Homestead Exemption
Homestead Exemption

Forms

The HOMESTEAD EXEMPTION application must be filed with the county auditor on or before December 31st of the year for which the application is filed.


Frequently Asked Questions

What is the Homestead Exemption Program?

The Homestead Exemption allows senior citizens and permanently and totally disabled Ohioans to reduce their property tax burden by shielding some of the market value of their home from taxation.

The exemption takes the form of a credit on property tax bills, allowing qualifying homeowners to exempt $25,000 of the market value of their home from all local property taxes.

Due to the passage of HB 85, effective September 11, 2014, a $50,000 homestead reduction is authorized for veterans experiencing 100% service-connected disabilities and qualifying spouses.


How has the Homestead Exemption changed?

The Homestead Exemption is available to all Ohio homeowners who own and occupy their home on January 1st of the year of application, are either 65 or older or permanently and totally disabled as of January 1st of the year of application AND have modified Adjusted Gross Income (MAGI) of $33,600 tax year 2020 payable 2021, $34,200 for tax year 2021 payable 2022. The MAGI will be adjusted every year. Modified gross income consists of Ohio adjusted gross income plus any business income deducted on Schedule A, line 11 of your Ohio IT 1040. Households who qualify receive a flat $25,000 property tax exemption on the market value of their home.

HB 85 has created an additional classification: veterans who are 100% service-connected disabled and qualifying spouses are entitled to a homestead reduction of $50,000 of true market value. A homeowner must be a veteran of the United States armed forces, reserves or National Guard who was honorably discharged with 100% service-connected disability by the United States Department of Veterans Affairs or other federal agency. When applying for the exemption, the veteran must provide written confirmation of the disability from the federal government. The new HB 85 also exempts disabled veterans from the income means testing, regardless of age.

 

Who is eligible for homestead?

The new Homestead Exemption is open to any Ohio homeowner who currently lives in their home, and that home is their primary residence and; is or will reach age 65 during 2021 or is certified totally and permanently disabled as of January 1, 2021 by a licensed physician or psychologist, or a state or federal agency regardless of age or is a surviving spouse of a person who was receiving the previous Homestead Exemption at the time of death and at least 59 years old on the date of their spouse's death. Homeowners are now required to have an Modified Adjusted Gross Income of $33,600 tax year 2020 payable 2021, $34,200 for tax year 2021 payable 2022.

Veterans who are totally and permanently disabled with a 100% overall or combined rating from a service-connected disability are eligible for the $50,000 credit. The new HB 85 also exempts disabled veterans from the income means testing, regardless of age.

NOTE: If you received the Homestead Exemption credit on the tax bill you paid in 2015, you do not need to file a new application. You will automatically receive the Homestead Exemption for the next year.


I placed the title to my property in a trust, can I still qualify?

Most of the common forms of property ownership such as in inter vivos trust or a survivorship deed will qualify for the exemption. Please call the office or stop in to determine eligibility for the Homestead Exemption.


How do I apply?

Eligible homeowners may apply for the Homestead Exemption with the County Auditor on or before December 31st of the year for which the application is filed. The application form is available online at tax.ohio.gov (click on Homestead Exemption) or call the Auditors office at 419-399-8205 to have one sent to you.

The application must bear your original signature and must be filed with the county auditor of the county in which your home is located.


How do I show proof of age & income?

The application form requires individuals to report their age and date of birth. Signing the form under penalty of perjury also states that you meet the income requirements. Your MAGI threshold is adjusted each year. Ohio law also provides that anyone who makes a false statement for purposes of obtaining a Homestead Exemption is guilty of a fourth-degree misdemeanor. Individuals convicted of such a misdemeanor are ineligible to receive the Homestead Exemption for three years following the conviction and must pay any improperly exempted tax plus interest.


aWhat documentation do I need to provide to prove my disability?

If you are claiming a physical disability, you must have the application signed by a physician licensed to practice medicine in Ohio. If you are claiming a mental disability, you must have the application signed by a physician or psychologist licensed to practice in Ohio. You may also submit a certificate from any state or federal agency that classifies you as permanently and totally disabled.


How will I know if my application has been approved?

You will receive a letter from the Auditor's office stating whether you are approved or denied. If you are approved, the tax credit will be applied to your tax balance due. If you have paid your taxes in full, a check will be issued. If your application has been denied, the letter will explain the reason for denial.


Will I have to apply every year to receive the Homestead Exemption?

Currently, the law states No. However, if your circumstances change and you no longer qualify for the Homestead Exemption, you must notify the county auditor by the first Monday in June. By law, the county auditor must mail you a continuing application form. Please return this form to the county auditor only if you no longer own the home, no longer occupy it as your primary residence, household income has exceeded the yearly limit or of your disability has changed.