The Masonry Question Mostly Drops Away
Utah building codes have prohibited new unreinforced masonry construction since the 1970s, and the great majority of housing across Murray, Sandy, South Jordan, West Jordan, Draper, Midvale and Taylorsville went up afterwards.
So the wall that looks fine and is not, which is the central problem in the older city neighbourhoods, is generally not the problem here. Where brick appears it is usually a facing over a timber frame rather than structure. The framework is on our page covering the brick and the exemption.
How Do I Confirm Which I Have?
Which Makes the Tax Question the Live One
The residential exemption removes 45 per cent of fair market value from the taxable amount. That is a proportion, so the higher the value, the more the exemption is worth in dollars and the more losing it costs.
Across much of the south valley values are strong. An owner displaced by a fire here has more at stake in the occupancy test than an owner of a modest house elsewhere in the county, on exactly the same rule.
What Actually Puts It at Risk?
We publish no exemption determinations, assessments or values for individual south valley properties. Each county assessor administers the exemption and will state the position for an address.
The Tenant Route Works Better Here
Because the definition allows a tenant to be the qualifying occupant, a habitable house let year-round to a Utah-domiciled tenant can continue to qualify.
On south valley stock, where a fire is more often partial and the building more often remains lettable after repair, that is a more available option than in the older neighbourhoods where a serious fire tends to take the whole building out of use. It is worth raising with the assessor rather than assuming.
Separate Cities, Separate Permits
Murray, Sandy, South Jordan, West Jordan, Draper, Midvale and Taylorsville are separately incorporated, each running its own building department, while the county assessor handles the exemption across all of them.
So the tax question has one office and the repair question has several. Establishing which city holds the parcel matters for the second, and the county record names it.
Repair Frequently Beats Selling
On strong values with a framed structure that survived, an owner doing the work or a rehabber will beat any cash offer, because they need a smaller margin than we do.
Add an exemption preserved through the year and the case strengthens further. We would rather say that at the start than negotiate toward a figure that was never going to be competitive.
The South Valley in Context
Where the masonry question dominates, see our page about the Avenues and Capitol Hill. Where similar later stock sits further out, see our page for the wider Wasatch Front.
The Sections Behind the South Valley Position
Unreinforced masonry construction has been prohibited in Utah since the 1970s, which is why most stock here sits outside the question. The exemption at section 59-2-103 removes 45 per cent of fair market value, leaving tax payable on 55 per cent.
It was enacted in 1982 and raised to 45 per cent in 1995, requires 183 consecutive days of occupation, and section 59-2-103.5(8) allows 90 days to return a declaration.
South Valley Questions
Is My House Unreinforced Masonry?
Unlikely on post-1970s construction. Brick here is usually a facing over a frame, and the build year is on the county record.
How Much Is the Exemption Worth to Me?
Forty-five per cent of fair market value comes off the taxable amount, so it scales with the house. The assessor can tell you the figures for your parcel.
Will You Buy in Sandy or Draper?
Yes, across the south valley and in any condition, though on strong values with a sound frame we will often tell you repairing is worth more.