Frequently Asked Questions
- When will I receive my Value Notice from the Tarrant Appraisal District (TAD)?
- When is the deadline to file a property tax protest?
- My neighbor told me they didn’t file on time, but still were allowed to file a property tax protest. How did they do that?
- What’s up with the strict deadlines?
- If I submit a property tax protest request through your website, how long will I have to wait to hear the outcome?
- I submitted my property tax protest request through your website, but I want to talk to you about my property. Can I do that?
- My house needs a lot of repairs. Is that considered at all during the hearing?
- Can they increase my value at the hearing?
- I refinanced last year, is this going to be a problem?
- I filed my own property tax protest, but I don’t want to do the hearing. Will you take my case?
- I did the Automated Market Review and accepted a settlement, but I’ve changed my mind, what now?
When will I receive my Value Notice from the Tarrant Appraisal District (TAD)?
Most property owners receive their Value Notice in early April, however some may not receive it until later. In those cases where you don’t receive your Value Notice by early April, the deadline to file your property tax protest is normally pushed back, but you will want to check your Value Notice for your exact deadline.
However, if you haven’t received your Value Notice by early April, you should either check your account online, call TAD, or call me. If TAD did not increase your value, you will not receive a Value Notice, but that does not mean you cannot protest your property value. I recommend protesting your property value every year to keep your values in check.
When is the deadline to file a property tax protest?
For most, the property tax protest deadline is May 15, but check your Value Notice for your particular deadline. Some property owners are not notified at the same time as others and will have a later deadline. Adhering to your deadlines is important, so if you need help determining your deadline, please call me.
My neighbor told me they didn’t file on time, but still were allowed to file a property tax protest. How did they do that?
Some property owners may qualify to file a late property tax protest for a number of reasons. The most-commonly filed property tax protests that are technically filed late, but considered timely, are those filed under the 1/4-over appraised value or 1/3-over appraised value statutes. In other cases, property owners are notified late, resulting in a later deadline to file. If you think you have a case, contact the firm to explore your options.
What’s up with the strict deadlines?
Deadlines are in place due to the massive volume of properties in Tarrant County that must be assigned a value before the appraisal rolls and tax rolls are certified. You will make your life a lot easier and have a better chance at a successful property tax protest if you adhere to the deadlines.
If I submit a property tax protest request through your website, how long will I have to wait to hear the outcome?
Hearings are scheduled by Tarrant Appraisal District (TAD) and I don’t have any control over the scheduling. Historically, my hearings are scheduled closer to the end of June/early July. In rare instances, my hearings will roll over into August. Once hearings start, I will be in back-to-back hearings every Monday–Saturday, until the hearing docket is complete.
I submitted my property tax protest request through your website, but I want to talk to you about my property. Can I do that?
Absolutely. You know your property better than anyone. The more information you can give me about your property, the better. You can schedule a designated conference call time with me between May 16–May 31 to discuss your property.
Before May 16, I’m focused on client intake and ensuring my clients’ Notices of Protest are complete and filed timely, but am available to answer any quick questions about becoming a client or clarifying the property tax protest process.
After May 31, I’m focused on building my client’s cases, which is my top priority. So, if you would like to discuss the particulars of your property, be sure to schedule your one-on-one call between May 16–May 31.
My house needs a lot of repairs. Is that considered at all during the hearing?
Yes. Condition of the property is considered. Historically, TAD and the Appraisal Review Board (ARB) would credit the property owner with a dollar-for-dollar reduction in value if the property owner could produce pictures of the repairs needed, along with bids for repairs on big-ticket items (e.g. roof, drainage, foundation, etc.), so long as those bids were dated within the last year.
However, in the last few years, I’ve observed that TAD and the ARB have not been as willing to reduce values due to needed repairs, so it’s not a sure bet.
That being said, if your home is in need of repair and you have pictures and bids to support that claim, please do send that information to me. I accept and include in the client file all pictures and bids submitted to me by property owners, so long as it’s submitted to me before June 1.
After June 1, I cannot guarantee that the information will be processed by the firm before I get to your file.
Can they increase my value at the hearing?
It is a possibility, but if the hearing appears to be heading south, I will immediately withdraw the property tax protest to ensure an increase isn’t determined. However, in most cases, I’m able to determine whether an increase is possible during the evaluation phase of my analysis and will immediately advise you of the situation.
I refinanced last year, is this going to be a problem?
Refinancing, in and of itself, does not present a problem. However, if you obtained an appraisal during the refinance process indicating a lower value than your proposed value, that appraisal could potentially help your case.
It’s important that you submit all property information to me (before June 1), because things like appraisals can also reveal other errors that TAD may have on file, such as square-footage errors or the existence or non-existence of structures, etc.
I filed my own property tax protest, but I don’t want to do the hearing. Will you take my case?
I accept these on a case-by-case basis. The 2.4% reduction guarantee does not apply to these cases, since I cannot ensure that in your Notice of Protest filing you preserved all available remedies and recourse.
However, if it is still before your property tax protest deadline, I will take the case and refile the Notice of Protest on your behalf, the latter filing being the controlling filing. And in that case, the guarantee would apply, so long as your Proposed Market Value is no more than 110% of your Proposed Appraised Value.
I did the Automated Market Review and accepted a settlement, but I’ve changed my mind, what now?
Unfortunately, there’s nothing you can do. A settlement value is binding for the value year at issue.
This is not intended to be legal advice or a substitute for legal advice, nor is it intended to deter you from contacting the firm with your questions. If you have questions, do not hesitate to reach out!