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City Attorney

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1. Can the city attorney give me legal advice?

No.  City attorneys represent West Allis as a municipal corporation and cannot give legal advice to any individual.  Find out more about the Role of a City Attorney (link).

2. How can I make a claim for damages against the city?

If you wish to make a claim for damages against the city, you might have to file a claim for damages first.  Before pursuing any legal action, it's not a bad idea to talk to a private attorney who can assist you.

Claims process (link)

3. Can I talk to the city prosecutor?

Yes, there are a number of ways to do that.  

First, double check that your citation lists the West Allis Municipal Court, 11301 W. Lincoln Avenue.  Several courts use the same format for citations and the county or state could be handling your case even if the incident happened in West Allis.

Second, make sure you've got things handled with the municipal judge.  You will need to contact the judge by entering a plea.  If you plead guilty or no contest, the judge will likely resolve the case and determine the outcome.  The prosecutor can handle your case only if you plead "not guilty" to your municipal citation.

If you have pleaded "not guilty" already and wish to discuss your case with the city prosecutor, here are the ways for you to do that:

1. Appear in person at the West Allis Municipal Court for a pre-trial conference on the date that you were assigned by the municipal judge. 
2. Hire an attorney to appear for you at the West Allis Municipal Court for a pre-trial conference on the date that you were assigned by the municipal judge.  Please note that municipal court does not handle criminal cases, so there is no right to an attorney in municipal court.
3. Email the city prosecutor at the following address: muniprosecutor@westalliswi.gov.  Even if you email the city prosecutor, please make sure you still appear at your scheduled pre-trial conference unless the court has given you a new date.  Only the court can adjourn the pre-trial conference and you may be found guilty by default if you do not show up at your scheduled time.

4. What is the difference between a city attorney and a district attorney?

The primary difference is that a city attorney is more like a corporate attorney who does some non-criminal prosecution and a district attorney is a criminal prosecutor who focuses almost exclusively on that work.

A city attorney is the lawyer who represents a city as a corporation in a wide variety of matters.  While some city attorneys prosecute cases in court, those cases are non-criminal and only a portion of the city attorney's responsibilities.  Some city attorneys are full-time employees and others are retained through private law firms, but each city pays for its own attorney regardless of whether the person is an employee or retained counsel.  By statute, city attorneys handle all the "law business" of their cities, so much of what a city attorney does is not necessarily listed in a statute.  Every city should have at least a part-time city attorney, but some larger cities may have full-time deputy and assistant city attorneys as well (for example, West Allis has 4 attorneys).  A city attorney only focuses on that city.

A district attorney is a criminal prosecutor who primarily handles the charging and prosecution of crimes that occur within that district attorney's county.  Each county in the state has its own elected district attorney with the exception of a shared office between Menominee and Shawano County.  A district attorney can also hire deputy and assistant attorneys, but the state employs all district attorneys, deputies, and assistants instead of the county in which they work (with a few exceptions for special prosecutors).  The district attorney has very specialized duties laid out in state law and is responsible for all municipalities in the district attorney's county.  

Click here to visit the Milwaukee County District Attorney's website.  

5. What is the difference between municipal court and circuit court?

The primary difference is that a circuit court handles a wide variety of legal claims made under state law and a municipal court only handles prosecution of local ordinance violations.  

Municipal courts only hear cases in which a city alleges that an individual violated an ordinance.  The primary penalty is a forfeiture, which is just the legal word for a money payment.  Although a municipal judge can order a defendant to serve time in jail for non-payment of a forfeiture, that judge cannot directly order jail time as a penalty.  A municipal court only exists when a city creates one and operates under the rules found in Chapter 800 of the Wisconsin Statutes.  

Circuit courts hear state claims on a wide variety of topics, including contracts, real estate, probate, and criminal cases.  Circuit court judges can order money judgments, fines, jail or prison time, probation, injunctions, and other types of remedies.  Circuit courts exist by the law in our state constitution and the rules are found in Chapter 753 of the Wisconsin Statutes.  

6. Can you settle a landlord-tenant dispute?

It depends on the kind of dispute.

General Crimes - If you wish to report a crime that has occurred in West Allis, please call the West Allis Police Department at (414) 302-8000.

Condition of the Dwelling - If you are a tenant and your dispute is related to the condition of your residence, you may contact the Code Enforcement Department and provide that information.  

Unfair Business Practices - If you are a tenant and you believe your agreement with your landlord is illegal or if your landlord has done something that violates the state rental practices code (PDF), you may contact the state's consumer protection agency by clicking here.  

The city may not be able to assist in other types of disputes.  However, private mediation may be helpful if the landlord and tenant agree.  A company called Mediate Wisconsin specializes in helping to resolve landlord-tenant disputes.

7. Can you settle a neighborhood dispute?

Unless a crime has been committed or there is an ongoing public nuisance, the City cannot use its police power to resolve a neighborhood dispute.  However, as a service to residents, the City offers free mediation for neighbors who want to try to resolve their differences.  Click here for more information.  

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Code Enforcement

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1. What should I do if my contractor did not obtain a permit?

Ultimately, it is the home owner’s or property owner’s responsibility to obtain permits for any work requiring permits. If a contractor does work for you but does not obtain a permit before starting, that is a contract dispute between you and them. The City will not get involved in contract disputes between a home owner and a contractor. The best way to ensure that a permit has been obtained is to ask the contractor to show you the permit or give you the permit number prior to allowing them to start any work on your house. As a home owner or property owner, you are also responsible for any work done by previous owners or contractors without permits. Be sure to check our property file records at City Hall before purchasing any property to know what you are buying. Do not rely on real estate listings, assessment records or other online reporting tools. Only the permit records at City Hall in the Department of Code Enforcement office has the full list of permits that have been issued for a property.

2. Can I do construction work myself or must I hire a licensed contractor?

Being proficient in the construction trades generally requires several years of learning the skills and code requirements related to all aspects of the trade. However, we recognize that some homeowners may be skilled in certain aspects of the construction trades and may want to perform work generally required to be performed by a licensed contractor. You are permitted to obtain a permit and perform building construction work as a home owner of a one- or two-family dwelling who resides at the dwelling. If your project involves electrical or plumbing work, it would typically require a licensed contractor to obtain permits and perform the work. However, a homeowner who resides at the property may be allowed to repair or replace various items around the house on their own, with or without a permit, depending on what the project entails.

3. If I do not need a permit, may I construct my project however I want?

The applicable building, electrical, mechanical, plumbing, and zoning codes still apply to your project, even if no permit is required. The only difference is that you are exempt from obtaining a permit and no inspection will be made. City Hall has copies of all local, state and national codes that govern your project, and these codes are also available through links on this website.

4. Do I need a permit to construct a basement rec-room?

Any habitable space that is created requires a building permit. If you are just painting the basement walls and not constructing new walls or creating rooms, no permit is required. If you create finished space in your basement, keep in mind that a permit is required as well as following several state and local codes. For example, if a basement bedroom is constructed, a second exit (typically an egress window) is required to be installed to the state building code.

5. Do I need a permit to construct a fence and are there any requirements?

Fence permits are not required by the City of West Allis; however certain requirements do need to be followed. Residential property owners may place a fence with a height no greater than six feet up to the property line in the side and rear yards. Fences are not permitted in the required front yard. The “good side” of the fence is required to face out towards your neighbors. Fences are not allowed to project into the vision triangle at the intersection of streets or alleys on residential properties. If you have any questions about fence locations, you can contact the City of West Allis Department of Code Enforcement at (414) 302-8400 or review the Revised Municipal Code, Section 13.31, online or at City Hall.

6. Do I need a permit to re-roof my home?

Re-roofing a house is considered maintenance and does not generally require a permit. However, if structural damage is found on your house, a permit may be required to replace any roof structural members (this does not include the plywood or OSB sheathing that goes down on the roof rafters or trusses). The West Allis municipal code only allows two layers of roofing material on a house, so if you have two layers already, they will have to be removed before installing the new roofing material. The amount of attic ventilation on your house cannot be reduced through a re-roofing project.

7. Do I need a permit to re-side my home?

Re-siding a house is considered maintenance and does not generally require a permit. However, if structural damage is found on your house, a permit may be required to replace any wall structural members (this does not include the plywood or OSB sheathing on the wall).

8. Do I need a permit to construct a storage shed?

A permit is not required for storage sheds 150 square feet or less, however the building and zoning codes still apply to your project. The storage shed must be structurally sound and placed the proper distances from lot lines where applicable. Contact the City of West Allis Code Enforcement Department at (414) 302-8400 or review the Revised Municipal Code, Section 13.23, online or at City Hall.

9. Do I need a permit to replace my water heater?

Yes. Water heaters are not considered fixtures or
appliances. They are pressure vessels that, if installed incorrectly, can cause
serious harm. Gas-fired water heaters must also be properly ventilated to avoid
carbon monoxide poisoning.

10. Do I need a permit to replace my windows?

Window replacement is considered maintenance and does not generally require a permit. However, if you choose to install a different size, or potentially style of window, a permit is required. Habitable rooms in dwellings require a certain amount of natural light and natural ventilation, and there are requirements for egress through a window of certain rooms in an emergency. Reducing the size of a window could affect those requirements. Increasing the size of a window typically will involve structural modifications to the wall to create a larger header over the window, and framing modifications.

11. I want to remodel my kitchen. What permits will I need?

If you are only replacing counter tops and/or cabinets and
not altering the physical space by opening or changing walls, a building permit
is not required. Increasing the size of the room, performing structural
modifications (including removing walls), adding or removing a soffit above the
cabinets or removing/replacing drywall will require a building permit. When
applicable, electrical and plumbing permits will be required for any work
performed, and licensed contractors must typically obtain these permits.

12. I want to replace the light fixtures on the outside of my home. Do I need an electrical permit?

No. Repairs or replacement of lighting fixtures, light
switches, devices or receptacles do not require a permit. CAUTION: All
replacement light fixtures and switches are now required to be grounded for
safety. If you are unfamiliar with how to ground to an existing electrical
system, contact a licensed electrician.

13. My neighbor's yard is a mess. Can the City force them to clean it up?

It will depend on what is making the yard a mess, and if that is a violation of the City’s Property Maintenance Code. You can view the Property Maintenance Code online on the City’s website. If you would like to report a property for a messy yard, broken windows, parking on lawns, abandoned vehicles, general property maintenance, tall grass, excessive weeds, sidewalks that are not shoveled, or a number of other issues, please use the “Report a Concern" system on the main City website.

14. Who is responsible for cleaning snow and ice from fire hydrants?

All properties within 150 feet of fire hydrants are responsible for clearing the hydrant per the West Allis Code of Ordinances 11.12. In an emergency, every second counts. Fire hydrants that are blocked or difficult to access due to snow and/or ice waste first responders' valuable time. Keeping them clear means easier access to water to fight emergencies. 

If you have a fire hydrant within 150 feet of your property, remove ice and snow from the hydrants at least three feet around the hydrant on all sides, and clear a path from the hydrant to the street. 

15. Who is responsible for clearing snow and ice from sidewalks?

Property owners are required to remove and clear any snow or ice from public sidewalks in front of their premises within 24 hours after a snow event or formation of ice. This also includes curb ramps at corners, which should be cleared to a minimum width of three feet including the portion of the street to the plowed area. Fire hydrants should also be cleared by property owners within 150 feet of the hydrants. Learn more by viewing the City's Municipal Code Snow & Ice Removal Section 11.12.

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Communications

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1. How can I suggest an event or program that West Allis Channel should cover?

Please use the contact form. Generally, the event you have in mind should be at least peripherally related to local government or public affairs, and should be of interest to the residents of the City of West Allis as a whole.

2. I have a video that I've produced. How can I get this played on West Allis City Channel?

West Allis City Channel normally does not accept unsolicited programs from outside sources. However, we are always looking for original programming that fits within our mission statement. Please use the contact form and we will determine if the submission is something that can be played on our channel.

3. Which Milwaukee County communities have access to West Allis City Channel?

West Allis City Channel is available throughout West Allis on Time Warner Cable channel 25. We are also available throughout Milwaukee County on AT&T's U-Verse channel 99.

4. Can I hire City Channel Staff to produce a video for me?

Yes, our award-winning Producers may be available for videography and post-production services. For information, please see our Video Production Services page.

5. How can I get a video copy of a meeting or program?

You can purchase a copy of many programs produced by West Allis City Channel such as recent council meetings, special events and original series. Because of third party copyright issues we are not able to make copies of all the programming you see on West Allis City Channel. If the program is available for duplication you can purchase a DVD for $18 plus sales tax. For more information, see our Order a Video page. [Order a video page >>]

6. The program I would like to watch is not scheduled at this time, can I do a viewer's request?

Yes, please use the contact form.

7. What can be on the Community Bulletin Board? Who do I contact?

Please use the contact form.

8. Can I watch City Channel programming online?

Yes, please visit our YouTube channel at www.youtube.com/westalliscitychannel to view our newest videos. We do not currently offer live streaming of our programming over the internet.

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Economic Development

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1. Is my proposed business permitted?

The City's Zoning Code details permitted businesses at locations throughout the city, based on the unique characteristics of each district. In order to confirm if your proposed business is permitted, first confirm the zoning classification of your business location. Then, reference Chapter 12: Zoning and City Planning of the City's Municipal Code to see if your business falls within the Permitted or Special Use category for your location's zoning classification. If your business is within the Permitted category, your business is permitted to operate, based on obtaining occupancy and any required licenses. If your business is a Special Use, the Plan Commission and Common Council will review your proposal for compatibility with the site and neighborhood. A Public Hearing will also be held to gather input from the surrounding neighborhood, and conditions of approval may be required. The typical length of the Special Use process is 45-60 days. If you have any questions regarding Permitted or Special Uses, please contact the Department of Development, City Planning & Zoning Division at (414) 302-8460 or email planning@westalliswi.gov.

2. How do I open a new business in West Allis?

Visit our Economic Development website to explore the steps needed to turn your business dream into a reality.

3. Can you help me find a site for my business?

Yes! Our Economic Development team is here to help. Meet with us to discuss your business needs and we'll help you find the perfect West Allis property to bring your vision to life.

4. Do you offer financing for businesses?

City of West Allis Economic Development administers various loans, grants and other economic development programs in an effort to support and grow the local economy. From large-scale redevelopment to small business investments, we look forward to helping your business reach its goals. Learn more about our programs.

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Fire Department

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1. What requirements are necessary to apply for the position of Firefighter?

The West Allis Fire Department participates in an annual recruitment of new firefighters, typically in the fall of every year. Please check this page periodically to see if we are hiring or fill out this form to be contacted when recruitment is open.

CLASS TITLE:      Fire Fighter

DEFINITION:  This is responsible and specialized work in a semi-military type of organization which requires employees to take orders and perform all assigned duties quickly and effectively.  Regular and predictable attendance is an essential function of this position.

ESSENTIAL DUTIES: Responsible for fire suppression, fire inspection, vehicle and fire station maintenance, hazardous material response, rescue operations and emergency medical services; operates and performs maintenance checks on all fire department vehicles and equipment; responds as a member of a medical team to bring basic or advanced emergency medical care to the citizens of the community; prepares written reports and maintains records under the supervision of a shift commander/shift officer; participates in daily training exercises and classroom lectures; conducts fire inspections in various occupancies in the jurisdiction; performs duties as a fire apparatus driver and motor pump operator, when assigned; performs duties as a certified fire fighter/EMT-D according to criteria and standards set forth by the department, when assigned; responsible for cleanliness of station and maintenance of apparatus, tools, equipment and all other fire department property; conducts demonstrations, tours and public speeches on fire safety, fire prevention CPR, fire extinguishers, smoke detectors, first-aid and other subjects to the public; performs other duties as may be assigned.

ESSENTIAL PHYSICAL REQUIREMENTS: Standing, walking and sitting; stooping, kneeling, crouching and crawling; running, grappling, climbing, balancing, bending and twisting; reaching, feeling, talking and hearing; far and near vision as follows: 20/40 in one eye and 20/200 in other eye, with correction: 20/20 in one eye and 20/40 in other eye (no contact lenses); lifting, carrying, pushing/pulling of 100 lbs. or more; handling, grasping and fingering: fire hose, ladders, performing CPR, utilizing patient lifting devices, etc.

ESSENTIAL KNOWLEDGE AND SKILLS: Major life activities; effective communication, oral and written, with supervisors, peers and public; understanding and following work rules and suggested operating guidelines; read, write, add and subtract; knowledge of national, state and local laws and fire/safety codes; organize, direct and coordinate written and oral reports; skills in report writing, computer usage, driving and two-way radio usage; knowledge of fire protection systems, water supply, building construction, natural and man-made disasters, fire control and extinguishment and combustible and flammable materials; skills in firefighting, emergency medical service at the level of Emergency Medical Technician, fire inspection and public relations.

The descriptions noted above are intended as illustrations of the various types of duties to be performed in this class.  The absence of specific statements of duties does not exclude those tasks from the position if the work is similar, related or a logical assignment of the position.

MINIMUM REQUIREMENTS:

1. Age 18 years and over as of application deadline.
2. High School Diploma or equivalent.
3. WI State Certification Fire Fighter Level 1
4. Current State of WI Emergency Medical Technician license
5. U.S. Citizen
6. Valid, unrestricted WI Driver's license (restrictions do not include eye glasses or lenses, however, contact lenses restricted to NFPA 1500 standard)
7. Applicants must be of excellent health. A thorough medical examination is required by a West Allis Police and Fire Commission-appointed physician prior to appointment, and the decision of the physician is final.
8. Applicant must be a non-user of tobacco products

Note: Applicants who have achieved more than one of the requirements stated in No. 2 will be given preference.

CITY OF WEST ALLIS                                         Developed 5/1984                 Revised 6/1999                     Reviewed 1/2023

2. Is outdoor burning allowed in the City of West Allis?

Open burning is prohibited in the City of West Allis, however, a device for the burning of wood that is equipped with a metal hood and screen that completely encloses the area where wood is burned so as to prevent embers or sparks from exiting the device is allowed. Additionally, such devices shall not be used on porches or decks or within ten (10) feet of a dwelling, garage or other accessory structure; such devices shall not be used between the hours of 11:00 pm and 8:00 am; and such devices shall be tended by a competent person at all times combustion is occurring.

3. Are fireworks allowed in the City of West Allis?

No. "Fireworks" means anything manufactured, processed or packaged for exploding, emitting sparks or combustion. For additional information, please review Chapter 6; Section 6.03 of the West Allis Municipal Code.

4. Are tours of the fire stations allowed?

Yes, but by appointment only.  To schedule a Fire Station tour, please contact Deputy Chief Armando Suarez Del Real at asuarezdelreal@westalliswi.gov 

5. Does the Fire Department offer CPR education?

We do not offer CPR instruction or recertification courses/classes.  Advanced Professional Healthcare Education (APHE) is an American Heart Association authorized training center and provides this type of instruction for a fee.  Please visit their website at https://www.aphed.com

6. Does the Fire Department install child safety seats?

No. The West Allis Fire Department staff is not certified to install child safety seats in private vehicles. If you are a West Allis resident, the West Allis Health Department will be able to assist and can be contacted at 414-302-8600 to schedule an appointment.  To find car and booster safety check locations in your area visit safekidswi.org.  

7. How can I get a copy of a fire, property or ambulance report?

To request a copy of a fire, property or ambulance report, click here. 

8. How do I apply for a permit for plan reviews, tents, fire protection systems, etc?

The Fire Department's required permits are available here:  Fire Permits

9. As a business owner, who can I contact after hours for non-emergent issues?

If you are a West Allis business owner and need to report a non-emergent issue, i.e. sprinkler system or fire alarm system is out of service, please relay your issue by emailing fireafterhours@westalliswi.gov 

10. Does the Fire Department offer free smoke and/or carbon monoxide detectors?

The West Allis Fire Department has a smoke and carbon monoxide detector program that was developed to address the needs of the elderly and low-income residents who own their home within our community. State statute requires that there be one (1) smoke alarm on each level of your home (a 2-story with a basement would require three (3) smoke alarms. A smoke alarm must be located within fifteen (15) feet of a bedroom (a house with bedrooms on one side and the master bedroom on the other would require at least two (2) smoke alarms on that level). Additionally, homeowners with gas appliances must have one (1) carbon monoxide detector per level. These detectors can be purchased at most hardware or department stores. Look for the UL label on the package. This mark indicates that it has been tested and approved by Underwriters Laboratory. Please contact the Fire Department if you own your home and need assistance obtaining a smoke or carbon monoxide detector.

11. Are landlords required to provide smoke alarms, carbon monoxide detectors, and fire extinguishers?

The owner of a residential building needs to provide smoke alarms for his/her property. The owner of a residential building shall install and maintain a functional smoke detector in the basement and at the head of any stairway on each floor level of the building. Also, the owner shall install a functional smoke detector either in each sleeping area of each unit or elsewhere in the unit within 6 feet of each sleeping area and not in a kitchen.

The state legislature lists a variety of requirements for carbon monoxide alarms (CO); in short, carbon monoxide alarms are required if the building and units have fuel-burning appliances. They are required in units, outside of each separate sleeping area in the immediate vicinity of the sleeping rooms. Most furnaces and water heaters are located in the basement, therefore, a CO alarm shall be located in the basement away from the fuel burning unit to prevent a false activation. 

Wisconsin law states that if a detector is not working the landlord shall be notified. Within five days after receipt of notification, the landlord shall provide any maintenance necessary to make the detector operational.

Additionally, the owner of a residential building is not liable for damages resulting from any of the following:

1. A false alarm from a carbon monoxide detector if the carbon monoxide detector was reasonably maintained by the owner of the residential building.

2. The failure of a carbon monoxide detector to operate properly if that failure was the result of tampering with, or removal or destruction of, the carbon monoxide detector by a person other than the owner or the result of a faulty detector that was reasonably maintained by the owner as required. This law is also applicable for smoke alarms as well. 

Lastly, the landlord/owner is responsible for providing fire extinguishers as well. They shall be located in the common areas of the property and in the basement.  

12. How should I recycle/dispose of old smoke alarms?

Please review this Disposal of Smoke Alarms overview for the necessary information.

13. How can I dispose of old fire extinguishers?

Most fire extinguishers found in businesses must be maintained by a certified fire extinguisher company on an annual basis and can be serviced and reused for years, but extinguishers found in your home likely are disposable. 12 years after the date of manufacturing, the bottle of your fire extinguisher needs to be hydrostatically tested. It is likely less expensive, easier, and quicker to buy an entirely new fire extinguisher at your local home improvement store.

Expired extinguishers can be dangerous if put into your recycling cart if they are still under pressure, so please do not place them there. If you need to dispose of your old extinguishers, you can take them outside and release the pressure by spraying the extinguisher. Be advised that this may make a large cloud of dust or vapor, so be mindful of wind speed and direction. The dust may be corrosive to home and auto paint, so make sure you are far away from any vehicles and homes.

Empty canisters can be taken to the West Allis Municipal Yards Drop Off Site for disposal as scrap metal.

If you are not comfortable doing this yourself, you can drop off your old extinguishers at the West Allis Fire Department Administration Building, Monday thru Friday, from 8:30 AM until 4:00 PM and we will dispose of the extinguishers for you. You may also take old fire extinguishers to: Milwaukee Recharging Service 5707 W. Vliet, Milwaukee, 414-774-0772 Accurate Recharge & Fire 5811 N. 96th, Milwaukee 414-464-1870

14. Someone is at my door claiming to be a member of the WAFD. What should I do?

If you are approached by somebody claiming to be a member of the fire department, please ask for identification and note that all fire department employees would be in uniform and would be able to produce an identification card if requested. If you have any doubts as to the identity of a possible fire inspector, call the fire department at 414-302-8903 to verify his/her identity.

15. Does the fire department perform fireplace or chimney inspections?

No, the fire department does not perform chimney or fireplace inspections in residents’ homes. If you are approached by somebody claiming to be a member of the fire department offering these inspections, be suspicious. Please ask for identification and note that all fire department employees would be in uniform and would be able to produce an identification card if requested. If you have any doubts as to the identity of a possible fire inspector, call the fire department at 414-302-8903 to verify his/her identity.

16. Does the Fire Department conduct radon testing?

No, we do not. West Allis-West Milwaukee residents (with ID) can purchase a radon test kit from the West Allis Health Department for $7.  Test kits are also available at hardware stores or a Radon Information Center for around $20. Visit the WI Department of Health Services website for more information.

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Fire Department CPAT

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1. What are the available CPAT testing dates for 2023?

The 2023 CPAT testing process has ended for the season.  Please check back after the first of the year for the 2024 testing dates.

2. Are there other CPAT testing locations?

Yes.  Please see the below list:

National Testing Network

Northcentral Technical College

NIPSTA

3. How do I register for a CPAT Testing Process?

To register for a CPAT testing process, you must submit a correctly completed CPAT registration form. Once you have correctly completed and submitted a CPAT Application, you will receive a confirmation email of your date selection(s). If you do not, then your application was NOT received and you are not registered to attend a CPAT testing process.

4. How much does the CPAT testing process cost?

The CPAT testing process (to include 2 orientations and 2 time trials) is $165.00 payable by cash, cashier’s check or check (made out to:  West Allis Fire Department).  See the Registration and Payment page for additional CPAT payment information.

5. Is the CPAT course conducted indoor or outdoor?

The CPAT testing course is outdoors and orientations, time trials and final test will be conducted in almost any weather except for the following conditions as set forth by the IAFF CPAT Manual:

• Temperature is below 45^o F;

• Heat Index (temperature and humidity) is greater than 95^o F;

• Wind speed higher than 20 MPH;

• There is a measurable amount of rain and/or lightening/thunder.

If an orientation, time trial or test is cancelled due to one of the above weather conditions, participants will be notified via email in as timely a manner as possible.

6. Are CPAT orientations mandatory?

No. CPAT orientations are optional and you can select to attend 1 or 2 as they are not different. However, if you have never participated in a CPAT testing process, it is strongly encouraged to attend at least one of the orientation sessions offered.

7. Are CPAT time trials mandatory?

No. CPAT time trials are optional. However, if a participant successfully passes a time trial, then he/she has successfully passed the CPAT test and will be given a CPAT Certificate of Completion.

8. Does the CPAT testing process include the Ladder Climb Test?

No. At this time, we do not offer the Ladder Climb Test.

9. What are the tested events for CPAT?

There are eight (8) events to successfully pass before receiving a CPAT certification: Stairclimb, Hose Drag, Equipment Carry, Ladder Raise & Extension, Forcible Entry, Search, Rescue and Ceiling Breach and Pull. At this time, we do not provide the ladder climb test. Please see the CPAT Orientation Guide for an overview of each event. CPAT Orientation Guide

10. I am not able to submit the CPAT Application via the "submit by email" button.

After correctly completing the CPAT application, save as a PDF and email it to: bmorawetz@westalliswi.gov or fax it to 414 302 8927 or mail it to 7332 W. National Ave., West Allis, WI 53214 or drop it off at 7332 W. National Ave., West Allis, WI. You will receive a confirmation email of your date selection(s) once it has been received. If you do not, then your CPAT application has NOT been received and you are not registered to attend a CPAT testing process.

11. Will I receive a confirmation regarding my CPAT testing dates?

Yes. Once your completed CPAT application has been received, a confirmation of your date selection(s) and additional information will be sent to you via email. If you do not receive a confirmation, then your CPAT application has NOT been received and you are not registered to attend a CPAT testing process.

12. Do participants receive a CPAT Certificate of Completion?

Yes. CPAT participants who successfully pass a time trial or CPAT test will receive a CPAT Certificate of Completion for their records.

13. Can I just show up the day of a CPAT orientation, time trial or test date?

No. You must be registered and on the participant list in order to attend any of the CPAT testing process elements.

14. Can I pick and choose my orientation, time trial and/or test date?

No. The CPAT testing process is administered in accordance with the specifications and requirements of the IAFF/IAFC CPAT Program (IAFF, second edition). This requires an eight (8) week preparatory period prior to the final CPAT test date to consist of two (2) optional orientations and two (2) optional time trials.

15. Can I bring my children, parent(s) or other individuals to the testing site?

No. The only person allowed in the Fire Station and/or on the CPAT course is the testing participant. We are not able to accommodate additional people in the station other than the testing participant(s) and on-duty staff.

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Fire Watch Protocol

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1. What is a fire watch?

A fire watch consists of:

• Regular patrols by qualified personnel
• Notification to the West Allis Fire Department at 414-302-8900
• Clearly identified, established and verified means of communication to report an emergency and initiate evacuation of the building
• Documentation of the fire watch detail, to include: dates, times, personnel names and signatures of those assigned to the fire watch

2. What is a "qualified" person?

In order to be qualified and designated to be a fire watch, fire watch personnel should be trained annually in the following:

• Evacuation procedures
• Fire awareness and recognition of obvious hazards to life and property
• Fire extinguisher procedures
• Knowledge of the building and the various rooms contained within the building
• Procedures for reporting an emergency
• Use/business specific safety policies and procedures

3. What are the duties of personnel on fire watch?

Personnel providing a fire watch shall perform the following duties:

• Determine at least one means of direct communication with the fire department
• Conduct periodic patrols of the entire facility
• Maintain a log of fire watch activities
• Have a good working knowledge of the fire protection equipment available and be trained in how to use them, including fire extinguishers
• Identify any fire, life safety or property hazards and report them by contacting 9-1-1 and stating the type of emergency and exact location
• If the building is occupied, notify all occupants to evacuate. If the sirens or public address systems are operational, use them to assist with the evacuation of the building
• Personnel performing a fire watch cannot have any other duties other than the fire watch
• Personnel performing the fire watch will not perform any firefighting duties beyond the scope of the ordinary citizen

4. How often do we need to do a fire watch?

Fire watch personnel shall patrol the entire facility every 15 minutes when:

• The facility has people sleeping in it
• The facility is an institutional occupancy
• The facility is an assembly occupancy

5. How often do we need to do a fire watch?

Fire watch personnel shall patrol the entire facility every 15 minutes when:

• The facility has people sleeping in it
• The facility is an institutional occupancy
• The facility is an assembly occupancy

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Home Footer

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1. How do I purchase a night parking permit?

Purchase your permit online here.

2. When will my garbage and recycling be collected?

You can search for your property by tax key or address in our online Property Search to find the day of the week your garbage and/or recycling will be collected. Recycling is collected every other week. See our Document Library for the current collection schedule. Collection may be delayed during holiday weeks. Visit our Trash & Recycling page for detailed collection information,  sign up for email or text message alerts when collection schedules change.

3. How do I pay my water/sewer bill?

There are several options for making payments for utility bills. 1. ONLINE: Go to www.westalliswi.gov/payutilitybill to use a credit card or checking account to pay utility bill. Create an account online for additional options including auto pay. 2. AUTO PAY: Payments are drawn directly from a checking account on due date. Create an account online at www.westalliswi.gov/payutilitybill to register for auto pay. 3. BY PHONE: Credit cards are accepted by calling 855-288-0678 or online at www.westallsiwi.gov/payutilitybill. A convenience fee of $3.50 is added for each transaction up to $400. Multiple transactions can be made using this payment method. 4. MAIL: Send payments to City of West Allis, P.O. Box 14248, West Allis, WI 53214-0248. Include bill payment stub or statement with payment. Make checks payable to "The City of West Allis. 5. IN PERSON: Payments are accepted at Tri City National Bank locations in the City of West Allis or at City Hall. Go to www.tcnb.com for locations and hours. City Hall Treasurer's Office is located at 7525 West Greenfield Avenue. The main entrance is on the south side of the building. City Hall is open Monday through Friday from 8:00 am to 5:00 pm. After hours, drop payments in the locked drop box near the main entrance to City Hall.

Pay water bill online

4. Is my proposed business permitted?

The City's Zoning Code details permitted businesses at locations throughout the city, based on the unique characteristics of each district. In order to confirm if your proposed business is permitted, first confirm the zoning classification of your business location. Then, reference Chapter 12: Zoning and City Planning of the City's Municipal Code to see if your business falls within the Permitted or Special Use category for your location's zoning classification. If your business is within the Permitted category, your business is permitted to operate, based on obtaining occupancy and any required licenses. If your business is a Special Use, the Plan Commission and Common Council will review your proposal for compatibility with the site and neighborhood. A Public Hearing will also be held to gather input from the surrounding neighborhood, and conditions of approval may be required. The typical length of the Special Use process is 45-60 days. If you have any questions regarding Permitted or Special Uses, please contact Planning & Zoning at planning@westalliswi.gov. 

5. Where do I apply for a driveway permit?

Come in to the Engineering Department on the 2nd Floor of City Hall or call 414-302-8360 for more information.

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Library - Adult Library

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1. Can I reserve a computer?

The Internet computers are first come, first serve but the word processing computers can be reserved ahead of time. Please call the Information Desk at (414) 302-8500.

2. How do I know what my CountyCat PIN is?

To set your PIN in CountyCat type in your library card number and hit Submit. If it does not let you create a PIN you already have one. The default PIN is your eight digit birthdate (MM/DD/YYYY). If this doesn’t work and you have an email address registered to your library account you can have your PIN emailed to you. Otherwise, please call the Information Desk at (414) 8500 and we can reset it for you.

3. How much does it cost to print?

The first five pages per day are free. Any further pages are ten cents each.

4. Does the library have wireless?

We have wireless throughout the building.

5. Does the library have a typewriter?

No. The library does not have a typewriter.

6. Does the library have study rooms?

There are two study rooms, one accommodating up to two people and the other up to eight. These rooms cannot be reserved ahead of time and can be used for ninety minutes at a time or longer if no else asks for them. Patrons do not need to have a library card.

7. What word processing programs does the library have?

The library has Microsoft Office 2010, including Word, Excel, Access, and Publisher. These programs are installed on all library computers.

8. Does the library have a public fax machine or scanner?

Faxing is available and staff at the Checkout desk will help those needing to fax. When faxing to a local number, the cost is $1.50 for the first page, and $1.00 for each additional page. When faxing to a long distance number the cost is $2.00 for the first page and $1.00 for each additional page.
Scanning is also available, patrons may scan images to a USB flash drive. Scanning is a free service.

9. Can the library proctor a test for me?

Yes. Please contact Emily Rutter, Adult Services Librarian at (414) 302-8500 or emily.rutter@mcfls.org.

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Library - Childrens

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1. May adults use the computers in the Children's Department?

Computer use for adults is available on a walk-in basis only if the computer is not being used by a child. Adults must relinquish use if a child requests to use the workstation. Patrons are allowed one two-hour session per day.

2. Do the Internet computers in the Children’s Department have filters?

The computers have CyberPatrol installed, an Internet web filter, to control browsing on these computers.

3. May children use the library cards of other family members?

Library cards are not transferable. Others may not use your card unless you are present.

4. How do children get their own library cards?

A child must be accompanied by a parent or guardian. The parent or guardian needs to show two forms of identification, one of which has a current address. There is no age limit but the child must be able to sign his or her first and last name on the library card.

5. Where are story times held?

Story times are held in the Children's Department story room located on the second floor of the West Allis Public library.

6. Do children’s programs cost money?

All children's programs are free to Milwaukee County residents.

7. How many items may I check out on my library card?

Patrons are allowed to have a maximum total of 100 items (of all types) checked out at one time.
Books are not limited up to 100 items. We recommend that you check out only what you can manage.
DVDs and VHS are limited to five children and five adult per visit
CDs are limited to ten per visit
CD-ROMS are limited to two per visit
Audio Books and Kits are limited to five per visit
Magazines are limited to ten per visit

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Library - Reference

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1. What if I am having problems accessing one of the library’s databases?

To access all databases from home you will need a library card. Some databases are paid for by the West Allis Public Library and you will need a West Allis library card to access them remotely. If you would like to switch to a West Allis library card so you can use our databases, please see the circulation desk.

2. Does the library have Ancestry?

Yes. It is only available in the library.

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Library - Teens

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1. Who can use the teen space?

The Teen Space is intended for Milwaukee County teens, ages 12-18 or those students in grades 6-12. The seating and tables are reserved for the patrons in this age group. Adults and younger patrons who are working with teens in the space are welcome to stay, however adults and younger patrons not with teens may be asked to leave if teens are using the space.

2. What if I want to look for books?

Everyone is welcome to browse the teen collection of books. We just ask that those patrons over the age 18 or under the age of 12 look at the book, and take a seat somewhere else in the library. There is plenty of seating around the teen space for those who want to browse the teen book collection who are not teens.

3. Who can use the computers in the teen space?

The six computers in the teen space are for teens, ages 12-18. They are linked to a library card, so if you are younger than 12 or older than 18 it will not let you log on. If you are younger than 12, there are computers upstairs in theYouth Department, and if you are older than 18 there are computers in the Adult Department for you to use.

4. Why did you make me leave the library last week?

There are certain rules we ask everyone to follow in the library, and it is no different for the teen space. There is an official policy that you can read but in simpler terms, if you are disruptive, or doing something wrong we will ask you to leave. Most of the time you will be given three warnings before we ask you to go, however sometimes we will just ask you to leave. You are always welcome to come back the next day!

5. Why are the books in the Teen Space called YA in the catalog?

In the library world, the terms “Young Adult” and “Teen” are used pretty
interchangeably. The books have always been part of Young Adult or YA at West Allis. When it came time to name the new space for those books, plus all the seating, we thought Teen Space was a good name. It’s just a matter of the library using two different names that mean the same thing.

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Parking

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1. How do I purchase a night parking permit?

Purchase your permit online here.

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Permits

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1. Where do I obtain a road dumpster permit?

Street Occupancy and Dumpster Permit applications are now being filled through the West Allis OpenGov portal.  Street Occupancy and Dumpster Permits can be obtained by completing the online form.

Occupancy and Dumpster Permit

2. Who do I call to obtain a block party permit?

  Information regarding special event permits (block party permits) is available here. Apply for a special event permit here.

3. Where do I apply for a driveway permit?

Private driveway approach applications are now being filled through the West Allis OpenGov Portal.  Permits to construct a new driveway approach, as well as replace or widen an existing approach, can be obtained by completing the online form.

Driveway Approach Application

4. Where can I obtain a parking permit for a City-owned lot?

Day Time Parking Permits are now being filled through the West Allis OpenGov Portal.  Commuter impacted/day time parking permits can be obtained by completing the online form.

Day Time Parking Permits

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Planning

Show All Answers

1. What can I use my property for? What is my property zoned for?

To determine what you can use your property for, you first need to find your zoning district. 

1. Open the City's online zoning map.
2. Type in your property's address and click search.
3. The map will take you to the property. Click the property on the map.
4. Either look in the pop-up window to see the property's zoning district or click the blue legend icon on the bottom of the map and compare the colors to identify the property's zoning district. 

Now that you know your zoning district, you can check what uses are allowed in that district. 

1. Open the zoning code's Principal Use Table in Sec. 19.32.
2. Identify the property's zoning district on the table's top row.
3. Scroll through the table and review what uses are allowed in your district's column. If the cell is blank, the use is not allowed. 
4. If you are unsure what a specific use's name means, review the definitions in Sec. 19.16.

2. How do I use the zoning code?

1. Identify your property's zoning district. 
   • Search the City's online zoning map for your property. 
   • A summary of the zoning districts can be found in section 19.2 Districts.
   • Visit our FAQ page for help.
2. Identify what your property can be used for in section 19.3 Uses. 
   • Review the table in section 19.32 Principal Uses to determine which primary uses are allowed in your district. Any necessary conditions that must be met for a Limited Use may be found in section 19.33. Any necessary conditions that must be met for a Conditional Use may be found in section 19.34. 
   • Review the table in section 19.35 Accessory Uses to determine which secondary uses are allowed in your district. Any necessary conditions that must be met for an Accessory Use may be found in section 19.36.
3. Identify how you can build on your property in section 19.4 Structures.
   • Review the table in section 19.41 Structure Size and Location to determine the buildable space, density, and lot size rules for your district.
   • For residential properties, review the table in section 19.42 Residential Accessory Structures to determine how Accessory Dwelling Units, garages, and other accessory structures can be built. 
   • Review the table in section 19.43 Structures in Yards to determine which part of your yard different structures can be built.
4. Identify how many parking spaces may be provided on your property in section 19.44 Vehicle Parking.

3. What is a Conditional or Limited Use? What do zoning use classifications mean?

If a use is allowed in a zoning district, it may be allowed in several different ways. The City of West Allis classifies how uses are allowed in 3 ways:

Term	Definition
Permitted Use	A use that is allowed without any specified conditions
Limited Use	A use that is allowed upon meeting all conditions specified in the code
Conditional Use	A use that is allowed upon meeting all conditions specified in the code and those imposed by the Common Council

Conditions for Limited Uses can be found in Sec. 19.33. Conditions for Conditional Uses can be found in Sec. 19.34.

4. How do I get my sign approved?

Most signs require a sign permit in the City of West Allis. Signs do not require a permit if they are less than 6 sq. ft. and are not illuminated or if they are window signs that meet the requirements found in 13.21(18).

To get your sign approved, apply for a sign permit through the City's online Sign Permit Application. 

The application will be reviewed to ensure it meets the City's Sign Code. These rules specify the number, size, design, location, and construction standards for signs. Please reference the Sign Review & Approval, section of our web site for detailed guidelines. Contact planning@westalliswi.gov with additional questions.

5. What is zoning? What are zoning districts?

Zoning is the way that cities determine what land can be used for.

To do this, cities divide land into zoning districts. Each zoning district has a different set of rules. These rules determine what uses are allowed and how the land can be built upon. 

The City of West Allis has 3 main types of zoning districts: residential, commercial, and industrial. In total, there are 13 unique zoning districts:

Zoning Districts
Residential Districts
RA-1	Intended for neighborhoods with primarily detached dwellings on large lots
RA-2	Intended for neighborhoods with primarily detached dwellings on moderate sized lots
RA-3	Intended for neighborhoods with primarily detached dwellings on small lots
RB	Intended for traditional neighborhoods with a diverse array of housing types on small lots
RC	Intended for dense, multi-unit housing development in areas throughout the city
Commercial Districts
C-1	Intended for the city's historic pedestrian-oriented downtown shopping district
C-2	Intended for a mix of uses in close proximity to residential areas that are compatible with the neighborhood scale
C-3	Intended for commercial development serving the broader community's daily needs
C-4	Intended for large-scale, automobile-oriented commercial development serving the needs of the regional population
Industrial Districts
I-1	Intended for lower-intensity industrial uses in closer proximity to residential and commercial uses
I-2	Intended for higher-intensity industrial uses that should be separated from residential and commercial uses
Other Districts
P	Intended to provide areas for open space, recreation, and preservation of natural resources
SF	Intended for State Fair grounds

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Planning - FSS Program

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1. I’m not in Section 8 Housing yet. Can I join the Family Self-Sufficiency (FSS) program?

No, you must have a Section 8 voucher before you can join our FSS program.

2. Is the FSS program required?

No, the program is completely voluntary. However, it is highly encouraged, especially if you want you and/or your family to be financially self-sufficient and on the way to financial independence.

3. Will I lose my housing assistance if I do graduate from FSS?

No. The goal of the FSS program is to help you reach self-sufficiency and to be successful through employment and other financial choices; however, graduation requires only that you complete your own goals and be suitably employed. If you are far enough along the path to self-sufficiency by the time you graduate from FSS, you may be earning enough money that you will no longer be eligible for Section 8; that’s a great thing for you! If you graduate from FSS but still meet the income guidelines, you will continue to receive your housing assistance.

4. How do I get started with FSS?

Want to learn more? Fill out the Family Self Sufficiency Program interest form.

5. How does the FSS Program work?

The FSS Program is a cooperative program that provides support and assistance to your family for up to 5 years. The head of household enters into an agreement with the FSS program, which identifies the family's employment goals. It outlines the activities and services required to achieve these goals. Regular contact with us is essential and will provide opportunities to problem-solve obstacles before they arise. An FSS Coordinator will support you, take an interest in your future, and will refer you to public agencies and resources available. They will assist you in achieving your objectives. 

Gradually, as you accomplish increased degrees of self-sufficiency by working and earning more, your portion of rent may go up. Another advantage to the FSS Program is that as this happens, we will establish an escrow account that will be awarded to you when you've successfully completed FFS. This account automatically saves for you and could be a boost in reaching any goals or personal endeavors you may have. You can even join the FSS Program if you are presently working or are in school. You are not required to be on any public assistance other than the Housing Choice Voucher Program in order to qualify.

6. Why join the FSS Program?

Joining the program could be the key to your family's success. It is designed to assist families just like yours. People join the FSS Program to learn work skills and improve their ability to get and maintain employment. Our Family Self-Sufficiency clients make impressive progress towards self-support.

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Property Assessment

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1. What does an Assessor Do?

The assessor is a City employee or contractor that is Certified and regulated by the Wisconsin Department of Revenue whose job it is to discover, describe and assess all taxable real and personal property in West Allis in a fair, equitable and uniform manner.

The assessor is not involved in the collection of property taxes.

2. What are property taxes for?

Under State law, the City’s job is to assign an assessment to each property in a Uniform and Equitable way so that the burden of property tax will be divided fairly between all property owners. Although you pay your annual tax bill to the West Allis Treasurer’s office, the City does not keep most of the money you pay on tax day. In most years, around 2/3rds of each tax bill is passed on to other public entities.

Each autumn six different public entities develop and approve a budget for the upcoming year. Each “taxing authority” must decide what services they will provide in the coming year and how much money they will need to provide those services.

Once these budgets are approved, a “rate of tax” is calculated that will generate the tax dollars needed to meet each approved budget. Your total property tax is then calculated by multiplying the tax rate by your assessment.

West Allis property owners contribute tax dollars to meet the annual budget demands of 6 taxing authorities; the State of Wisconsin, Milwaukee County, the City of West Allis, the West Allis-West Milwaukee School District, the Metropolitan Milwaukee Sewerage District and Milwaukee Area Technical College.

3. What do the terms on the tax bill mean?

Assessed Value: An estimate of value that is assigned to taxable property by the assessor for purposes of taxation. The assessment is almost always out of date, but to be fair must be “in-line” with similar properties. The Assessed Value is used to calculate the tax bill each December.
Estimated Fair Market Value: A measure of overall market appreciation or depreciation in a community since the last citywide revaluation, it estimates how a property’s value might have changed over that time, based on a statistical analysis of the sales prices of residential, commercial, industrial and manufacturing property during the last year.
Tax Base: The total assessed value of all taxable properties located in West Allis.
Tax Levy: The total amount of property tax money that a taxing unit (such as the schools, city, county, etc.) needs to raise to provide services.
Tax Rate: The tax levy divided by the tax base. It is often expressed in terms of dollars per thousand. The tax rate is multiplied by the assessed value to determine the amount of tax that each property must pay. Also called the Mill Rate.

4. What is a Revaluation?

Revaluations are performed periodically to assure that the burden of tax is distributed equitably and uniformly among property owners. State law requires municipalities to adjust assessments if a majority of market sale prices are more than 10% above or below the assessment. The Wisconsin Department of Revenue-Equalization Bureau monitors sales activity statewide and notifies each community if their assessments should be adjusted.

A Revaluation is a thorough review of assessed values throughout the City, when it is clear that open-market, arms-length real estate prices have increased or decreased enough to require that the assessments be adjusted to keep in step. During the Revaluation process, all assessed values are examined and adjustments are made where necessary to "catch-up" with market trends.

In Wisconsin, assessments are simply “snapshot” estimates of value whose chief purpose is to divide the burden of tax evenly and fairly between all properties in a community. Because they are only snapshots and may not be updated for several years, they ARE NOT good estimates of a property’s value TODAY.

As described by Chapter 70 of the Wisconsin statutes and the Wisconsin Property Assessment Manual, property assessments are calculated “en masse” or “as-a-group” in a process called Mass Appraisal. This mass appraisal process is based on analysis of Sale Prices, Construction Costs and Rents over a period of time.

Over time, there are high sales and low sales, but the assessor looks for the range of sale prices which is most common for each type of property to derive assessed values. It is important to remember that the assessor may only react to what happens in the market.

By design, Mass Appraisal does not address day-to-day fluctuations, but rather attempts to “smooth out” short-term variability by looking at the market over a period of years to understand how markets change overall.

This approach is very different from that used by private appraisers, who must rely on a few up-to-the-minute sales to satisfy risk-averse lenders, and may yield widely different results.

5. What is a “valid” or Market Sale?

A “valid” sale is one that can be used to estimate what other buyers would pay for other properties, because both the buyer and seller were typically motivated, well informed and previously unconnected. These are factors that must be true for real give and take negotiations to take place.

Market value is defined as the amount a typical, well-informed purchaser would be willing to pay for a property. The seller and buyer must be unrelated, the seller must be willing, but not under pressure to sell, and the buyer must be willing, but not under any obligation to buy. The property must be on the market for a reasonable length of time, the payment must be in cash or its equivalent, and the financing must be typical for that type of property.

An appraiser must determine if the price paid for a property is a price most typical, well informed and unpressured buyers would have paid for a property before using it to help estimate what other “open-market, arms-length buyers and sellers would agree to.

6. How do I know if my assessment is fair?

First, you should make sure that our permanent records describe your property accurately.

Secondly, you should compare the actual assessment of properties similar to your own. To know if your assessment is fair and equitable, you must first determine if your property is bearing its fair share of the tax burden. Make a list of properties like your own in your area, and check their assessments periodically to make sure that they are in line with each other.

The amount of money you pay on your property tax bill should be about the same as your neighbors with similar homes around the City. The local assessor’s job is to make sure that happens in order that the burden of tax is evenly spread out according to the relative value of each property.

According to the Wisconsin Legislature, for instance, if you’re comparing Milwaukee Bungalows, the one in the best neighborhood with the best condition should have the highest tax burden and the one in the least desirable neighborhood in the worst condition should pay the least. All the other Milwaukee Bungalows should be between these extremes in order of best to poorest. As long as your home seems to be in line, your share of the total tax levy should be fair.

Finally, you should make sure that your assessment is based on actual sales prices of similar properties at the time we performed our last “market-adjusted” Citywide Revaluation. This can be done by looking at sale prices of similar homes or buildings in comparable parts of the City. Sales and assessment information is available in our office and open to the public for review during regular office hours and also on the City website.

You may also choose to contact a private contract appraiser or real estate salesperson to estimate the probable selling price of your property if sold now. However, keep in mind that the job of the Assessor is not to determine what your house is worth today. It is instead to divide the burden of tax fairly and equitably between similar properties using historical sales trends as a basis, an understanding of market activity over time is necessary.

7. I have recently built a new home. Will cost to build my property be considered when my assessment is calculated?

The cost to build your property is in many ways a unique figure, but it may shed light on the replacement cost of your property if it has been built recently. However, it should be said that it may or may not reflect the current market value of your property. It is one of several approaches that are considered when an assessment is assigned to your property.

8. The Estimated Fair Market Value shown on my tax bill is more than I think my house is worth, what do I do?

Contrary to common sense, the Estimated Fair Market Value (EFMV) shown on your tax bill WAS NEVER meant to be an actual estimate of your home’s value to buyers in the real estate market today.

In fact, neither the assessment ratio nor the EFMV appeared on tax bills before 1987; it was considered to be unnecessary since the tax due is calculated using just the assessment and the tax rate (Mil rate).

In1987 the State Legislature had decided to bring property assessments all around the State to some common level of assessment to protect the idea that taxation must be Uniform under our Constitution. The change they enacted to accomplish this was to require that total assessments in a community could be no more than 10% above or below market levels overall.

Prior to that change, assessments in every town, village or city were different and could be any fraction of the overall market level depending on where you went across the State. It was not uncommon to find nearby communities whose assessments were 25%, 38%, 57% or 82% of their actual market levels.

The assessment ratio on the tax bill was included as a way to show taxpayers that their Towns, Villages and Cities were adjusting assessments periodically to keep up with real estate market changes. The EFMV was added as well as a misguided attempt to help taxpayers decide if their assessment was on the right track.

The EFMV is calculated simply by dividing the assessment by the assessment ratio. The assessment ratio is an overall comparison of the market sale prices of all properties that sold the previous year with their assessment at the time of sale to see how far apart they are. This comparison gives us an idea of how the overall market had changed over that time, but unfortunately not much about a single home.

The Assessment ratio is calculated by the Department of Revenue by statistically mashing up the sales prices of all the property that sold in a municipality, including residential, commercial and industrial parcels, even though these kinds of properties perform very differently from each other. It is then compared to the assessed value of these properties to find the ratio between the two.

At the end of the day, the EFMV and assessment ratio are meant to help City and State officials know when a market-adjusted Citywide Revaluation is necessary rather than anything specific about any individual property.

9. Does the location of my property influence its value?

The City is divided into neighborhoods that have similar characteristics and are considered to be comparable. These “neighborhood groups” share similar advantages and deficiencies. Also, we carefully account for unusual detrimental conditions that affect only certain properties, but do not influence the majority in the area. This means that we try to recognize the differences between neighborhoods so that even though you may not be seeing sales on your block, we can use homes that sell in similar neighborhoods to see what those on your block would probably sell for.

10. If after discussing my assessment with the Assessor’s office staff I still think the assessment is not correct, what should I do?

You should arrange to appear before the Board of Review to offer sworn testimony and other evidence supporting an alternative estimate of value.
The City Clerk's office will provide you with two forms approved by the Department of Revenue to complete, sign and return. The “Intent to Object to Property Assessment” form and “Property Assessment Objection” form. Both forms must be timely filed to preserve your standing to request a hearing.
The City Clerk’s office will then schedule a time for the Board of Review to hear your testimony and develop a ruling.
According to State Statute, the Board of Review must meet annually within 30 days of the second Monday in May. It is too late to file an objection when you receive your tax bill in December.
Paying your taxes under protest does not constitute an assessment objection. You must have met with the Assessor’s office to discuss your assessment prior to timely filing the required forms to preserve your right to appear before the Board of Review.

11. What happens if you review my property after I buy it or take out a building permit; if you discover something that isn’t on your records, will my assessment increase?

Upon an inspection, a property's assessment will increase to reflect that the property itself was better than our records indicated. It will decrease if the property is worse than our records describe, or stay the same if we find that our records accurately describe the property.

12. Can my assessment change in the years between citywide revaluations?

The only time a property assessment typically changes between revaluations is when we become aware that the owner of the property has made improvements that resulted in the property becoming more desirable than houses of similar age and style. If our record of the home did not reflect these improvements, even if they occurred in the past, a correction will be made to reflect the home as it is now.
Alternatively, if a desirable feature is removed, like a garage, deck or central air conditioner, the home may be less desirable and the record should be corrected to reflect that change as well. These “nuts and bolts” kinds of changes can affect both your assessment and your tax burden along the way.
We may review a property record for many reasons, including a citywide “records review’ program or as a result of a recent building permit or sale of the property to a new owner. In such a review, market conditions are not taken into consideration.

13. Can the assessment on my property be changed even if the assessor has not been inside my property?

Unless your property has been substantially altered without permits, the assessor’s office permanent file is considered to be an accurate record of your home. A concise version of this record is available online for your review and contains a complete physical description, photo, footprint and other relevant information for each property.
All together there are about 17,600 residential and 1,700 commercial property records. Over time, we continually update these records based on information gathered when a property sells, from building permits or construction plans or upon actual inspection.
While West Allis has determined that it would not be cost effective to conduct a city-wide interior inspection program, a representative sample of all types of properties are inspected on an annual basis for the purposes of sale review, construction permit checks and review requests.
Citizens can also request a review of their property record. If appropriate, the property record will be updated based on the results of an Interior Review inspection. Record updates can result in either an increase or a decrease in the assessed value, depending on how the property compares to our record at the time of the inspection.

14. How can my assessment change when I haven't done anything to my property?

General economic conditions in a community affect the value of real estate located there. In times of high demand, property values increase more rapidly and when buyers are scarce property values may rise slowly or even fall. The forces of supply & demand work continuously to affect prices in a free market.
Other factors such as changing interest or inflation rates and property tax laws will influence the value of real estate as well.
Periodically, the local assessor must adhere to State guidelines and “adjust” assessments in each community to “catch-up” with all of these changes. This catch-up period is an attempt to “reset” assessments in the City to reflect recent market changes and is called a Citywide Revaluation.

15. Will I be notified if there is a change in my assessment?

In the Spring of each year, a Notice of Change of Assessment will be mailed to all property owners whose assessment has changed from the previous year, prior to the annual Board of Review.
This change could have resulted from a Citywide revaluation or from a change in the physical nature of the property such as an improvement or demolition.
Each year, the Tax Bill and Assessment Notice will be mailed to the mailing address on record.

16. I just purchased my home for less (or more) than the assessed value. Will you change my assessment to match my sale price?

No, we don’t automatically change assessments to the sale price. The reason is that a single sale does not tell us much about what the overall market might think of your house. For that information, we need to look at all of the market sales over an extended period of time.

The Wisconsin Property Assessment Manual does not allow us to adjust a single property assessment to “come into line” with a recent sale price, whether it is higher or lower than the current assessment, unless we are also adjusting all properties in the City at the same time to “come into line” with changing market conditions overall during a Revaluation.

At that time, we adjust all assessments to “catch-up” with market changes since the last Revaluation and to correct any “valuation shifts” that may have developed in the market during that time. (e.g. In some market periods, a Cape Cod home will sell for more than a Bungalow of the same size and location, but at other times this trend reverses itself, and the Bungalow will sell for more).

If your assessment changes after you have purchased it and it isn’t a revaluation year, it is because we have corrected our record as to what is in your home-not for the market when your home was purchased.

Our first obligation under the law is to split up the burden of tax between all of the property owners in a Uniform and Equitable way, where each property is asked to bear a proportional share of the total tax burden. In other words, the law requires us to ensure that similar homes have similar tax bills using the Assessment (estimated market value) as a guide.

17. The family across the street was foreclosed on by the bank who sold their home for a lot less than the assessed value; isn't that proof my assessment should be lowered?

Assessments are almost never lowered due to sales of foreclosed homes. Foreclosed properties are being marketed by lenders who have seized them for non-payment and under pressure to dispose of the property as soon as possible to meet Federal restrictions on Banks owning real estate. This “duress” frequently results in heavy discounts and short marketing times.

While there have been more foreclosure-related sales since 2008 than any time during the past 20 years, foreclosure sales have always been part of the market. In this downturn, Wisconsin has fared better than most states as real estate values adjust to the economic climate.

Just as foreclosure-related sales are frequently not an indicator of market value when values are rising, they are not necessarily an indicator of value in a declining market and are not normally considered by the assessor when determining the market value of property in a community. However, if many discounted properties are available to buyers in a given market, all other properties must reduce their prices to compete. In this way market sales prices are negatively influenced by the presence of discount properties in a market.

In fact, Wisconsin law, appraisal standards, and Wisconsin courts, require very specific criteria for a sale to be considered as a reliable indicator of market value.

Two of the most important of these criteria are whether the sale occurred under duress (such as a forced sale) and whether the property had adequate market exposure. For example, a property that sells two weeks after it is listed may have sold quickly because it was under-priced. This may be an indication of a duress situation, requiring closer review by the assessor, to verify whether it was an arm’s length transaction. In most cases, looking at non-foreclosure sales is the most reliable way to gauge what is actually happening with neighborhood values.

There are times when the majority of homes that are selling in your neighborhood tend to be around the same price as foreclosure-related sales. In this case, they may represent a reasonable picture of market value

18. If market values do go down, doesn’t that mean our taxes should decrease along with them?

This is a common misconception. The only way individual property taxes go down is if the amount of money your County Board, Common Council, Public and Technical School Boards or Sewerage District Board spends to run the government each year is decreased.

Even if everyone’s assessment were to decrease as a group because the overall real estate market had declined, if elected Council and Board members do not lower spending, or if they increase it, the Mill Rate (Tax Rate) would have to go up so that at tax bill time they would collect the total amount of money they agreed to spend when they first planned the budget.

However, if the value of your home decreases more than your neighbors because it is in worse condition than most or you tear something down, your share of the tax burden may lessen.

19. What if I think my assessment might not be Correct?

Gather some information to help you to decide!

Please be aware that we can only discuss your assessed value, not your tax bill or the amount of taxes the Common Council spends. It is the responsibility of your elected and appointed officials to decide how much money to collect in each year’s tax levy, including the Common Council, the School Board, the County Board, State Legislature, Metro Milwaukee Sewerage District and MATC.

The Assessor is responsible under State statute to divide the burden of tax equitably in each community.

First, you should make sure that our permanent records describe your property accurately.

Secondly, you should make sure that your assessment is in line with homes similar to yours in neighborhoods like yours.

Finally, you should make sure that your assessment is based on actual sales prices of similar properties at the time we performed our last “market-adjusted” Citywide Revaluation.

Both assessments and sales are available on the City of West Allis website (Google “West Allis Assessor”) or in the Assessor’s office at City Hall.

If this research does not clear things up for you, the next step would be to schedule an appointment to meet with a staff appraiser during the “Open Book” period identified on your assessment notice to discuss your assessment. Bring along any evidence you’ve gathered and/or a copy of a recent professional appraisal if you have one.

If after your meeting with a staff appraiser you want to appeal your assessment before the Board of Review, you may verbally present your evidence to them as sworn testimony and answer any questions they may have.

To request a hearing, you should obtain and complete an assessment objection packet from the City Clerk to schedule a date to testify. Once the packet is submitted, the Clerk’s office will schedule an appointment for you to appear to offer verbal testimony before the Board of Review.

The Board is made up of five citizens who are knowledgeable about the real estate market, appointed by the Mayor and confirmed by the Common Council. It is the Board’s duty to hear verbal testimony and examine supplementary evidence presented by both the taxpayer and the Assessor’s office and to determine if the Assessment is in error and should be overturned.

20. Why am I paying taxes on an assessment that's higher than my property is worth?

Property owners know their assessment is used to calculate their December tax bill. What many taxpayers find confusing is that the assessment is only one part of the equation for computing the property tax. The other variable used to compute property taxes is the tax levy.

The Tax Levy represents the total amount of money needed to fund the budgets each year approved by the elected or appointed boards that run the different levels of government in Wisconsin. In West Allis, that includes the city, the school board, the county, the state, the sewerage district and the technical college.

The burden of tax created by the passage of the annual budgets for each of these entities must be met by the tax levy or the total amount of money collected each year. These taxes must be apportioned among property owners according to the percentage of ownership they have in the total property of the municipality.

The most important job of the assessor is to distribute the burden of tax in an equitable way between similar properties. The way that this is accomplished is to set the assessments of similar properties at similar levels using open-market, arms-length sales prices as periodic benchmarks.

If assessments are 10% above market values the tax burden will be the same as it would be if assessments were 10% below market levels. This is because whether assessments are high or low, the budget approved by elected and appointed officials will be met because the mil-rate will be adjusted to arrive at the same result.

The most important thing is not that an assessment is exactly at market level all the time, but instead that each assessment is in line with similar properties.

21. How does the assessor value property?

Wisconsin Law requires that property assessed values be based on fair market value. This is accomplished when we do a citywide revaluation. Estimating the market value of your property in West Allis is a matter of determining the price a typical buyer would pay for it in its present condition. Some factors the assessor considers are: what similar properties are selling for, what it would cost to replace your property, the rent it may earn, and any other factors that affect value. It is important to remember that the assessor does not create this value, but rather interprets what is happening in the market place.

22. I have a refinance appraisal – Will you change my assessment to the appraiser’s value?

We will be pleased to review any professionally prepared appraisal completed within the past year.
Upon examination, it is common to find substantial appraisal errors and a wide disparity between the few comparable sales used and estimated value selected on one hand & all the other available comparable sales and the value they support on the other.

Please keep in mind that our first obligation is to make sure that similar homes have similar assessments in order to preserve basic tax fairness. Also, in the interest of fairness, we cannot adjust an assessment based solely on a private appraisal without review.

We recognize that not all appraisals are performed for the same purpose or carried out in the same way. Assessments are performed for the purpose of ensuring tax fairness while a Refinance or Mortgage appraisal is performed to reassure the lender that the loan amount is within a certain range of acceptable risk. In contrast, estimating the cost to replace a building in the case of fire is the only concern of an Insurance company.

While we find that Comparable Market Analysis prepared by Realtors often ignore fundamental appraisal principles, we will be pleased to review any professionally prepared market analysis completed within the past year.

Each of these appraisal purposes may conclude that a different value is appropriate for the same property on the same day.

23. Why do assessors avoid considering foreclosure or estate sales when calculating assessments?

First and foremost, since assessments need to be equitable and fair, we do not change an assessment to match any single sales price, even if it is an open-market, arms-length sale.

Assessments are based on “typical and usual” prices for each type of property, and a single “non-market” sale doesn’t tell us much about that. To find the typical market price range, we need to look only at open-market, arms-length sales over time.

To help determine which prices are “typical and usual” prices, the Wisconsin Legislature and Court system have developed a test to make sure that we do not consider non-market sales in our analysis. They recognized that certain property sales occur under unique or unusual circumstances and are therefore not good indicators of what the open market is doing.

According to their test, you can identify an open-market, arms-length sale if:

1. No personal, business or other relationship exists between the buyer and seller. This is known as the “arms-length rule”. (if you already know each other, there is a high likelihood that you were willing to make a deal which was not available to others)

2. Both buyer and seller came to the deal freely and were not under any undue compulsion or duress to act. This is known as the “no pressure rule”. (Includes foreclosure, sudden job change, divorce, death of owner or the need to liquidate assets fast to get cash, etc.)

3. Both the buyer and seller know what “going prices” are and can negotiate with full knowledge of current market conditions and are acting in their own best interests. This is known as the “market knowledge rule”

4. The property was marketed for sale in a typical way for a typical period of time in an open-market. If it takes 10 months to sell a Cape Cod that is priced right in the current market, 6 months at a high price is not typical. This is known as the “equal exposure rule”.

5. Payment is in cash or its equivalent in typical market terms. Sale price should be free from special, creative or unusual financing arrangements or concessions for any interested party. Unusual financing terms have a dramatic “non-market” effect on sale price because all buyers do not have access to similar financing considerations. Therefore the price cannot be considered to be typical of the market. This is known as the “market-finance rule”.

All open-market, arms-length sales are considered together, along with property income and construction cost data if needed, to determine the range of values that will be assigned to individual properties as their assessments.

In this way, we try never to use just one sale (either high or low) to determine assessed value. This “normalizing” process does often result in assessments being different than recent sale prices, but it is an important step since the law requires us to make sure that similar properties have similar assessments.

24. What will happen to my assessment if I improve my property?

Generally speaking, improvements that make your home more appealing to potential buyers will result in an increased willingness to pay more for the property than they otherwise would.

If buyers are willing to pay more for your property after the improvements are complete, the assessment must be adjusted to match the new category of “nicer” homes you now compare well to.

Improvements that typically will increase the market value of your home include an increase to the living area, new or expanded garage, substantial modernization of kitchens or baths, central air conditioning, fireplaces, or extensive remodeling among others.

25. Will my assessment go up if I repair my property?

Good maintenance will help retain the market value of your property and prevent it from depreciating beyond the normal rate as properties age.

Generally, your assessment will not be increased in West Allis for individual minor repairs however a group of individual yet complimentary repairs could result in an increased market value placing your home into a higher category of “nicer homes”.

Repairs that tend to maintain your market value rather than to increase it include repairing concrete walks and driveways, replacing gutters and downspouts, replacing hot water heater, repairing or replacing a roof, repairing porches and steps, repairing original siding, patching or repairing interior walls or ceilings, exterior painting, replacing electrical fixtures, replacing furnace, exterior awnings and shutters, replacing screens, storm windows and doors, or exterior landscaping including lawns, shrubbery, trees, flowers and driveways of any kind.

26. How does my assessment affect taxes?

The assessment is one-third of the information used to calculate your tax bill. The other two-thirds are the Tax-Rate and the Tax Levy.

Your Assessment and the overall Tax-Rate move together like they are on a teeter-totter, staying in balance in order to equal the total amount of taxes your elected officials voted to spend (Tax Levy).

If the Levy stays the same and all Assessments go up, the Tax-Rate will GO DOWN to compensate.

If the Levy stays the same and all Assessments go down, the Tax-Rate will GO UP to compensate.

If they vote to increase the Total Tax Levy, everybody’s taxes go up to compensate.

In a Revaluation, if your assessment changes about the same percentage as everybody else, your taxes should not change any more than they did the year before, as long as spending has not gone up dramatically.

There are 6 taxing authorities that approve a budget each year that together become the Tax Levy:
Common Council, School Board, MATC Board, MMSD Board, County Board & State Legislature

Over time, just as the price of gas, groceries, electricity and insurance goes up, so do the costs of picking up trash, educating our kids, cleaning our water and running our jails.

27. Do the market values of all properties change at the same rate and over the same time frame?

Significant differences exist between individual properties and the neighborhoods where they are located. In particular areas of the City, sales prices may change dramatically over a short period of time. In other areas, any increase may not be significant.

Different styles of property in a single neighborhood may also experience variation in sale prices. For example, a single-story house may be in high demand while two-story houses may lag on the market or vice-versa. In addition, older homes in the same area may be rising in value more slowly than newer homes.

Generally, commercial and industrial properties do not appreciate at the same rate as single family residential homes. There are numerous factors to be considered in West Allis, which will cause each property's values to differ. Some of the factors that can affect value are location, condition, size, quality, number of baths, basement finish, garages and many others.

28. What happens after the Board of Review makes its decision?

Upon the conclusion of the testimony portion of the Board of Review hearing, the Board will consider the evidence and provide a ruling to the Clerk by Roll Call vote. At that time the Board may provide a written notice of the Board’s decision to you or such notice will be mailed to you at the soonest available opportunity.

If you do not agree with the Board of Review's determination, the notice will contain information on how you may appeal the Board's decision.

29. What is the Board of Review?

The Board of Review is made up of 5 citizens appointed by the Mayor and confirmed by the Common Council. It is the Board's duty to hear verbal testimony presented by the taxpayer, the assessor’s office and other expert witnesses. Cross-examination may occur by the Board or by parties in attendance.

The Board’s responsibility is to consider the evidence presented to determine whether the assessment calculated by the Assessor is incorrect.

State law places the burden of proof on the property owner under 70.47(8)(i) to demonstrate through sworn testimony that the assessor’s value is not correct. Under law, the Assessor’s value is presumed to be correct. The objector must clearly demonstrate that the assessor’s value is in error; a simple demonstration that other potential values are reasonable is not sufficient.

Only relevant verbal testimony given at the hearing will be considered by the Board. Stating that property taxes are too high is not considered relevant testimony. Exhibits may also be entered into evidence to support any verbal testimony that is provided.

30. What is the Board of Review and what evidence do I need to present during a hearing?

The Board of Review (BOR) organized according to 70.46 of the Wisconsin Statutes is a panel of 5 citizens appointed by the Mayor.

The BOR has sole authority to change assessments after the Assessment Roll is sealed.
A hearing before the BOR is the only local appeal available to property owners. Further appeals may occur in Circuit Court or directly to the Department of Revenue.

State law places the burden of proof on the property owner under 70.47(8)(i) to demonstrate through sworn testimony that the assessor’s value is not correct. Under law, the Assessor’s value is presumed to be correct. The objector must clearly demonstrate that the assessor’s value is in error; a simple demonstration that other potential values are reasonable is not sufficient.

Only relevant verbal testimony given at the hearing will be considered by the Board. Stating that property taxes are too high is not considered relevant testimony. Exhibits may also be entered into evidence to support any verbal testimony that is provided.

You should establish in your own mind what you think your property is worth. The best evidence for this would be recent sales prices for properties similar to yours. The closer in proximity and similarity, the better the evidence. Another type of evidence is oral testimony from a witness who has made a recent appraisal of your property.

31. I have heard that property values have gone down dramatically all across the Country recently, how does West Allis compare?

Even though this is a historically slow time in the housing market and we’ve seen the volume of home sales decrease dramatically with a resulting increase in the average amount of time it takes to sell an average home, we have not seen overall sale prices decrease in West Allis beyond the norm. We have seen a number of some open-market, arms-length sales for less than our current assessment, as well as an occasional market sale over our current assessment.

The presence of a historically high number of properties for sale under duress due to foreclosure has drawn down the sales prices of homes not in foreclosure. The economic principle of substitution indicates that a well-informed buyer will not pay more for a property than would be paid for a reasonably similar replacement property.

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Refuse & Recycling

Show All Answers

1. When will my trash and recycling be collected?

You can search for your property by tax key or address in our online Property Search to find the day of the week your trash and/or recycling will be collected. Recycling is collected every other week. See our Document Library for the current collection schedule. Collection may be delayed during holiday weeks. Check the website for any collection schedule changes or sign up for email or text message alerts when collection schedules change.

2. What do I do with leaves and yard waste?

The State of Wisconsin has banned yard waste such as leaves, weeds, flowers, vines and other non-fruit or vegetable matter from being collected and disposed of with household trash. Yard waste can be disposed of in several ways. First, start a backyard compost pile. Second, yard waste materials may be placed in the curb-line of the street in 2023 from April 23 to May 14 and October 1 through the week of November 19.  In 2024 collection dates are April 21 to May 12 and September 29 through the week of November 17.

• Remove pots and soil from potted plants before placing them in the curb-line. 
• Rake the yard waste into the street along the curb-line forming a long, low pile.
• If there is no curb on your street, place yard waste along the roadway in a long, low pile. 
• Wet the yard waste to keep it from blowing. 
• When parking on the street be mindful of leaf pile locations and allow a 15 foot clearance.
• Yard waste cannot be collected from drainage ditches, alleys, ash boxes, or large piles in your yard or driveway, or between the walk and curb. 
• Do not place yard waste in refuse containers for collection. 
• Do not burn your yard waste. This is a fire hazard to your neighborhood, your home and City equipment.
• Do not mix brush, woody plants, grass, or other debris in your yard waste piles.

What about pine cones, apples, acorns/nuts, "whirly birds" from maple trees?

• These materials are considered "fruit" from a tree and can go in either the garbage OR your yard waste pile.
• For ease of collection and to prevent clogging storm drains it is preferred that the material is bagged and placed in the garbage.

You may also bring your yard waste to one of the West Allis drop-off sites for disposal without charge. View drop-off site locations and hours.

3. Can I recycle appliances?

Large appliances such as washers, dryers, water heaters, freezers, refrigerators, etc, are not collected by the City. Property owners may contact a private hauler and arrange for a collection (see our appliance webpage for a list of appliance haulers). Televisions and small appliances can be dropped off at the Municipal Yard as part of the electronics collection program (see e-cycling webpage for more information about electronics collection).  Fees may apply for some items.

4. How do I recycle batteries?

Alkaline (Single Use) Batteries (Not Accepted) These are not accepted at the West Allis Municipal Yard. Never put these batteries in your recycling cart. Single-use batteries (A, AA, AAA, C, D, etc.) can be thrown out in your regular garbage or can be recycled for a fee through a variety of mail-in programs or local retail drop-offs. Recycling these batteries through mail-in or retail drop off programs can recover steel and zinc.  

5. Where can I purchase a garbage cart?

Garbage carts are available for purchase from the City of West Allis by calling (414) 302-8800 weekdays between the hours of 7:00 a.m. and 3:30 p.m. or online. Carts are available in 96 gallon sizes and cost $58. Prices are subject to change. See our Document Library for garbage containment guidelines.

6. Where can I purchase a recycling cart?

Recycling carts are available for purchase from the City of West Allis by calling (414) 302-8800 weekdays between the hours of 7:00 a.m. and 3:30 p.m. or online. Carts are available in 96 gallon sizes and cost $65. Prices are subject to change. See our Document Library for recycling guidelines.

7. How should I prepare brush and branches for collection?

Brush is defined as branches from trees and trimmings from bushes. Residents should place brush at the curb on the scheduled recycling collection day. Large pieces of brush, up to five feet in length, should be bundled and stacked parallel between the sidewalk and the curb, not in the street. Small pieces of brush must be contained in boxes or cans marked "BRUSH" and the address called in to ensure collection. Do not use plastic bags to contain the brush. Brush in excess of 1 cubic yard and/or longer than five feet will require a special pickup and will incur an additional charge.

8. When will brush be collected?

Brush collection is concluded for 2023.  In 2024, the City will provide every other week collection of small amounts of resident-generated brush, up to 1 cubic yard, on the scheduled recycling pick-up day between June 3 (red week) and October 4 (black week). View the current collection schedule to find out if your property is a red or black week. No brush collection will be made during the 2024 holiday weeks of July 1 and Sept. 2.

9. How do I recycle computers and other electronics?

The City of West Allis has an ecycling program to accept electronics such as computer parts and televisions. This program is ONLY for one to four family residential properties in West Allis. Certain items may have a fee. See the ecycling drop-off program information on our ecycling webpage.

10. Can I include construction and demolition debris in my garbage?

Construction debris generated by a contractor will not be collected or disposed of by the City. Residential construction debris in small quantities, 1 cubic yard or less, when properly prepared, contained, and located, will be taken each week with the regular trash collection from residential properties containing three or less living units. Quantities between 1 and 8 cubic yards may be disposed of with a permit at the Municipal Yard for a fee or by paying a fee for special pickup. The City will not collect or offer permits for the disposal of owner-generated demolition material in excess of 8 cubic yards.

11. What should I do with my grass clippings?

The State of Wisconsin has banned grass clippings from being disposed of with household refuse. The City of West Allis does not collect grass clippings and they are not accepted at the City’s drop-off sites. Grass clippings should be left on the lawn after mowing or added to a compost pile. Grass cannot be raked or allowed to blow into the street where it can clog the storm sewers and contaminate run-off water.

12. Do you pick up furniture and other household debris?

One large bulky furniture item weighing less than 150 pounds will be taken on the regular garbage collection day from residential properties when located at the point of collection (i.e. alley edge or curbside, wherever garbage is regularly collected). Amounts up to 1 cubic yard of household debris will also be taken with the regular garbage collection when placed in a container and located at the alley edge or curbside. Quantities of household debris in excess of 1 cubic yard will require arrangements for a special pickup and additional fees. Large, heavy pieces of furniture requiring additional staff and mechanical collection will be subject to a minimum charge of $50.00 to offset staff and equipment charges. The City does not provide bulk household debris collections from commercial properties, multifamily properties containing four or more living units, or mixed-use buildings.

13. What should I do with household hazardous waste?

Many common household items require special disposal. These products may be hazardous if used, stored, or disposed of improperly, causing fire, injuries and/or groundwater contamination. These items include used motor oil, gasoline, transmission fluid, antifreeze, oil-based paint, stain and paint remover, solvent-based cleaners, oven cleaner, pool and photo chemicals, pesticides, mothballs, batteries and compact fluorescent light bulbs. Some of these items may be accepted at the City drop-off sites, others must be taken to a hazardous waste disposal location. Please see the comprehensive list of collection guidelines for more detailed information. For additional questions about hazardous waste disposal, call MMSD at (414) 225-2066 or visit the MMSD web site.

14. How should I dispose of light bulbs?

Compact fluorescent (spiral) bulbs should not be disposed of in your trash and are not accepted by the City of West Allis. Contact Elliott Ace, Menards or Home Depot or take to a Household Hazardous Collection site. View MMSD website for locations here. Fluorescent (tube) bulbs may be placed in your trash (wrap in newspaper), for residential pickup only, no business/commercial pickups.

15. How do I dispose of unused or expired prescription drugs?

The West Allis Police Department has a 24/7 drop-off site at 11301 W Lincoln Avenue. This drop-off site is funded by the West Allis-West Milwaukee Community Coalition. Items that are ACCEPTED include: prescription and over the counter medications, vitamins, medication samples, pet medications, inhalers and liquid medication in a leak proof container. Items that are NOT ACCEPTED include: illegal drugs, thermometers, bloody and infectious waste, hydrogen peroxide, aerosol cans, household waste, creams, ointments and personal care products. The process is simple. Just bring in accepted items and place them in the drop box located in the lobby. The items do not have to be removed from their bottle or packaging. Needles and syringes are not accepted at the WAPD drop-off site. See the FAQ on Sharps for how to dispose of needles and syringes. [West Allis City Channel video >>]

16. How should I dispose of sharps/needles?

"Sharps" include medical needles, syringes, lancets (finger stick devices) and other sharp medical instruments. State Law and Municipal Ordinance make it illegal to throw your used needles, syringes, and lancets out with refuse or recyclables. Unsafe disposal can result in serious diseases through accidental needle sticks. See our sharps disposal webpage for more information about how to dispose of your sharps.

17. What can I recycle in West Allis?

The following should be placed in your recycling cart: aluminum and steel (clean, empty and rinsed) - aerosol cans, cans, clean foil and foil trays; glass (clean, empty and rinsed) - bottles, jugs and jars; plastic (clean, empty and rinsed) - bottles and containers #1, 2, 3, 4, 5, 6, and 7; paper - junk mail, bags, magazines, newspaper, office paper, and phone books; cardboard - cereal boxes, food boxes, shipping/moving boxes and paper rolls. These items are not accepted for recycling: batteries, broken glass, bubble wrap, ceramics, dishes, electronics, garbage, hazardous waste, light bulbs, mirrors, motor oil, paint cans, plastic bags, Styrofoam, syringes/medical waste or yard waste.

18. Does the City offer free mulch?

Mulch, which is ground up tree branches, is available on a self-serve basis at the City’s Morgan Avenue drop-off site (on S 116 Street, south of W Morgan Avenue). Bring your own shovel and container.

19. Where and when can I drop off recycling?

Recycling can be dropped off at the Municipal Yard Drop-Off Site, 6300 W McGeoch Avenue. [More information and hours >>]

20. How should I dispose of plastic bags and plastic film packaging?

Plastic bags and plastic film packaging may be placed in your trash but the preferred method of disposal is to recycle these items. Visit Plastic Film Recycling for more information about how to dispose of items such as produce bags, dry cleaning bags, and the wrap around paper towels, toilet paper and diapers.

21. How do I get rid of old mattresses?

There is no charge for mattresses up to full size and for box springs.  These items can be placed for pick-up with your regular trash.  Mattresses queen size and larger will be subject to a fee.

22. How do I dispose of Halloween pumpkins and jack o lanterns?

First, remove all candles or decorations from pumpkins and jack o lanterns before disposal. You may bag pumpkins or jack o lanterns and dispose of in your City garbage cart or place them with yard waste piles for collection during the fall yard waste collection period.   In order to curb rodent activity, the preferred method of disposal would in your City garbage cart.

23. How do I get rid of my Christmas tree after the holidays?

After removing all decorations, live Christmas trees may be placed where trash is collected (in the alley if you have alley collection, or at the curb if you do not have an alley). Please do not place trees in the street.

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Road, Sidewalk & Alley Construction

Show All Answers

1. What do I do if I get an overnight parking ticket while there is construction on my street or alley?

If a resident receives a parking ticket while there is no access to the street or alley, please contact the construction inspector or drop the ticket off at the City of West Allis' Engineering Department (2nd Floor - City Hall).

2. How Do I Use the City's File Transfer Protocol (FTP) Server?

To use the server to download plans and specifications:

1. Navigate to our FTP site.
2. If using Internet Explorer 10 or higher, the site is best viewed in Compatiblity Mode.
2. Enter as a "guest"
3. Click on Engineering

From there, click on the year of the contract and then the specific contract.

3. How do I determine if I'm in the Floodplain?

Come to the City of West Allis' Engineering Department (City Hall - 2nd Floor) and talk to an Engineer or call the Engineering Department at 414-302-8360

4. What do I do if I have questions about my Special Assessment?

Call the Special Assessment Clerk in the Engineering Department at 414-302-8368

5. Where do I find information on Bus Stop Locations?

Call the Engineering Department at 414-302-8360 or go to Milwaukee County's Website

6. Who do I contact about the location of utilities in the street?

Call the Engineering Department at 414-302-8360

7. How do I get a map of the City?

Come to the Engineering Department on the 2nd Floor of City Hall or call 414-302-8360

8. Who do I contact for information on parking restrictions?

Call the Engineering Department at 414-302-8360

9. Who do I contact regarding public hearings for streets, sidewalks and alleys?

Call the Engineering Department at 414-302-8360

10. Where do I find information on sewer or water main design?

Call the Engineering Department at 414-302-8360

11. Who do you contact if you have questions or concerns about traffic problems or traffic signals?

Call the Engineering Department at 414-302-8360

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Tax Bills

Show All Answers

1. Where can I find information on my 2021 Taxes?

Information on 2021 Personal Property Tax and 2021 Real Estate Tax Information can be found on the Treasurer’s Office webpage. You can also pay your taxes online from the Treasure’s Office webpage.

2. Where can I find my tax bill online?

Use our Tax Records Portal to search for your property by address, parcel tax key number or tax account ID. After finding your property, you can view the most recent tax billing and payment information. 

[Online Property Search >>]

3. When will I receive my tax bill?

Tax bills are mailed out on or before the 3rd Monday in December, usually by December 15th. The mailing of tax bills is for your convenience. According to Wisconsin Statutes, Section 74.09(6), failure to receive a bill does not exempt any property owner from paying penalties and interest in the event of late payment. [Tax bill dates page >>]

4. Are my taxes paid?

We process all payments as quickly as possible. When payment by mail or in our depository box is processed, we will return your receipted tax bill or a receipt in the stamped self-addressed envelope that you provide. You may also verify payment by checking the West Allis web site OnlineProperty Search site. Search for your address, tax key number or tax account ID, then select the Pay taxes option or button.The total payments and balance due will be displayed, with the date of the most recent data update. Our web site is updated nightly, but payments make take a few days to be applied to your account depending on how the payment was made. [Online Property Search site >>]

5. What type of payments do you accept for taxes?

Checks, cash and money orders are accepted at City Hall, 7525 West Greenfield Avenue, West Allis, WI 53214. Please add your phone number to checks so we may call if we have a question or issue with your payment. West Allis area Tri City National Banks will accept cash and check payments only through January 31st. Checks should be made out to “City of West Allis.” We cannot accept checks made out to City of Milwaukee. Credit card and e-check options are available, and there is more information in the FAQ about credit cards and checks in this list.

6. Do you accept credit cards and e-checks?

Allow 3 business days before a due date. Your payments are not recorded until the funds are credited. You may pay by credit card or e-check on our website Property Search. After searching for your address, select the option or button to pay taxes. Select the e-check or credit card option. You will need to enter the nine digit tax ID with the leading zeros to identify the property for a credit or debit card. You may also make a credit card tax payment by phone, (855)-288-0677. Fees to the processor of 2.5% apply for credit and debit cards. No fees are charged for e-checks. Online Property Search site>>]

7. I did not receive a tax bill, why not?

If you are a new owner, you may not have received a tax bill because our information is based on what Milwaukee County Register of Deeds sends to our Assessor’s office. We generally have all recorded changes from the County through October. To find out how much you owe – you may check our online Property Search site to look up owner information, contact the seller of the property to determine if they received the tax bill, or contact our office. [Online Property Search site >>]

8. Do you send my tax bill to the mortgage company?

No, we only send tax bills to the owner on record. We provide tax payment information to mortgage companies as requested, but no tax bills will be sent to them. You may view the current owner information on a parcel in our online property search. [Online Property Search site >>]

9. I moved into my home a few months ago. Am I responsible for the current property taxes?

The owner of the property is responsible for the taxes. If you purchased a home a few months ago and that property was in existence as of January 1st, you are responsible for the taxes for the full year. Please check your closing papers to find out how the taxes were handled. (Usually taxes are pro-rated at the time of closing. They may have been deducted from the sales price as a credit to you.)

10. My mortgage company made the escrow check payable to the City of West Allis and to me. Do you need my signature?

Yes, in order to process your payment the check must be endorsed by all payees. If more than one payee is listed, every payee listed must endorse the escrow check. Please avoid delays in processing and possible delinquency, by remembering to sign your check.

11. My check from escrow is more than my taxes, what do I do?

To receive an immediate refund, make your payment at one of the West Allis area Tri City National Bank locations. With proper identification, they will issue you a cashier’s check immediately. (You do not need to have a Tri City National Bank account.) If you make your tax payment at City Hall, the refund will be processed through our Finance department and a check will be issued in three to four weeks. Cash refunds of $25 or less may be given, subject to availability.

12. May I apply my escrow check to the first installment of my tax bill only and receive an overpayment refund, if the check is more than the first installment amount?

No. An escrow check must be applied in full to your tax bill. If the escrow check exceeds the full amount due, an overpayment refund will be issued.

13. Do you honor postmarks?

Yes, if all the following criteria are met: it is mailed to the City of West Allis in a properly addressed envelope, it is postmarked before midnight of the last date prescribed for making the payment with postage prepaid, and it is received by the proper official not more than 5 days after the prescribed date for making the payment. December 31st is not a due date and; therefore, to ensure a receipt dated in December, payments by mail must be received in our office on or before December 31st.

14. I paid my taxes with a personal check, when can I expect it to clear my bank?

We process payments as quickly as possible. Please allow one week for your check to clear your account. If more than one week has passed and your check has not cleared your account, please contact the Treasurer's office.

15. Did you receive my property tax payment from my mortgage company?

We process payments as quickly as possible. To verify if a payment has been received please check the City of West Allis online Property Search to look up your tax bill and payment information. The total payments, balance due and date of last payment are all shown. Our website payment information is updated nightly. [Online Property Search site >>]

16. My mortgage company said that a check was cut on a certain date, but my receipt says otherwise?

Some mortgage companies send escrow checks to a third party tax service before sending them to the City. We process checks as quickly as possible; generally the same day we receive them. Please call your mortgage company to verify timely payments. Your receipt will reflect the date that the payment was received by the Treasurer's Office, not the date on the check.

17. I would like to pay on the installment plan. What are the due dates?

The installment dates are: January 31st, March 31st, and May 31st. The amounts listed on your tax bill are the minimums due by those dates; you may pay more or earlier than the dates listed, but those minimums must be paid by those dates. Any payment not made by its due date will result in delinquency of the entire unpaid principal balance and forfeiture of the installment option. All delinquent tax will accumulate interest and penalty charges from February 1st at 1½ % per month, regardless of when it becomes delinquent. [Tax bill dates page >>]

18. Will I receive a reminder notice for the 2nd and 3rd installments?

No, reminder notices will not be sent by the Treasurer’s Office. Please mark reminders on your calendar at least a week before the due dates of January 31st, March 31st and May 31st.

19. If I pay on the installment plan, may I pay the first installment by January 31st and the remaining installments in May?

No, you must follow the installment amounts listed on your tax bill. The amounts listed are the minimums due by those dates, you may pay more or earlier than the dates listed, but those minimums must be paid by those dates. Any payment not made by its due date will result in delinquency of the entire unpaid principal balance and forfeiture of the installment option. All delinquent tax will accumulate interest and penalty charges from February 1st at 1½ % per month, regardless of when it becomes delinquent.

20. I have paid 90% of my tax bill before January 31st, and have a small balance remaining. When do I have to pay the balance?

If by January 31st, you have paid equal to or more than the total of your January and March installment, you do have the option of paying the remaining balance by May 31st.

21. I do not have the money to pay my taxes. What can I do?

If you cannot pay your tax bill in full it is best to pay as much as you can and as soon as you can. All delinquent tax accumulates interest and penalty charges from February 1st at 1½ % per month on the entire unpaid principal balance. Therefore, any payments made will help reduce the amount of interest and penalty accrued. We will only be able to accept payments through the last business day in July when all delinquent real estate taxes will be turned over to Milwaukee County for collection.

22. What is the first dollar credit?

Every taxable parcel in the state of Wisconsin qualifies for the First Dollar Credit provided that parcel contains a real property improvement. This includes business, commercial and private property. This credit should be automatically applied to all qualifying properties. If the property tax bill has an amount shown in the “Assessed Value Improvements” boxes, then that property should receive the credit. Unlike the Lottery and Gaming Credit, the property does not need to be the primary residence of the owner and an owner may receive the credit on more than one property. A personal property improvement is not a qualifier for this credit.

23. Where do I look on my tax bill to see if I received the lottery credit?

The middle section of your tax bill lists the Net Tax. The amount of your Lottery and Gaming credit is shown at the bottom of the Net Tax column. If no amount is shown, you did not receive the lottery credit.

24. I did not receive the lottery credit, why not?

Those who qualify are owners of a home in Wisconsin who use the home as their primary residence on January 1st (Certification Date) of the year in which property taxes are levied. Primary residence is defined as the home where an individual lives more than six months of the year. If you did not previously complete a Lottery and Gaming Credit Application or you do not qualify for the credit, no Lottery Credit was applied to your current property tax bill. If you are eligible for the Lottery Credit and did not receive it, please complete an application form, available from the Wisconsin Department of Revenue website. We must receive the completed form by January 31st in order to apply the credit to your current property tax bill. [WI Department of Revenue Lottery Credit forms >>]

25. How do I apply for the lottery credit?

If you are eligible for the Lottery Credit and did not receive it, please complete an application form, which is available on the Wisconsin Department of Revenue Lottery Credit website. Return the completed for to the City of West Allis Treasurer's Office, not the County Treasurer as directed on the Wisconsin Department of Revenue site. We must receive the completed form by January 31, 2017 in order to apply the credit to your 2016 property tax bill. [WI Department of Revenue Lottery Credit forms >>]

26. I live in a brand new home or condominium and did not receive a tax bill, why not?

The current tax bills are based on what is on the property as of January 1st. In many cases, on January 1st your property was land only and part of one large parcel. The builder may be responsible for payment depending upon your sales contract.

27. I have delinquent water bill charges on my tax bill; I paid these charges already so why are they on my tax bill?

If your payment was not received by the Finance department by November 15th, the delinquent water plus 10% penalty was placed on the tax roll. In this case, you are responsible to pay that amount to prevent your property tax bill from becoming delinquent. If you made the utility payment by November 15th, please call the Finance department at (414) 302-8245 to verify that your payment was received and applied as a credit to your account.

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Water Utility Billing

Show All Answers

1. How do I pay my water/sewer bill?

There are several options for making payments for utility bills. 

1. ONLINE: Go to www.westalliswi.gov/payutilitybill to use a credit card or checking account to pay utility bill. A convenience fee of $2.99 will be added for all credit card transactions.  There is no fee for eCheck payments. 
2. AUTO PAY: Payments are drawn directly from a checking account on due date. Create an account online at www.westalliswi.gov/payutilitybill to setup automatic payments. NOTE:  Auto Pay drafts will be effective with the next billing cycle. Please make a payment for any balances due with another payment method.
3. MAIL: Send payments to City of West Allis, P.O. Box 14248, West Allis, WI 53214-0248. Include bill payment stub or statement with payment. Make checks payable to "The City of West Allis.
4. IN PERSON: Payments are accepted at Tri City National Bank locations in the City of West Allis or at City Hall. Go to www.tcnb.com for locations and hours. City Hall Treasurer's Office is located at 7525 W Greenfield Avenue. The main entrance is on the south side of the building. City Hall is open Monday through Friday from 11:30 am to 4:30 pm. After hours, drop payments in the locked drop box near the main entrance to City Hall.

Pay water bill online

2. I am moving/selling my house, how do I close out my account?

If you are moving out or selling your property, you may request a final billing statement for the utility account. The City does not perform final meter readings for utility bills. The property owner, tenant, or agent should provide the final meter readings if a final billing statement is required as part of the closing process. Obtaining a Final Reading Statement is the most accurate way to pay your final utility bill. It protects all parties involved from erroneous estimations. Utility bills are created quarterly and sent out the month after the quarterly billing period ends. 

Obtaining a final statement is easy! 

• Start by getting meter readings. The numbers are read left to right like an odometer on a car. Provide all numbers in white and black including preceding zeros. 
  • The first reading is off the meter located in the basement or utility area. 
  • The second reading is off the register on the outside of the property. Registers are located on an outside wall of the property near the meter. If the numbers are missing or blacked out, then this reading is not needed. Call the Water Utility at 414-302-8245 three days prior to moving out or closing. 
• After the utility receives the meter readings, a final statement is prepared for charges through the move out or closing date. The statement can be sent by email, fax, mail, or picked up at the Treasurer’s office at City Hall. 
• If selling, your realtor should tell you if you need a paid receipt at closing or if an email or fax is sufficient. Paid receipts are issued at the Treasurer’s office at City Hall after payment is made by cash or check. If you need help locating the meter or register, then call 414-302-8245 so we can walk you through the process and help you locate the devices. Please call for assistance well in advance to ensure you are able to get the readings three days before moving out or closing. 
• Requests for final billing statements can be made online at www.westalliswi.gov/finalbill or by calling (414) 302-8245 Monday through Friday from 7:00 am until 3:30 pm.

Final Meter Reading Instructions

3. How do I update the name, address, phone number, and/or email on my account?

If you would like to have the name changed on your bill, go to the City website and fill out the water utility account update at www.westalliswi.gov/account. Otherwise, call (414) 302-8830 Monday-Friday, 7:00am-3:30pm.  Account updates can only be requested by the property owner.  We are unable to update the account for tenants, property managers, or anyone other than the property owner unless they are authorized in writing by the property owner.

Water Utility Account Update Form

4. How can I get a copy of current and previous water bills?

You can set up an online account to access billling information. Go to www.westalliswi.gov/payutilitybill and create an account. Otherwise, current and previous bills can be requested by calling the water utility billing department at (414) 302-8245. Due to the recent passing of WI Act 25, information will only be released to the property owner unless authorization has been given in writing to supply information to a third party.

5. I am a landlord and would like my tenant to receive the bill. What do I need to do?

The landlord should fill out the water utility account update form available online at www.westalliswi.gov/account or call (414) 302-8830 Monday-Friday 7:00am-3:30pm. All owners must receive a copy of the bill as delinquent amounts may still affect the tax bill.

Water Utility Account Update Form

6. I am a tenant, how do I get my name on the bill?

The landlord should fill out the water utility account update form available online at www.westalliswi.gov/account or call (414) 302-8830 Monday-Friday 7:00am-3:30pm.

Water Utility Account Update Form

7. What are all the charges on my utility bill used for?

• WATER: The water usage charge is the cost of the volume of water usage. The volumetric charge is based on metered consumption and is billed in CCF (hundred cubic feet). One CCF is equal to approximately 748 gallons of water. The basic service charge is the cost of the meter reading and maintenance and the cost for public fire protection, use of hydrants for fire protection, and ensuring an adequate water supply as demanded for the purpose of extinguishing fires. The quarterly service charge is based on the size of the water meter at the property. 
• CITY SANITARY SEWER: City sanitary sewer charge covers the cost of maintenance and operation of the City of West Allis sewer system. Costs are based on the volume of sewage that must be treated. Charges are based on the consumption of metered water to determine the amount of sewage each property discharges into the system. 
• MMSD: Milwaukee Metropolitan Sewerage district (MMSD Sewer Service) is a pass-through charge to cover the operation and maintenance costs of the MMSD sewerage treatment facilities and conveyance systems. Usage is determined by the consumption of metered water for commercial and residential properties with 3 or more units. The charge is a flat rate for single family and duplex residential properties. 
• STORM SEWER: The utility bill includes a flat fee to cover maintenance and operation of the City’s storm sewer system. The quarterly charge is based on equivalent residential units (ERU). Residential properties with 1-3 units are assigned ERU quantity per chart below. Commercial and residential properties with 4 or more units have ERU quantities determined by square footage of impervious area. One ERU is equal to 1,827 square feet of impervious area. 
• WASTE MANAGEMENT: The utility bill includes one flat waste management fee. This fees plus the partial funding from the State for the state mandated city recycling program provide covers the costs of collection and disposal of recycling and garbage. The charge is billed per residential unit.

8. Why is my water bill so high?

You are charged for water that passes through the water meter and into your home, whether you enjoyed a cold drink or a hot shower or the water dripped or leaked and was wasted. 

1. Find the meter in the basement (or first floor if there is no basement), along the wall nearest the street. 
2. Turn off all faucets and showers and make sure no one flushes the toilet while you do this meter check. 
3. Open the cover on the meter and look at the small blue wheel on the meter face. If it is moving slowly or spinning fast, you probably have water leaks. 
4. Walk through your property listening for running toilets and looking for drips. Drips usually mean leaks. 
5. Find out if your toilet is leaking silently by placing a drop of food coloring in the toilet tank. If color shows up in the toilet bowl after 15 minutes without flushing, you have a leak. Most leaks are easy to fix with parts from your local hardware store. If you need help, contact a professional plumber.

How to investigate water leaks

9. What do I do if there is a water main break in my area?

Main breaks happen due to various reasons and are a normal part of operating a water utility. Temperature changes or overly dry or wet weather can cause the ground to shift. This results in breaks to the water main pipes. The age of the main or sudden fluctuations in the pressure may also cause a break. Older pipes may break due to corrosion. Main breaks are more frequent in the winter time due to frost in the ground.

You may notice reduced pressure and/or volume when you turn on the shower or faucet in your home. A water main break will result in water leakage which may cause running or pooling water in the street.

It can take anywhere from a few hours to a few days to have a water main break completely repaired. The amount of time it takes to fix a water main depends on the size of the break, where the break is located, and what type of environment it is in. Water mains are generally repaired and completed between four to eight hours. One factor that may delay the repair is location of the break. A water main that is buried deep inside the earth or under another utility will take much longer.

The utility crews isolate the pipe by shutting off valves and temporarily placing the water supply out-of-service for the time it takes to make the repairs. After the repairs or replacement of the broken pipe is made, it is flushed prior to connecting it to the system.

After a main is repaired, reddish discoloration may be seen in the water caused by small amounts of iron compounds flushing out of the system. You can get rid of the discoloration by running cold water for a few minutes through a tap without an aerator, such as the basement washtub or outside spigot.

If you see a water main break you can use the City’s Online Help System at www.westalliswi.gov/letushelpn or contact the Municipal Water Utility at (414) 302-8830. What to do when there is a water main break

10. How do I prevent frozen water pipes?

Is it ice cold in your basement or do you live in a mobile home park? Prevent water pipes and the water meter from freezing. The pipes and meter can freeze within hours if exposed to cold air. Frozen pipes and meters stop water from flowing and can be expensive to repair or replace. Property owners are responsible for protecting water pipes and the water meter from damage. Make sure warm air is circulating around the pipes and meter. How to Prevent Frozen Water Pipes (wikiHow)

11. Why is my water meter being replaced?

Water meters and their registers can often lose accuracy as they age.  They must be replaced every 15 to 20 years.  In addition, the new meter will have Automatic Meter Reading (AMR) technology that will save cost and prevent errors.

We are replacing two components.  The first is the actual water meter located in the basement or utility closet.  This meter will be replaced with a new meter and a radio read device. Secondly, properties with Read-o-matic (ROM) remote reading devices will be deactivated.  The ROM will remain on the exterior wall of the property to protect any siding, stone, brick, or stucco exterior.  The property owner may remove the device at any time or leave it installed.  The picture below shows a Read-o-matic device that was previously wired to the meter in the basement and installed on the exterior of the property.  The new radio device is typically installed right on top of the new meter, but we can also remotely mount the radio read device if transmission is not optimized.

City employees will be installing the new meter and radio read device, removing the old meter, and deactivation the Read-o-matic (ROM) remote reading devices.  City employees will arrive in a City marked truck or van and will have City ID badges.  We recommend a 3 foot radius around the meter to allow the work to be completed in a safe manner.  Please remove anything blocking the meter before the appointment.

The West Allis Municipal Water Utility will send you a letter asking you to schedule a water meter exchange.  You can schedule this appointment at your convenience, Monday through Friday with the earliest appointment at 7:30 am and the latest appointment at 2:15 pm.   For residential meters, the appointment should take around 30 minutes.  For commercial, industrial, and other customers, the appointments can range from 30 minutes to 8 hours depending on the size of the meter.  Access to the meter needs to be available at all times.  If you do cover up the meter, then make sure we are able to access it with a 3 foot radius in order to work on it if needed.

If the inlet and/or outlet valve are not working, then we will attempt to shut off the water at the curb stop.  We recommend replacing any valves that are not working to ensure you will be able to shut-off water in the event of an emergency.  You can contact a plumber to replace the valves.  The City will not replace the valves for you unless we would happen to damage them during the appointment.  Valves should be exercised regularly to reduce the likelihood of seizing and being inoperable in an emergency.

There will be temporary service interruption during the meter replacement.  The water service is typically off for 20 minutes.  Once water service is restored, the City employee will attempt to purge any air trapped in the service line.  If some air is left in the line, you may notice a sputtering sound the first time you operate a fixture.  This should only last a few seconds and will not cause any harm.  The first few gallons of water may be discolored.  We recommend running the water until it is clear.  This should not take more than five minutes.

There is no charge for the meter replacement.  The only time the City will charge for a meter is if the meter is damaged.  A meter can be damaged by not keeping the area around the meter warm enough to prevent freezing.  If the water in the meter freezes, then the bottom of the meter is designed to crack to help avoid pipes bursting in your property.

12. How does Automatic Meter Reading (AMR) work?

A device is installed with the meter that will transmit a radio signal to a data collector as the meter reader drives by.  With previous technology, a meter reader would be required to walk up to a device installed on the exterior of the home and manually enter a reading in the data collector.

13. Where is my water meter and what does it look like?

The water meter is installed in the basement of most properties.  Properties without basements typically have a utility closet where the furnace, water heater, and other mechanicals for the property are stored.  The meter is on the street side of the property where the water line connects to the property from the water main.  The picture below is an example of a water meter. 

Pictured below are two examples of water meters that are installed in properties in West Allis.

14. How accurate is my water meter?

Meter readings are obtained automatically over radio frequency and transmissions are 100% accurate.  Our meters are tested and/or replaced periodically.  Nearly 100% of the meters tested are 98.5%-101.5% accurate.