Wyoming assessment schedules are mailed on or before the fourth Monday of April, and an owner who wants to contest must file no later than 30 days after the mail date on the notice, per Washakie County’s review and appeal guide. The rest of this calendar is housekeeping that makes those 30 days enough.
Owner tasks, month by month
Only the April notice and the 30-day window are fixed dates. Everything else can move to suit you.
January
Close last year’s books- Ask your bookkeeper or manager for last year’s income and expenses, month by month.
- Update the rent roll and file every lease amendment signed last year.
- List capital work finished last year, with dates and invoices.
February
Gather the stack- Put leases, the T-12, last year’s notice and loan terms in one folder per property.
- Note the value and class last year’s notice showed, to compare against this year’s.
- Use the document checklist to spot missing pieces.
March
Price it before the county does- Run the cap rate calculator on the T-12 for a rough value.
- Confirm the class you expect: commercial at 9.5% or industrial at 11.5%, per Teton County.
- If you may contest this year, book a scoping call before April.
April
The notice arrives- Notices are mailed on or before the fourth Monday of April. Watch the mail.
- Write down the mail date on the notice; the 30 days run from that date.
- Compare the county’s value and class with your own number and last year’s.
May
Inside the 30 days- To contest, file no later than 30 days after the mail date, which can fall in May.
- A property tax assessment review takes 7 business days, so start early in the window.
- Keep a copy of everything you file and the date you filed it.
June
Midyear check- Compare six months of actual income and expenses with the budget.
- Note any vacancy, new lease or large repair that could change next year’s value.
- File the outcome of any review in the property folder.
July
Lease dates- List every lease expiration and option notice window for the next 18 months.
- Flag renewal options with notice dates before year end.
- Have unclear leases abstracted while there is still time to act.
August
CAM and tenants- Check that this year’s CAM estimates are tracking actual costs.
- Confirm each tenant’s insurance certificate is current.
- Note any lease that caps CAM increases before budgets are drafted.
September
Debt and insurance- List loan maturity, rate reset and covenant test dates for the next two years.
- Review the insurance renewal and the replacement cost it assumes.
October
Budget season- Review the draft budget for next year, line by line.
- Budget property tax from this year’s assessed value and levy with the tax estimator.
- Set aside reserves for capital work planned next year.
November
Year-end decisions- Settle hold, sell or refinance questions while the new year is still ahead.
- Send renewal or option notices due early next year.
- Prepare the expense records next year’s CAM reconciliation will need.
December
Set up next year- Put April’s notice and its 30-day window on next year’s calendar now.
- Ask your bookkeeper to close the year promptly so January’s T-12 is complete.
- Start next year’s folder for each property.
Ready for April’s notice?
Book a scoping call before April, and the review fits inside the 30-day window.