John Fiorillo

Contact Information:

17 West Gay Street, Suite 200
West Chester, PA 19380

Phone: 610.692.1371
jfiorillo@utbf.com

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John K. Fiorillo

John Fiorillo is a commercial litigator whose practice is focused on creditor’s rights, business litigation and real estate tax assessments. In his fourth decade of practice, John is known for immediate responsiveness to client needs and a streamlined, practical approach to problem-solving, which frequently leads to long-term relationships with clients once started. A testament to his unwavering dedication to service and consistently meticulous work product, John has been named a Pennsylvania “Super Lawyer” consecutively since 2010, has been recognized as a “Top Lawyer” by Main Line Today magazine, and serves as a member of the firm’s Executive Committee.

As head of the firm’s Creditor’s Rights practice and Co-Chair of the firm’s Litigation department, John represents banks and other financial and lending institutions, trust companies, commercial landlords and leasing companies involved in collections, workouts, restructurings and insolvency litigation. John has built a substantial portfolio of clients in this specialized area of practice by leveraging his multi-dimensional legal skill, commitment to superior legal service and perseverance in achieving the right result.

A formidable litigator, John defends and prosecutes high-stakes, complex commercial litigation. He represents sophisticated individuals, businesses, commercial landlords and financial institutions in state and federal courts at both the trial and appellate levels, as well as in forums involving alternative dispute resolution. His experience includes contract and shareholder disputes, employment claims, real estate and commercial landlord/tenant litigation. Whether negotiating a favorable settlement or obtaining success at the pleading, summary judgment, trial or appellate stages, John maintains a proven track record of designing the optimal strategy for and maintaining focus on each client’s specific needs and bottom line.

In addition, John litigates real estate tax assessment controversies by aggressively representing property owners who challenge assessments on commercial and residential properties. His experience includes analysis of property assessments and advocacy before administrative tax boards, in court and on appeal. As school districts continue to target select properties and challenge appeals, John is appreciated for his skill in effectively defending property owners on issues that go beyond property value and include complex constitutional law issues. John successfully argued before the Pennsylvania Supreme Court in the landmark tax assessment case of Downingtown Area School District v. Chester County Board of Assessment Appeals, 590 Pa. 459, 913 A.2d 194 (2006). Downingtown re-established the concept of uniformity in real estate taxation in Pennsylvania and is the starting point for any analysis involving a uniformity challenge to a real estate tax assessment.

Practice Areas

Education

  • Villanova University School of Law, J.D. (1989)
  • Wharton School, University of Pennsylvania
    • B.S., Economics (1986)

Admissions

  • Supreme Court of Pennsylvania (1989)
  • Supreme Court of New Jersey (1989)
  • United States Supreme Court (2006)
  • United States Bankruptcy Court, Eastern District of Pennsylvania
  • United States District Court, Eastern District of Pennsylvania (1989)
  • United States District Court, District of New Jersey (1990)
  • United States Court of Appeals, Third Circuit (2012)
  • United States District Court, Western District of Pennsylvania (2016)

Judicial Clerkship

  • Judicial Law Clerk, The Honorable Juanita Kidd Stout, Supreme Court of Pennsylvania (1989)

Memberships

  • Chester County Bar Association
    • President (2021)
    • Vice President (2019-2020)
    • Treasurer (2018)
    • Secretary (2017)
    • Board of Directors (2016 to present)
    • Judicial Evaluation Committee (2016)
  • Chester County Bar Foundation
    • President (2022)
  • Pennsylvania Bar Association
    • Delegate, Pennsylvania Bar Association House of Delegates (2014 to present)
  • Hon. John E. Stivley, Jr. American Inns of Court
  • West Pikeland Township
    • Board of Supervisors (2003)
    • Vacancy Board
  • The Mill at Anselma
    • Board of Directors (2006-2011)
  • West Pikeland Land Trust
    • Member (2016 to present)

Other Involvement

  • Court Appointed Arbitrator, Chester County
  • Chair, Boards of View, Chester County, in connection with eminent domain and private road proceedings

Latest From John Fiorillo

22

Jul

Unruh Turner Burke & Frees Attorneys Named to Chester County’s Top Lawyers List for 2024

We are thrilled to announce that 21 of our attorneys have been named to the Daily Local News’ Reader’s Choice Top Lawyers of Chester County list for 2024! This is the fourth consecutive year firm attorneys have received this honor.

We would like to extend our sincere congratulations to the following attorneys for being recognized …

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17

May

Sixteen Unruh Turner Burke & Frees Attorneys Selected To The 2024 Pennsylvania Super Lawyers List

Unruh Turner Burke & Frees is proud to announce that eleven firm attorneys have been selected to the 2024 Super Lawyers list and five firm attorneys have been selected to the 2024 Pennsylvania Rising Stars list. Super Lawyers, part of Thomson Reuters, is a rating service of outstanding lawyers from more than 70 practice areas …

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15

Feb

Unruh Turner Burke & Frees Attorneys Recognized at Chester County Bar Association’s President’s Dinner

On February 9, 2024, the Chester County Bar Association (CCBA) held its President’s Dinner at the historic Loch Aerie Mansion in Malvern. The occasion serves as a platform to honor the 2023 Chester County Bar Association President Brian L. Nagle and acknowledge the contributions of other attorneys within our community.

We are pleased to …

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7

Dec

Attorney John K. Fiorillo Addresses Uniformity Challenges In Real Estate Assessment At Pennsylvania Bar Institute’s Real Estate Institute

Attorney John K. Fiorillo, a partner at UNRUH TURNER BURKE & FREES, recently presented at the Real Estate Institute, the Pennsylvania Bar Institute’s flagship program on real estate law. The session, titled “Real Estate Assessment” delved into critical aspects of assessment law, focusing on uniformity challenges under the Pennsylvania Constitution’s Uniformity Clause.

Drawing on …

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7

Aug

Fourteen Unruh Turner Burke & Frees Attorneys Named to Main Line Today’s 2023 Top Lawyers List

We are pleased to announce that fourteen Unruh Turner Burke & Frees attorneys have been recognized on Main Line Today’s distinguished “2023 Top Lawyers” list!

Main Line Today, a prominent regional magazine spotlighting the essence of Philadelphia’s western suburbs, annually curates this prestigious list featuring outstanding legal professionals. The selection process involves nominations from peers …

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21

Jul

Every Attorney At Unruh Turner Burke & Frees Named To The Daily Local News 2023 Top Lawyers List For The Second Consecutive Year

Daily Local News readers voted for Chester County’s Top Lawyers in the annual Top Lawyers Readers’ Choice Poll earlier this year. Readers voted online for their favorite lawyers in various practice areas.

This is the second year that every lawyer at the firm has been recognized and the third consecutive year that firm attorneys have …

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19

May

Fifteen Attorneys at Unruh Turner Burke & Frees Recognized by Pennsylvania Super Lawyers® for 2023

Unruh Turner Burke & Frees (“UTBF”) is pleased to announce that eleven attorneys have been selected to the 2023 Pennsylvania Super Lawyers list and four firm attorneys have been selected to the 2023 Pennsylvania Rising Stars list. Super Lawyers, part of Thomson Reuters, is a rating service of outstanding lawyers from more than 70 practice …

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19

Apr

Frequently Asked Questions About Real Estate Tax Assessments

What are real estate tax assessments?

Real estate tax assessments refer to the process of determining the value of a residential or commercial property for taxation purposes. Property tax assessments are conducted by a local taxing authority (usually a county or municipality assessor) and determine the property’s taxable value, as well as the amount …

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25

Jul

Every Attorney at Unruh Turner Burke & Frees Receives the Daily Local 2022 Top Lawyers Reader’s Choice Award

Chester County has voted and the results are in. Every attorney at Unruh Turner Burke & Frees (UTBF), one of Chester County, Pennsylvania’s largest law firms, has been voted a Top Lawyer for 2022 by Daily Local readers. Unruh Turner Burke & Frees’ attorneys were recognized in the following practice areas:

Brian D. Boreman

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10

Jun

Eleven UTBF Attorneys Recognized by Pennsylvania Super Lawyers in 2022

Ten attorneys at Unruh Turner Burke & Frees have been named to the Pennsylvania Super Lawyers list for 2022, in addition to an attorney being named among the 2022 Pennsylvania Rising Stars. The Rising Stars list includes attorneys who are 40 years old or younger or who have been practicing law for 10 years or …

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19

Jan

Attorney John K. Fiorillo Elected President of Chester County Bar Foundation

John K. Fiorillo has been elected President of the Chester County Bar Foundation (the “Foundation”) for the 2022 calendar year. He was elected during the Annual Membership Meeting which was held on December 2, 2021.

Said John: “I am honored to be elected to President of the Foundation and look forward to leading it …

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30

Jul

Main Line Today Magazine Recognizes 13 Unruh Turner Burke & Frees Attorneys as “Top Lawyers” in 2021

Unruh Turner Burke & Frees is honored to once again have multiple attorneys named to the annual “Top Lawyers” list by Main Line Today magazine. Main Line Today is a regional magazine focusing on the communities, traditions and lifestyles of Philadelphia’s western suburbs. Attorneys are nominated by their peers and vetted through the magazine’s editorial …

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16

Jul

Twenty UTBF Attorneys Named Best Lawyers in Chester County by the Daily Local News Readers Choice

Unruh Turner Burke & Frees is honored to have twenty attorneys named to the Daily Local News 2021 Best Lawyers Readers Choice list. UTBF attorneys recognized are:

Brian D. Boreman was selected in Labor & Employment and Employment Discrimination William J. Burke, III was selected in Real Estate Theodore F. Claypoole was …

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28

May

Twelve UTBF Attorneys Recognized by Pennsylvania Super Lawyers in 2021

Twelve attorneys at Unruh Turner Burke & Frees have been named to the Pennsylvania Super Lawyers list for 2021. Additionally, three attorneys were named among the 2021 Pennsylvania Rising Stars. The Rising Stars list includes attorneys who are 40 years old or younger or who have been practicing law for 10 years or less.

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21

Jan

Attorney John K. Fiorillo Elected President of Chester County Bar Association

John K. Fiorillo has been elected President of the Chester County Bar Association (“CCBA”) for 2021 effective January 4, 2021. He was elected during the Annual Membership Meeting which was held virtually on December 3, 2020, and included the ceremonial “passing of the gavel.”

Said John: “It is a great honor to lead and …

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31

Jul

Fifteen Attorneys at UTBF Named Top Lawyers by Main Line Today Magazine

We are proud to announce that fifteen attorneys at Unruh Turner Burke & Frees were named to the 2020 “Top Lawyers” list by Main Line Today magazine. Main Line Today is a regional magazine focusing on the communities, traditions and lifestyles of Philadelphia’s western suburbs. Attorneys are nominated by their peers and vetted through …

READ MORE

9

Jun

Ten UTBF Attorneys Named Among 2020 Pennsylvania Super Lawyers Honorees

Eight attorneys at Unruh Turner Burke & Frees have been recognized by Pennsylvania Super Lawyers for 2020. Additionally, two attorneys were named among the 2020 Pennsylvania Rising Stars. The Rising Stars list includes attorneys who are 40 years old or younger or who have been practicing law for 10 years or less.

The UTBF attorneys …

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30

Mar

Attorney John Fiorillo interviewed on Main Line TV on Real Estate Tax Assessment Process in Delaware and Montgomery Counties

West Chester, Pennsylvania, March 25, 2020: John Fiorillo was recently interviewed on how the assessment process works on a new TV show on MLTV-Main Line Network: Legal Talk with Stacy Clark. John discussed key deadlines, key paperwork and how the entire assessment process works, which can potentially save real estate owners thousands of dollars …

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23

Jul

Every Partner at UTBF Named a Top Lawyer by Main Line Today Magazine

For the second year in a row, every partner at Unruh Turner Burke & Frees was named to the 2019 “Top Lawyers” list by Main Line Today magazine. Attorneys are nominated by their peers and vetted through the magazine’s editorial process. Sixteen attorneys at the firm, including all partners, were named to the list in …

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13

May

Nine UTBF Attorneys Named Among 2019 Pennsylvania Super Lawyers Honorees

Eight of UTBF’s lawyers were named to the Pennsylvania Super Lawyers Lists for 2019. Included among this year’s Pennsylvania Super Lawyers are:

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23

Jan

John Fiorillo Elected As Vice President For Chester County Bar Association

WEST CHESTER, PA, January 22, 2019 ─ John Fiorillo, a partner at Unruh Turner Burke & Frees, has been elected to serve as Vice President of the Chester County Bar Association effective January 1, 2019. John was a member of the Board of Directors for the Chester County Bar Association from 2012 through 2014 …

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27

Jul

Every Partner at UTBF Named a 2018 Top Lawyer

The results are in…

Every partner in our firm was named among the 2018 “Top Lawyers”

We are pleased to announce that 16 attorneys at Unruh Turner Burke & Frees, including all partners, are named to Main Line Today’s “Top Lawyers” list for 2018.

Alternative Dispute Resolution Stephen P. Lagoy*

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10

Jul

Is your property over-assessed?

Have you recently purchased a new house or commercial property? Do you feel like your property taxes are unusually high? Your property may be over-assessed. Do not be fooled by your “assessed” value. In the suburban counties in Southeastern Pennsylvania, the assessment is supposed to be a percentage of the fair market value; in other …

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3

Jul

John K. Fiorillo Speaks at Naturalization Ceremony

Recently, John K. Fiorillo, a shareholder at Unruh Turner Burke and Frees, was given the privilege of addressing new citizens at the Chester County, Pennsylvania naturalization ceremony. A copy of those remarks are below.

Naturalization Ceremony Chester County Courthouse, West Chester Pennsylvania March 16, 2018 Remarks by John K. Fiorillo

Good …

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22

May

Ten UTBF Attorneys Recognized By Super Lawyers® This Year

UTBF is pleased to announce that nearly half of the firm’s attorneys were included among this year’s “Super Lawyers” and “Rising Stars” lists.

This year’s “Super Lawyers” include:

Brian D. Boreman William J. Burke, III John K. Fiorillo David M. Frees, III Stephen P. Lagoy Andrew D.H. Rau READ MORE

30

Jan

John Fiorillo Elected as Treasurer for Chester County Bar Association

John Fiorillo, a partner at Unruh Turner Burke & Frees, has been elected to serve as Treasurer of the Chester County Bar Association effective January 1, 2018. John was a member of the Board of Directors for the Chester County Bar Association from 2012 through 2014 and again from 2016 to the present. John …

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31

Jul

Fifty Percent of UTBF Attorneys Named to Main Line Today’s Top Lawyers 2017

UNRUH TURNER BURKE & FREES is honored to have half the firm’s attorneys named to Main Line Today’s Top Lawyers list for 2017.

Litigation: Our litigation department concentrates on business disputes, construction claims, creditor’s rights, employment and labor disputes, estate and orphans court litigation, mortgage foreclosures, real estate contract and title disputes, and shareholder …

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18

May

Nearly Half of UTBF’s Attorneys Recognized by Super Lawyers in 2017

Eight of the 19 attorneys at Unruh Turner Burke & Frees have been recognized by Pennsylvania Super Lawyers for 2017. Pennsylvania Super Lawyers, a Thomson Reuters rating service and publication, selects outstanding attorneys by utilizing a multi-phase selection process involving peer nomination, independent research and peer evaluation. Only 5 percent of Pennsylvania attorneys receive the …

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26

Jan

John Fiorillo Elected as Secretary for Chester County Bar Association

John Fiorillo was elected to serve as secretary of the Chester County Bar Association effective January 1, 2017. John was a member of the Board of Directors for the Chester County Bar Association from 2012 through 2014 and again from 2016 to the present. John also currently …

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19

Oct

Recovery of Attorney Fees

By: John Fiorillo

Litigation is expensive. The highest cost associated with litigation is usually the attorney’s fees. The costs of litigation is often a substantial factor in the decision to litigate as well as ultimately settle a case. As a consequence, the ability to recover costs and, in particular, attorney’s fees is of critical …

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8

Jul

We can help you determine whether you are a candidate for an assessment appeal to reduce your real estate taxes.

By: John K. Fiorillo

It’s that time of year again. The deadline for appealing tax assessments in Montgomery, Delaware, Chester and Bucks Counties is August 1, 2016. Any reduction is effective January 1, 2017. The deadline for Philadelphia is the first Monday of October. Your real estate taxes support your local school district, county …

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25

May

Nine UTBF Attorneys Recognized by Super Lawyers

Utilizing a multi-phase selection process involving peer nomination, independent research and peer evaluation, Super Lawyers®, a Thomson Reuters publication, has named eight Unruh Turner Burke and Frees attorneys as Pennsylvania Super Lawyers® for 2016. One attorney has been named as a 2016 Pennsylvania Rising Star. Each year only 5 percent of Pennsylvania attorneys receive the …

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25

Jun

Unruh Turner Burke & Frees Attorneys Recognized as Pennsylvania Super Lawyers and Rising Stars

Unruh Turner Burke & Frees is pleased to announce that eight of the firm’s attorneys have been selected as Pennsylvania Super Lawyers for 2015. One additional attorney was named as 2015 Pennsylvania Rising Stars.

The lists appeared in the June 2015 issues of Philadelphia magazine and Pennsylvania Super Lawyers magazine. Each year only 5 percent …

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30

Jun

Is Your Property Unfairly Assessed?

Watch John Fiorillo as explains the Uniformity Principle.

Owners of commercial and residential real estate should watch this informative video to learn more about the Uniformity Principle. Property values have decreased over the past few years. If you believe your property is assessed at a rate higher than its fair market value, contact …

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14

Jun

What is a Confession of Judgment?

Watch Attorney John Fiorillo as he describes a Confession of Judgment.

Owners of commercial property and commercial lenders should watch this informative video that briefly describes a confession of judgment. PA businesses and property owners benefit from unique laws. Contact John Fiorillo for more information on state specific collection procedures and other …

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19

May

Are Your Real Estate Taxes Too High?

Watch Attorney John Fiorillo as he addresses ways to reduce your property tax assessment and tax bills and the reasons that your assessment might change.

This is the first in a series of videos for residents of Chester County, Montgomery County and Delaware County, Pennsylvania who need to reduce their personal or business …

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12

Feb

Buying at a Pennsylvania Sheriff’s Sale

Every County in Pennsylvania conducts periodic sheriff’s sales of real estate.  The sales are conducted in an auction format with open bidding.  The properties at sale are being sold as the behest of a creditor attempting to recover money owed.  While there are numerous opportunities, there also exist numerous risks. 

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12

Jan

Are you paying too much in real estate taxes?

By: John K. Fiorillo

We can easily and quickly assist you in evaluating whether your property is over assessed. Your real estate taxes usually support your local school district, County and in many instances, your local municipality. Two things factor into your real estate taxes; your tax rate and your assessment. The tax rate …

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23

Jul

Is your home properly assessed?

By: John K. Fiorillo

In this economic climate, chances are the assessed value of your home is higher than it should be. Your assessment should represent a specified percentage of your property’s fair market value. In Montgomery County, Pennsylvania, properties are supposed to be assessed at 54% of their fair market value. In Chester …

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West Chester, PA
17 West Gay Street
P.O. BOX 515
West Chester, PA 19380
(610) 692-1371
Phoenixville, PA
120 Gay Street
P.O. Box 289
Phoenixville, PA 19460
(610) 933-8069