quality of their work product and professional conduct. Third, develop their character to practice and display the highest ethical standards and an uncompromised commitment to the profession of property taxation.

To view some results of our work with real estate appeals and valuation, click on Success Stories.

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PERSONAL PROPERTY COMPLIANCE, APPEALS & AUDITS
“More than rolling fixed asset numbers into a form, AVTI analyzes every asset for proper classification, documents filing postures for defense in an audit and supports the filing posture during an appeal.”

Often viewed as a burdensome and time-consuming task, personal property tax compliance done with an eye toward classification, defense and support can result in significant tax savings. Really! Yes, AVTI has demonstrated that this three-pronged approach has reduced our Clients' tax bills. How? AVTI analyzes every asset to determine first whether it is taxable; if so, then whether as real or personal property. Sometimes fixed asset ledgers contain assets that have long ago been disposed or have disappeared. AVTI will identify these assets and not include them in the tax return. We match the type of asset to the proper depreciation schedule to maximize the amount of depreciation. We check to see if operational or outside influences exist that indicate the presence of functional or economic obsolescence. We work with your engineering or marketing personnel to quantify the amount of obsolescence and file valuation claims in order to reflect the diminution in value. Each specific situation is documented fully in anticipation of an audit. All assessments and audits are reviewed and reconciled to the tax returns we have filed. When discrepancies occur AVTI contacts the assessing authority to correct the discrepancy or if necessary files an appeal.

Because of the thorough analysis done prior to filing the return and the due diligence exercised in documenting the postures contained in the return, a well supported appeal can be made in defense of the return. Why? AVTI takes its fiduciary responsibilities seriously. We do not subcontract our compliance work nor do we outsource to off-shore service bureaus. We personalize the “Personal” in personal property taxation. When a client engages AVTI to handle this type of detailed assignment, we in turn provide a detailed response and service. There are no short-cuts to obtaining long term sustainable tax savings. It is imperative that we know your industry, your products your personal property so that you are assured that the resulting tax returns are properly classified, defended and supported. To view some of our achievements in the personal property tax area click on Success Stories.

SPECIALTY PROPERTY TAX SERVICES
“Often overlooked, careful analysis of these property taxes can yield big returns to the client.”

Direct Assessments. These non-ad valorem property taxes are those taxes found on the property tax bill that are based on a criteria other than valuation. Most prevalent in California counties, these bills can be retro-actively corrected up to 3 years. Some examples include sanitation charges, ER support, flood zone maintenance, special business assessment districts and even vector control. AVTI is very successful in identifying and correcting erroneous direct assessments and has in fact obtained over $600,000 in refunds for one national retailer and $250,000 for another.

Abatement and Exemption Procurement. Designed to encourage economic development, property tax abatements and exemptions can be an expeditious method to lower the exposure for newly developed capital projects. AVTI has extensive and effective experience in identifying and procuring the appropriate exemptions and abatements for client properties.

Due Diligence and Capital Project Property Tax Estimates. Most progressive companies need to know the most likely property tax exposure for acquisition candidates and new construction projects for their ROI analysis. AVTI can provide the big time answers in short time turn-around because we know that time is crucial during this process. AVTI doesn't simply apply a tax rate to the purchase price or construction and land cost; AVTI utilizes a proven modeling process in conjunction with local assessment practice and tax rates to project the anticipated market and assessed value to provide reliable visibility of the property tax exposure for the project.

Bankruptcy Property Tax Issues. Always an imposing proposition for a corporation, whether it is a re-organization or liquidation, bankruptcy presents even more daunting challenges in the property tax arena. The property tax department must track both pre and post petition property taxes and in the case of liquidation…possibly negotiate favorable terms of payment of property taxes for the creditor. AVTI does have extensive experience in managing bankruptcy property tax issues and has negotiated savings of $8,000,000 for the creditor of a national retailer. For an overview of some of the Specialty projects we have been involved, click on Success Stories.

FULL SERVICE ENGAGEMENTS & TOTAL OUTSOURCING
“Regardless of whether the size of your business or property portfolio is small, medium or large or your organizational structure is the operating parent company, subsidiary or division—total outsourcing of the property tax function may be a viable and very cost-effective alternative.”

In today's business environment, changes are frequent and fast. Sometimes operations or staff functions move from a decentralized to a centralized organization or vice versa. Property tax statutes have also been changing with significant regularity. A company that makes the decision to enter into a full-service engagement often does so in order to mitigate the possibility of increased taxes, loss of management control and inconsistent tax postures caused by diverse and changing tax laws and the inability to potentially respond because of internal staffing changes that sometimes occur when organizational changes are made. It is in this circumstance that AVTI excels. By seamlessly integrating the necessary controls, mobilizing the personnel resources and maintaining a consistent tax posture, the implications of changing tax laws upon operations and the potentiality of increased property taxes can be quickly stabilized.

Our national exposure and experience in managing the property tax function from both an internal and external perspective, uniquely positions us to provide innovative solutions to the varied and formidable challenges facing companies today. In a full service engagement AVTI functions like an internal corporate property tax department. All the activities discussed under the real estate, personal property and specialty tax service areas above are brought into the equation. Even the budget and accrual process, payment of tax bills, tax planning exercises are integrated into the full service engagement. Best of all it's a full service engagement that is customized to your specific needs. You are always informed and in control of the engagement. The bottom line is to ensure that you, the client pays its fair share and not a dollar more. Your management team can rest assured that all is well in the property tax arena.