BUILDING NOTICES

One subject that seems to be confusing to citizens of our county is that of requirements for obtaining a building notice. In order to clarify this matter, we kindly submit the following information for public reference:

  1. Ohio Revised Code 5713.17 states that written notice shall be given to the County Auditor by any person making structural improvements to their property or buildings costing more than $2,000. (A notice is required - but issued at no cost for construction under $2,000.) The County Auditor is authorized to appraise any building or improvement that is discovered and was not previously notified of construction by the owner. The Auditor will place the new valuation upon the list, together with a penalty equal to fifty percent (50%) of the taxes that would have been collected from the date of construction to the date of discovery had the county auditor been notified of its construction.
  2. Persons living within a city or village of Williams County should obtain their building notices through their city or village office (except for Blakeslee, and Holiday City). Persons living outside a municipality, plus the villages of Blakeslee, and Holiday City will be required to obtain a county building notice from the Auditor's office, located on the second floor of the courthouse. (Office hours are 8:30 a.m. through 4:30 p.m. Monday through Friday). Click here for BLDG NOTICE APPLICATION.
  3. The cost of a county building notice is $25 as established by resolution of the Williams County Commissioners. If the cost of the construction is less than $2,000 the notice is issued at no cost. A penalty of $100 may be assessed along with the notice fee for any notice not obtained before the start of construction. These fees and penalties may be added to the real estate taxes of those who fail to acquire a building notice for a one year period. The cost of building notice may vary from village to village within the county.

A BUILDING NOTICE AND A ZONING PERMIT ARE TWO ENTIRELY DIFFERENT DOCUMENTS WITH SEPARATE PURPOSES.

Should you have any questions regarding the building notice process, please contact the Williams County Auditor's office at 419-636-5639, ext.5141.

FLOOD PLAIN DEVELOPMENT PERMIT
If your property has any federally regulated flood plain on it, a Williams County Flood Plain Development Permit is required.  Since Williams County participates in the FEMA Flood Insurance Program, the county is required to monitor development in the flood plain and these permits provide the information necessary for Williams County to comply with the FEMA requirements.

The current 100 year flood zones can be viewed on the mapping portion of the Williams County Auditor's web page.

The flood plain development permit is free and the forms and other requirements are available at the Williams County Engineer's Office at 419-636-2454.

WILLIAMS COUNTY RESIDENTIAL CONSTRUCTION BUILDING NOTICE INSTRUCTIONS

STEP #1   Contact the Williams County Planning Commission 12953 CO RD G, Bryan (Williams County Engineer), 419-636-2454 (To verify if your property is located in a flood plain and purchase a permit if necessary)

STEP #2   Contact Township Trustees for Zoning Permit if resident of Center, Pulaski or Springfield Township (Zoned townships). Center Township Todd E Burkholder 419-636-5522; Pulaski Township Gerald Boynton 419-633-3384; Springfield Township Phil Short 419-682-6421; Lake Seneca Prop. Owners 419-485-5995

STEP #3   Go to Williams County Combined Health Department 310 Lincoln Avenue, Montpelier, 419-485-3141 (Wells, Sewage/Septic System Permits)

STEP #4   Contact Williams County Engineer's Office 12953 County Road G, Bryan, 419-636-2454 (County sewer permit if located in a non-municipal area within a sewer district) (Driveway Permit)

STEP #5   Contact Williams County Communications Agency (9-1-1) 1425 E. High Street, Bryan, 419-636-8497 (Five digit House number assignment for emergency 9-1-1 services)

STEP #6   Go to Williams County Courthouse Court House Square, Bryan Auditor's Office, 2nd Floor, 419-636-5639 (Building notices issued with 5-digit house number)

Post your new five digit number on your building for ease of location in case of fire, medical or law enforcement emergencies. Also, post your new five digit number on both sides of your mailbox to assist your Rural Mail Carrier in their delivery of your mail.

WILLIAMS COUNTY NON-RESIDENTIAL / ACCESSORY CONSTRUCTION INSTRUCTIONS

STEP #1   Go to Williams County Courthouse Court House Square, Bryan Auditor's Office, 2nd Floor, 419-636-5639 (Building Notices)

BUSINESS OR INDUSTRIAL STRUCTURE CONSTRUCTION

STEP #1   Call 1-800-686-6930 Northwest District Office of the Ohio E.P.A. for non-residential sewer systems and for water systems serving 25 or more individuals or has more than 15 service connections.

STEP #2   Call 1-800-523-3581 Ohio Industrial Relations (Commercial Building Permits)

STEP #3   Go to Williams County Courthouse Auditor's Office, 2nd Floor, 419-636-5639 (County Building Notices)

Post your new five digit number on your building for ease of location in case of fire, medical or law enforcement emergencies. Also, post your new five digit number on both sides of your mailbox to assist your Rural Mail Carrier in their delivery of your mail.

QUESTIONS AND ANSWERS RELATING TO NEW CONSTRUCTION

Q. What does the new construction program do?

A. The yearly new construction program assures that all parcels of real property that have structural changes are appraised (or "valued") at their current fair market value. This method is established by Ohio law.

New buildings in a taxing district also generate "new tax money" for that district.

Q. Why check for new construction every year?

A. Yearly inspection of building additions and removals keeps the tax burden equitable for everyone in the county. Otherwise, a property with a new building might not pay taxes on that structure for as many as five years (that is, until the next revaluation). On the other hand, a property with a destroyed building could be paying taxes on a non-existent structure for up to five years.

Q. Will someone visit my property?

A. Yes. A field listing technician will inspect each property that has reported either new construction or building destruction and record relevant information on the county's property record card.

The field listing technician will ask questions such as (1) What improvements have you added to the property? (2) What was the cost? (3) What is your anticipated completion date? Along with the interior building inspection, these, and other questions, enable the County to make a more accurate appraisal.

Q. What if no one is home during the day?

A. If no one is home, a card will be left at your property asking you to provide information about the building's interior and any new construction or remodeling. After completing the card, simply return it to the address on the card's front.

If you believe the card's information is insufficient, call the County Auditor's Office (419) 636-5639, for an inspection appointment. A field listing technician will visit your property again to view the home's interior with you.

Q. How does the County find out about new structures?

A. A building notice should be obtained by residents for the following construction projects:

1.  Any addition to an existing structure.

2.  Construction of decks, patios, or porches.

3.  Replacement windows affecting a minimum of 25% of all windows in the current structure.

4.  Replacement of siding affecting a minimum of 25% of the siding in the current structure.

5.  Finish of an attic or basement into living area in an existing structure.

6.  Utility sheds that consist of an area of 150 sq. ft. or greater, despite if placed on skids or a permanent foundation.

Persons living within a city or village should obtain their building notice through their city or village office (except for Blakeslee, and Holiday City). Persons living outside a municipality plus the village of Blakeslee, and Holiday City should obtain a county building notice from the Auditor's office.

The cost of a county building notice is $25 as established by resolution of the Williams County Commissioners. A penalty of $100 may be assessed along with the notice fee for any notice not obtained before the start of construction. These fees and penalties may be added to the real estate taxes of those who fail to acquire a building notice for a one year period. The cost of building notices may vary from village to village within the county.

Q. What happens if I don't report a new structure?

A. The Ohio Revised Code (5713.17) states:

"Upon the discovery of a building…the auditor shall appraise it…together with a penalty equal to 50% of the amount of taxes that would have been charged…from the date of construction to the date of discovery…"

Q. What is an "appraisal"?

A. Regardless of whether an appraisal is performed by a bank, a mortgage company, a private fee appraiser, or the County Auditor, the goal is still the same; to estimate today's fair market value (selling price) for a piece of real estate. In other words, if your real estate (land and/or buildings) would sell for about $80,000 in today's real estate market, your appraisal should be in the $75,000 to $85,000 range.

Q. Will I have a chance to discuss my new appraisal?

A. Yes, the County Auditor's door is always open and real estate staff are on hand daily.

Q. Will this new building affect my taxes?

A. Possibly. If an expensive structure was added to your property, chances are your property's value will be significantly increased. On the other hand, if an expensive building was removed from your property, chances are your property's value will decrease.

Your taxes will, quite possibly, do likewise.

Q. When would a change appear on my tax bill?

A. Because the real estate taxes are paid one year after they are assessed, any value changes because of new construction (or removing a building) will not appear on your tax bill until the following January.

Q. How and why do taxes increase?

A. The subdivisions (schools, townships, villages, city, and the county) are the taxing authorities. Each year these taxing authorities calculate the operating funds they need. If their current funding is insufficient, they can request a levy to be placed on the ballot for a vote of people. This levy is called outside millage.

Therefore, your tax rate can be increased by a vote of majority of people to approve a levy or bond.

Q. If I have questions, who do I call?

A. Call your County Auditor, Julie Beagle, at 419-636-5639. The office is open from 8:30 a.m. until 4:30 p.m. Monday through Friday.