Formal hearing
Evidence and testimony matter.
Missed Open Book? You may still have an opportunity to challenge your 2026 assessment.
Ripon Board of Review
October 22, 2026
Missed Open Book? Your opportunity to question your assessment may not be over.
Board of Review is the formal next step in Wisconsin’s property assessment appeal process. If you still believe your 2026 assessment is incorrect, now is the time to understand the deadlines, organize your evidence, and protect your right to be heard.
Board of Review
October 22, 2026
4:00 PM
Ripon City Hall, 100 Jackson St, Ripon, WI 54971
Do not wait until October 22, 2026 to begin.
Notice and filing requirements occur before or at the start of the meeting.
This page is educational information, not legal advice. Verify deadlines and filing requirements with the City of Ripon Clerk.
Missed Open Book? You May Still Have a Path Forward.
Open Book was the informal opportunity to discuss your assessment directly with the assessor. Board of Review is the formal appeal process.
If you did not attend Open Book, do not automatically assume that you lost your ability to challenge the assessment. The important next step is to contact the City Clerk promptly, confirm your eligibility and deadlines, and file the required objection paperwork correctly and on time.
Open Book
Informal discussion with assessor
Board of Review
Formal assessment appeal
Further appeal options
May depend on preserving BOR rights
Missing Open Book is not the same as missing Board of Review.
What Is the Board of Review?
Board of Review is not another casual meeting with the assessor. It is a formal hearing process.
Ripon describes the Board of Review as a quasi-judicial body that operates much like a court. Board members hear evidence and testimony from the homeowner and assessor and determine whether the assessment should remain as stated or be changed.
The assessor’s value begins with a legal presumption that it is correct. The homeowner’s job is to present credible evidence showing why the value should be different.
Assessor’s value starts presumed correct
You need evidence to overcome that presumption.
The board can change the value
If the evidence supports an adjustment.
What You Need to Do Before October 22, 2026
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Step 1
Review your assessment & build your case
If you have not already, use this site to enter your 2026 notice values, compare your change to the community, check property-record issues, and generate a dispute packet when your evidence supports a formal objection. Nothing on this site is filed with the City — it helps you organize before you contact the Clerk.
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Step 2
Contact the City of Ripon Clerk
Tell the Clerk that you intend to object to your 2026 property assessment and ask for Board of Review filing instructions.
Diane Bartlett: (920) 748-4915 · dbartlett@cityofripon.com
Contact Ripon Clerk -
Step 3
Give notice of intent to object
Wisconsin generally requires written or oral notice of intent to object to the Board of Review clerk at least 48 hours before the first scheduled Board of Review meeting. The Objection Form (PA-115A) must generally be received by the clerk prior to or during the first two hours of the first scheduled meeting.
Do not treat 48 hours as your target. File as early as possible. The Board may waive the notice requirement for good cause in limited circumstances, but do not rely on that exception. -
Step 4
Download, complete & print Form PA-115A
Wisconsin requires the Objection Form for Real Property Assessment (PA-115A). You must complete it in addition to giving notice to the Clerk. Bring a printed, signed copy to your Board of Review hearing unless the Clerk confirms another accepted filing method.
The completed form must generally be received by the BOR clerk prior to or during the first two hours of the first scheduled Board of Review meeting.
Download & Print PA-115A (Official DOR Form)Fill out every section, attach evidence sheets if needed, and keep a copy for your records.
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Step 5
State your opinion of value
Do not simply say that your percentage increase is too high. You should be prepared to say:
“The assessor values my property at $________.
I believe the January 1, 2026 market value is $________.
Here is the evidence supporting my opinion.”Difference: — -
Step 6
Estimate your hearing time
Wisconsin requires the property owner to provide a reasonable estimate of how much time the hearing will take.
Most straightforward residential appeals may be presented concisely if the evidence is organized. Hearing length is not guaranteed.
Bring Evidence, Not Just Frustration
A large percentage increase by itself does not prove an assessment is incorrect. Board of Review focuses on market value and property facts.
Strong evidence
- Recent arm’s-length comparable sales
- Recent purchase of your own property
- Professional appraisal
- Incorrect property-record information
- Photos documenting condition
- Repair estimates for major deficiencies
- Verified square footage discrepancies
- Garage, basement, bathroom, or improvement errors
- Official county property records
Weaker arguments by themselves
- “My increase was too high”
- “My taxes are already expensive”
- “My neighbor pays less”
- “I can’t afford the increase”
- Unverified Zillow screenshots without property comparison
- Percentage increase alone
Board of Review is about whether the final assessed value is supported by the market and the facts of the property.
Already Used Ripon Revaluation? Use Your Review to Prepare.
If you already reviewed your property on this site, you may already have much of the information needed to organize your Board of Review case.
Your assessment change
2025 vs. 2026 values and percentage change.
Property record review
Check whether the official property details are accurate.
Recent comparable sales
Use the strongest verified sales, not a long list of loosely related properties.
Ward context
Useful community context — wards are election boundaries, not appraisal neighborhoods.
Dispute packet
Generate a property-specific packet to help organize your evidence and talking points.
How to Speak at Board of Review
Yes — you can ask questions, but Board of Review is not a general town-hall discussion.
You will first present your evidence and explain what you believe your property was worth as of January 1, 2026. The assessor will then present evidence supporting the assessment. You will have an opportunity to ask the assessor questions about the valuation, comparable sales, property records, and methodology used for your property. Board members may question both sides before making their decision.
Do not expect an open-ended Q&A with the Board about city policy or the revaluation generally. The Board hears sworn evidence, asks clarifying questions, and decides your objection.
Hearing order (typical)
- 1. You present first State your opinion of January 1, 2026 market value, property-record issues, comparables, photos, appraisal, and repair evidence. You must present your case before questioning the assessor.
- 2. Board may question you Board members may ask clarifying questions about your evidence. Respond directly; stay on market value and property facts.
- 3. Assessor presents The assessor presents evidence supporting the assessment and answers the Board’s questions.
- 4. You may question the assessor After the assessor’s presentation, you may ask about sales relied upon, record-card data, inspections, neighborhood adjustments, and how the improvement value was calculated.
- 5. Board decides The Board evaluates sworn evidence and the record—not general city policy or revaluation philosophy. Decisions must be based on evidence presented in the proceeding.
Your opening presentation
- State the assessor’s value.
- State your opinion of value.
- Explain why.
- Present your best evidence.
- Explain any property-record errors.
- Answer Board questions directly.
- Stay focused on market value.
“The 2026 assessment is $________.
I believe the January 1, 2026 value was $________.
My opinion is based on these comparable sales and these property facts.”
- Comparable 1
- Comparable 2
- Comparable 3
- Property-record issue
- Condition evidence
After the assessor presents — questions you may ask
Prepare these in advance; you must present your case before questioning the assessor.
- Which comparable sales did you rely on for my property, and why are they similar to mine?
- What square footage, room counts, and condition grade are on the official property record card for my parcel?
- Was my property physically inspected for this revaluation, and if not, what exterior or record-only data was used?
- What neighborhood, market, or land/improvement adjustment was applied to my property?
- How did you arrive at the improvement value on my notice, separate from land?
- Will you enter into the record the property record card and sales grid used for my assessment?
Generate a dispute packet to organize your opening evidence and a separate assessor question list.
Did the Assessor Already Lower Your Assessment at Open Book?
If the assessor agreed to reduce your assessment during Open Book and you are satisfied with the revised value, you generally do not need to continue to Board of Review simply to make that agreed change effective.
Confirm the exact new assessment amount and verify that it is reflected in the assessment roll. If you are still dissatisfied with the revised value, you may need to continue through the formal Board of Review process.
You can voluntarily record your original and revised 2026 values in your private account (Dispute Tracker). Notes stay private unless you opt in to the public leaderboard.
Record My Open Book ResultDeadline timeline
September 21 & 23, 2026 — Open Book (completed)
2026 Open Book
Completed
Now
Prepare evidence · Contact Clerk · Give notice · Complete PA-115A
At least 48 hours before BOR
Notice of intent deadline generally applies
October 22, 2026
Board of Review · 4:00 PM
Do not wait until the final deadline.
If you fail to protect your Board of Review rights, later appeal options may be affected.
Official resources
Verified September 2026
Still Believe Your Assessment Is Wrong?
Board of Review is your formal opportunity to present the evidence. Do not wait until October 22, 2026 to start preparing.
Missing Open Book does not automatically mean you missed your opportunity to object. Missing Board of Review requirements, however, may affect later appeal rights.