Tax Certiorari Cost Calculator

Certiorari takes years and real dollars. This calculator sums the cost.

Attorney retainer

Appraiser fee

Years

Annual admin cost

Contingency %

Annual expected savings

Net recovery

$295,000

Total cost

$285,000

Gross savings (refund)

$580,000

How the math works

Total cost = retainer + appraiser + annual admin × years + contingency × gross savings. Net = gross − total cost.

Contingency math works only when annual savings are meaningful relative to fixed costs. For small assets, retainer + appraiser may consume the savings. Cert proceedings are most ROI-positive on $5M+ commercial assets where 10-20% reductions yield six-figure annual savings.

How to Use

Enter attorney retainer.
Enter appraiser fee.
Enter years of proceeding.
Enter annual filing/admin cost.
Enter contingency fee %.
Enter expected tax savings (annual).
Read net recovery.

Frequently Asked Questions

Certiorari vs admin appeal?

Certiorari: judicial proceeding against tax authority when admin appeals exhausted. Takes 2-5 years typical. Higher stakes, higher cost. Used on major commercial properties when administrative avenues failed.

Typical timeline?

NY certiorari: 3-7 years typical before settlement or trial. CA similar. Texas: can be faster (1-2 years in strong cases). During proceeding, higher taxes continue to be paid; savings realized on final settlement only (with refund).

Fee structures?

Contingency (25-45% of savings): most common. Hybrid (retainer + reduced contingency): for larger cases. Hourly ($350-850): rare, high-end boutique. Most cert attorneys work contingency on major commercial.