How to protest a property tax appraisal increase

How to protest your property tax appraisal district increase

Protesting a property tax appraisal district increase can be a complicated process, but if you feel that your property has been overvalued, it’s worth considering.
Here is a step-by-step guide to help you through the process:
  • Research the deadline and procedures: Each jurisdiction has different deadlines and procedures for protesting property tax appraisals. Visit your local appraisal district’s website or call them to find out the deadline for filing a protest, as well as any specific procedures you need to follow.
  • Gather evidence: Before filing a protest, gather evidence to support your claim that your property has been overvalued. This can include comparable sales data, a professional appraisal, or information about any factors that negatively impact your property’s value, such as needed repairs or nearby nuisances.
  • Fill out the protest form: Obtain a property tax protest form from your local appraisal district’s website or office. Fill out the form completely, providing all necessary information, and attach any supporting evidence you’ve gathered.
  • File the protest: Submit your completed protest form and supporting evidence to the appraisal district by the deadline. You can usually submit your protest by mail, in person, or sometimes electronically. Make sure to keep a copy of everything you submit for your records.
  • Attend the informal meeting: After you file your protest, you may be invited to an informal meeting with an appraiser from the appraisal district. This is an opportunity to present your evidence and discuss your concerns. Be prepared to make your case clearly and calmly.
  • Attend the formal hearing: If you’re not satisfied with the outcome of the informal meeting, you can proceed to a formal hearing before the Appraisal Review Board (ARB). At the hearing, you will present your evidence and arguments, and the appraisal district will present theirs. The ARB will then make a decision on your protest.
  • Appeal the decision (if necessary): If you’re not satisfied with the ARB’s decision, you may be able to appeal it to a higher authority, such as a district court or the State Office of Administrative Hearings. Check with your local appraisal district for details on the appeals process.
Remember that the process and specific steps may vary depending on your local jurisdiction, so it’s crucial to consult with your local appraisal district to ensure you’re following the appropriate procedures.

Will asking the appraisal district for information help?

Yes, asking the appraisal district for information can be helpful during the process of protesting a property tax appraisal increase. The appraisal district can provide valuable information and guidance on the protest process, deadlines, and necessary forms. Additionally, you may be able to obtain more information about your property’s valuation, which can be useful when preparing your protest.
Here are some specific ways in which contacting the appraisal district can help:
  • Clarification on procedures: The appraisal district can explain the specific steps you need to follow to file a protest and provide you with any necessary forms or documents.
  • Understanding your property’s valuation: You can request information on how your property was appraised and the factors considered in determining its value. This information can help you identify any discrepancies or issues you’d like to challenge.
  • Comparable sales data: The appraisal district may be able to provide you with sales data for similar properties in your area, which can help you build a case for a lower valuation if the comparable properties have lower values.
  • Assistance with deadlines: The appraisal district can inform you of important deadlines, ensuring that you submit your protest and any supporting documentation on time.
  • Guidance on the appeals process: If you decide to appeal an unfavorable decision, the appraisal district can explain the process and any additional steps you need to take.
Remember that while the appraisal district can provide useful information and assistance, it’s essential to do your research and gather evidence to support your protest. This may include obtaining a professional appraisal, researching comparable properties, and documenting any factors that negatively impact your property’s value.

Do not discuss taxes at your hearing.

This may sound unusual. You are hoping to reduce how much you pay in property taxes for the year, right?
Remember, you are filing a protest regarding your home’s appraised value, not your tax bill. Value is the only thing you can protest. In fact, the appraisal district may think you are appealing for the wrong reasons if you say your property taxes are too high.

Will unique repairs be needed, or will damage help?

Yes, unique repairs needed or damages to your property can help support your case when protesting a property tax appraisal increase. If your property requires significant repairs or has unique damages that negatively impact its value, you can use this information to argue that the appraisal district has overvalued your property.
Here’s how to use this information in your protest:
  • Document the repairs or damages: Take photos of any significant repairs needed or damage to your property. If possible, obtain written estimates from contractors or other professionals detailing the cost of repairing these issues.
  • Show the impact on property value: Research and gather evidence to demonstrate how these repairs or damages negatively affect your property’s value compared to similar properties in your area that are in better condition. This might include comparable sales data or professional opinions from real estate agents or appraisers.
  • Include the information in your protest: When you file your protest, include the documentation of repairs or damages, along with any estimates or other evidence that shows how these issues impact your property’s value. Clearly explain in your protest that you believe the appraisal district has overvalued your property due to these unique factors.
  • Be prepared to discuss the issues: If you attend an informal meeting or formal hearing with the appraisal district, be prepared to discuss the repairs or damages and how they impact your property’s value. Bring your documentation and be prepared to answer any questions or provide further information if needed.
Keep in mind that the success of your protest will depend on the strength of your evidence and the overall impact of the repairs or damage on your property’s value. Be thorough and clear in presenting your case to improve your chances of a favorable outcome.

Strategies to achieve a favorable outcome

  1. Be kind, do not discuss taxes, it’s only about appraised value.
  2. Take your value notice, turn it over, fill the thing out and mail it in. That satisfies the legal requirement of filing a protest.
  3. Since the appraisal is based on other homes around you, ask the appraisal district for the comparisons they are using. They must tell you which houses they are comparing yours to in order to determine your appraised value.
  4. Drive around and take pictures of the comparable properties the appraisal district used and show evidence of how your property doesn’t compare to them.
  5. Document any unique repairs or damages that reduce the value compared to similar properties.
  6. Get right to the point. When you do have your hearing, you only have about 3 minutes to speak.
Keep in mind that the success of your protest will depend on the strength of your evidence and the overall impact of the repairs or damage on your property’s value. Be thorough and clear in presenting your case to improve your chances of a favorable outcome.