Flaherty Fardo Rogel & Amick, LLC

Flaherty Fardo Rogel & Amick, LLC Flaherty Fardo, LLC is a Pittsburgh law firm focused on personal injury, medical malpractice, business and real estate litigation.

Founded in 1997, the firm has deep historical ties with the city of Pittsburgh. We pride ourselves on our integrity, client satisfaction and results. We offer free consultations by emailing us at [email protected] or calling our offices at 412.802.6666

06/03/2026

The CLR is (finally!) below 50% — here’s why it matters to you

Finally, after more than two decades, the C L R for property appeals in Allegheny County has dropped below 50% — to exactly 49.3%.

If you've purchased property recently, this might be your golden opportunity to appeal your assessment.

Historically, when the CLR is this low, it opens the door for potential reductions, especially for school district appeals.

For owners still thinking about appealing, now’s the time.

The appeal period opens July 1st, and the window is closing on the biggest chance we’ve seen in years.

Maybe this is the moment to revisit your property assessment — the landscape has changed, and it could work in your favor.

It's worth thinking about.

Contact me at [email protected] to discuss your specific property tax goals.

05/29/2026

Will your next building permit trigger a surprise tax hike?

Here is why your next property assessment might be much higher than you expect.

Property owners often ask if a new garage, fence, or addition will raise their taxes.

If you have owned your property for a long time, your baseline assessment is likely very low.

Closing a new permit forces the county to look at your property with fresh eyes.

Your assessment might jump way higher than the actual cost listed on your building permit.

They are taxing the new total value, treating it like a brand-new property.

You do not have to just accept the county's new valuation.

As an Allegheny County property tax specialist, I help homeowners challenge unfair, inflated assessments.

But you must catch it early.

📧 Email me today at [email protected] to arrange a consultation.

"What is the (Allegheny County) Assessment Office?"That’s what the contestants on Jeopardy! had to ask last night to sol...
05/29/2026

"What is the (Allegheny County) Assessment Office?"

That’s what the contestants on Jeopardy! had to ask last night to solve this clue.

It was funny that this came up on the show coincidentally with us talking in depth about property taxes on our podcast and social media recently.

But there’s nothing funny about paying more property tax than you actually owe.

In Allegheny County, outdated or inaccurate assessments happen, and it often costs homeowners and businesses thousands of dollars a year.

If you suspect your property is over-assessed, let our property tax specialist Nicole Hauptman Amick help you navigate the appeals process and secure the tax relief you deserve.

I'll take "Talking with Nicole", Ken!

Contact Nicole today to schedule a consultation:
📧 [email protected]

Is inaction costing you? Ready or Not, Allegheny County Property Taxes are About to Change.Allegheny County Council is c...
05/12/2026

Is inaction costing you? Ready or Not, Allegheny County Property Taxes are About to Change.

Allegheny County Council is considering legislation that would mandate a countywide property reassessment in 2028 and every three years thereafter, aiming to address the growing inequities in the current property tax system.

The proposal comes as local governments face budget strain from uneven assessments and a surge in commercial property appeals, particularly in the post-pandemic market.

At the same time, the City of Pittsburgh is pursuing its own effort to force a reassessment through the courts.

Time will tell which one will lead us to what most parties agree is the eventual reassessment in Allegheny County.

Contact our property tax specialist Nicole Amick today at [email protected] to explore your property tax options. She may be able to help you save some money on your taxes.

Upper St. Clair School District’s proposed 3% property tax increase highlights the growing financial strain local school...
05/10/2026

Upper St. Clair School District’s proposed 3% property tax increase highlights the growing financial strain local schools face from rising costs alongside uneven revenue.

Can we solve school funding without fixing our property assessments first?

Upper St. Clair School District’s proposed 3% property tax increase highlights the growing financial strain local schools face from rising costs alongside uneven revenue.

Officials point to factors like Allegheny County’s declining common-level ratio, which continues to distort property values and shift the tax burden unpredictably.

The situation continues to underscore the urgent need for a county-wide reassessment.

READ THE FULL ARTICLE AT THE LINK IN COMMENTS

Contact me today at [email protected] to discuss your property tax situation and how we can help you save money.

Allegheny County Reassessment: When, Not If.Tax offices continue sounding the alarm on property tax deficits across the ...
05/04/2026

Allegheny County Reassessment: When, Not If.

Tax offices continue sounding the alarm on property tax deficits across the County.

The City of Pittsburgh, the largest municipal tax office in the County, has again shared that we essentially keep using various budget band-aids as a temporary solution for a much more serious deficit problem.

The City Controller Rachel Heisler specifically stated, "she doesn’t expect revenue from real estate taxes to fully stabilize until a county-wide reassessment on property values takes place".

A reassessment is desperately needed in Allegheny County, and at this point it seems to be a question of when, not if.

Stay tuned for updates!

Contact me directly at [email protected] if you'd like to discuss your specific property tax strategy and how Flaherty Fardo Rogel & Amick can help.

04/26/2026

Are property assessments always fair?

Spoiler: Nope.

Here's what you need to know about new construction valuations.

In Allegheny County, new builds are often assessed way higher than they should be—sometimes 70 to 95% of the sale price, even when the County’s CLR says otherwise.

Don’t accept that high number without question.

Every property owner has the power to appeal, and in many cases, you could cut your taxes in half.

Contact our property tax specialist Nicole Hauptman Amick today to arrange a consultation to talk about your property tax assessment possibilities.

03/30/2026

Your commercial tenant is gone. Your high tax bill isn’t. 🛑

The "Pizza Hut" phenomenon is funny on the internet, but it’s a financial nightmare for commercial landlords.

With Rite Aid’s recent bankruptcy, Western Pennsylvania is seeing a wave of vacant "pharmacy-shaped" buildings.

When a major tenant like Rite Aid exits, property owners are often left with a building designed for a specific purpose that no longer commands premium rent.

The high-value triple-net leases that once covered the taxes and overhead have vanished overnight.

If you’re a commercial owner holding a lease that expires in the next 12–18 months, you can’t afford to wait for the vacancy to hit.

The time to file your tax appeal and get ahead of the valuation shift is now.

When a major tenant like Rite Aid exits, property owners are often left with a building designed for a specific purpose that no longer commands premium rent.

As Rite Aid vacancies sweep through Allegheny County, owners are realizing that "pennies on the dollar" is the new reality for repurposing these spaces.

If your rental income is about to drop but your assessment is staying high, you have a very strong case—if you act before the deadline.

Contact our property tax specialist Nicole Hauptman Amick today to schedule a free consultation by emailing her at [email protected]

10+ years is long enough. Let’s get Allegheny County assessments back on track.Allegheny County Council heard discussion...
03/28/2026

10+ years is long enough. Let’s get Allegheny County assessments back on track.

Allegheny County Council heard discussion this past Tuesday about a bill that would not only move forward with a County-wide reassessment in 2028, but also require regular reassessments every 3 years moving forward after that.

This type of legislation is long overdue.

The bill was referred to Council's committee on assessment practice for further review.

Here is to hoping that Council Council does not drag their feet on this as everyone else has for the past 10+ years.

Contact our property tax specialist Nicole Hauptman Amick at [email protected] to answer any questions you might have about your specific tax situation and offer suggestions on how we might help you save money.

BREAKING NEWS: Allegheny County Council Pushes For Mandatory 3-Year Reassessment CycleWhile multiple lawsuits slowly wor...
03/26/2026

BREAKING NEWS: Allegheny County Council Pushes For Mandatory 3-Year Reassessment Cycle

While multiple lawsuits slowly work their way through the court system, Allegheny County Council is trying to move forward with forcing a reassessment in Allegheny County.

Legislation that the Council will be discussing a proposal at their meeting tonight that would require regular County-wide reassessments every three years, with the first reassessment scheduled for 2028.

This is a situation we will be closely monitoring - stay tuned!

READ ARTICLE AT LINK IN COMMENTS

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