When is the deadline to file a protest?
Deadline to File a Protest
Short answer: May 15th
The deadline to file a protest each year is May 15th or 30 days after you receive your Notice of Appraised Value – whichever is LATER. That means if you received your Notice of Appraised Value by April 15th, you have until May 15th to file. The deadline to file for a notice received on May 15th is June 14th, etc. If may 15th falls on a weekend or holiday, then the deadline is moved to the next business day.
Be aware
Some Appraisal Districts print misleading deadlines in order to get people to file protests earlier and to discourage people from filing after a certain date. However, State law requires that those districts accept all protests filed by the actual May 15th deadline.
Other important deadlines are:
January 1st
Date of appraisal of the property for that tax year
January 31st
Deadline to pay your tax bill (for tax bills received prior to January 10th)
Deadline to file for Homestead & Over 65 exemptions for the previous tax year
April 15th
Last day to file Business Personal Property Renditions and property information reports
April 30th
Deadline to file annual exemption applications
Deadline to file for 1-d and 1-d-1 agricultural land special appraisal
Call or email with questions
AUSTIN (512) 339-6671 info@texasprotax.com HOUSTON (713) 635-9100 houstoninfo@texasprotax.com
For more information:
Texas Protax FAQ
TEXAS.GOV – Comptroller Resources for Taxpayers PROPERTY TAX SYSTEM BASICS
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What should I expect after I sign up with Texas Protax?
Once You Sign Up with Us, We Make the Rest Easy .
Your property research is done by us and so is the filing of the protest. We also attend the hearing on your behalf.
A Great Starting Place
To begin, pay $150 Advance Administration Fee to Texas Protax. Then tell us any information about your property that helps your case. After you sign up, use the “Request for Information Form” given to you by your agent. After that, start gathering supporting documentation. Note: This form will be sent each year. It is like a friendly check-in to give you an opportunity make updates. That way we can try to save you money on your property taxes year after year. The Advance Administration Fee is a requirement each year.
To get you started, here is a list of the types of documents to gather. You can always email information, documents, photographs, or questions to info@texasprotax.com.
The questionnaire is helpful but not required. If there is no information to add, that is okay, because your agent will prepare their research for the hearing. Agents will only reach out when they have a specific question for you. It is the Texas Protax full-service way!
What to Expect Next
Hearings begin in April and continue through August each year. Your agent is in the hearings during the days. Be patient if you are trying to contact them during this time. Be sure to leave a message. You may speak with others in our office who can help you when your agent is not available.
What to Expect After the Hearing
You receive the results of your hearing by email. This is usually sent the next business day after your case has been complete.
What to Expect Along the Way
Checking the status of your protest is easy. Just log into your client portal account. It allows you to upload photos and documents. You can use it to update your contact information, or pay your bill online.
Call or email with questions
AUSTIN (512) 339-6671 info@texasprotax.com HOUSTON (713) 635-9100 houstoninfo@texasprotax.com
For more information:
Texas Protax FAQ
TEXAS.GOV – Comptroller Resources for Taxpayers PROPERTY TAX SYSTEM BASICS
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Property Tax Exemptions
New and Top Exemptions
Learn the Property Tax Exemptions that have extended deadlines
The Texas legislature passed a law in the summer of 2017. It extends the deadline to file certain exemptions.
Great news for those needing last minute help!
New Changes Summary
Homestead/Over 65:
The deadline has been extended to two years after the default date for that year. For example, you have until January 31, 2020, to file for the 2017 tax year.
Disabled Veteran:
The deadline has been extended to five years after the default date for that year. For example, you have until January 31, 2020, to file for the 2014 tax year.
Top 6 Exemptions We See the Most
A complete list can is on the Texas State Comptroller Website here.
1. The Homestead Exemption.
You can claim a Homestead Exemption on your primary residence.
To qualify you must be:
1) living there as of January 1st of that year.
2) List that address on your driver’s license.
This exemption gives you a discount on many taxing areas. It helps to lower the taxable value of your home. It puts a 10% limit on the increase of the taxable value for your property each year.
Example:
Joe’s property qualifies for a Homestead Exemption in 2019. The valued started at $100,000. In 2020 the market value jumped. The new year’s value is $200,000. Therefore, the 10% tax increase will go to $110,0000 ($100,000 + 10% = $110,000). Joe’s tax bill sets to $110,000 and not the $200,000. This save Joe a lot of money. The Homestead Exemption is quite helpful in our booming market.
The deadline to file for the Homestead Exemption is annual. It is one year after taxes were due. For example, you need to file for a Homestead Exemption for the 2018 tax year by January 31st, 2020. This is one year after your tax due date.
2. The Over 65 Exemption.
The year you turn 65 years old you get another tax break. You are eligible to claim an Over 65 Exemption on your homestead. The Over 65 exemption entitles you to bigger discounts. It is even more savings than the normal Homestead exemption. Plus it puts a limit on the tax you pay to your local school district. The limit will stay until there is more “value” to add to your property.
Example: Barbara turned 65 in 2019. She qualifies for the Over 65 tax exemption. That year her Austin Independent School District (ISD) tax bill is $5,000. Her exemption freezes that tax bill for upcoming years. This means she will not pay more than $5,000 to Austin ISD. Her tax freeze stays with her going forward. It remains set at that amount as long as she is in the state of Texas.
There are more advantages with The Over 65 Exemption. It allows you to defer paying property taxes. This is in effect as long as you own the property. It will continue to accrue 8% interest each year. However, it will is due once the property has sold or transfers ownership.
3. Disabled Person’s Exemption.
The benefits of this exemption are similar to the Over 65 exemption. It includes bigger discounts from certain tax entities. Plus it freezes the tax amount for the school district jurisdiction. You must meet the Social Security Administration’s definition of disability to qualify.
4. The Disabled Veteran Exemption.
Some US veterans qualify for a Disabled Veteran exemption. They must have a disability rating of 10% or more to claim this exemption. Furthermore, the discounts vary depending on your disability rating.
5. Solar and Wind-Powered Energy Devices.
Contact our office if you have these devices on your property.
The exemption removes the value of the devices from the taxable value of the property.
You may be eligible to claim the exemption but it may not be the best strategy. In some cases the exemption will not benefit you. To get the best savings talk to a Texas Protax specialist.
The application for this exemption is due by April 30th. Your property keeps this exemption until there are changes to the equipment.
6. Exemptions for Historical or Archaeological Sites.
Is your property is a designated historic building? Is it an archaeological site? Does it have historical significance? If true, then you may be eligible for a Historical or an Archaeological Exemption.
These conditions give discounts for some jurisdictions but not all. The discounts are different for every property. Contact our office for more information.
Call or email with questions
AUSTIN (512) 339-6671 info@texasprotax.com HOUSTON (713) 635-9100 houstoninfo@texasprotax.com
For more information:
Texas Protax FAQ
TEXAS.GOV – Comptroller Resources for Taxpayers PROPERTY TAX SYSTEM BASICS
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I just got my tax bill! Is it too late to file a protest?
Is it too late to file a protest?
Did you miss the deadline to file a protest by May 31st?
If so, it is considered to be late. However, there are options. See if you qualify for one of the reasons listed below.
Clerical and Characteristic Error (25.25c)
Did you find a qualifying error on your property tax? You have 5 years to file a protest.
To qualify, you must pay your taxes on-time and the error must be:
1. Simple Clerical or Data Entry Error.
Examples include typos, transposing numbers, or wrong information.
2. Multiple Appraisals of your Property.
For instance, being double billed for two identical houses, when you only have one on the property.
3. Inclusion of a property that does not exist in that form or location.
This would be like taxing you for your neighbor’s pool or for a garage that does not exist. It happens because of faulty satellite image.
4. Appraisal District fails to update ownership information.
Sometimes the information is not updated like it should have been. This leads to a tax bill is not your responsibility.
Substantial Error (25.25d)
This type of protest is valid when your property is over-appraised. To qualify it must be a substantial error. First, prove that your property’s appraisal amount is over by a third of its true value. It is easy to find this cut off amount by multiplying your appraised value by 0.75. Then you must prove that your property is worth less than this value.
(Example: Peter just paid $300,000 for a property, but the Appraisal District appraised it for $400,000.)
This protest is due by January 31st. To qualify, taxes must be paid taxes on-time. Note: There is a 10% penalty for filing a successful 25.25d protest.
Failure to Receive Notice (41.411)
If the Appraisal District failed to send you a copy of your Notice of Appraised Value, then this is an option. Normally they are mailed in April in each year.
You may qualify if:
1. You provided the correct mailing address to the Appraisal District. However, they failed to update it.
2. The notice returns to the Appraisal District.
3. You are a victim of mail theft. You can prove it with have documented evidence from the USPS.
There are other rare options for which you may be eligible. Please contact our office for more information.
Is it too late to file a protest? Call or email with questions
AUSTIN (512) 339-6671 info@texasprotax.com HOUSTON (713) 635-9100 houstoninfo@texasprotax.com
For more information:
Texas Protax FAQ
TEXAS.GOV – Comptroller Resources for Taxpayers PROPERTY TAX SYSTEM BASICS
Read More
News Regarding Tax Deductions
News Regarding Tax Deductions
Changes to know for 2018, and beyond.
The IRS issues new guidelines regarding the deductions for tax prepayments.
The new guidelines from the IRS announce news regarding tax deductions happened in late 2017. The changes start with the 2018 taxes deductions. They are still in effect this year. The important thing to know relates to property taxes in escrow. Property taxes in escrow until the October tax bill is complete are no longer deductible.
The Austin American Statesman article about this:
IRS’s statement dampens Austin-area rush to prepay property taxes
The IRS provides more information and example:
Summarized from the IRS website
“In general, whether a taxpayer is allowed a deduction for the prepayment of state or local real property taxes in 2017 depends on whether the taxpayer makes the payment in 2017 and the real property taxes are assessed prior to 2018. A prepayment of anticipated real property taxes that have not been assessed prior to 2018 are not deductible in 2017. State or local law determines whether and when a property tax is assessed, which is generally when the taxpayer becomes liable for the property tax imposed.”
IRS Advisory: Prepaid Real Property Taxes May Be Deductible in 2017 if Assessed and Paid in 2017
Do you have questions about your federal income taxes?
Texas Protax recommends contacting your CPA about your federal income tax.
Continue to check our site for more news regarding tax deductions.
Call or email with questions
AUSTIN (512) 339-6671 info@texasprotax.com
HOUSTON (713) 635-9100 houstoninfo@texasprotax.com
For more information:
Texas Protax FAQ
TEXAS.GOV – Comptroller Resources for Taxpayers PROPERTY TAX SYSTEM BASICS
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Top 4 Types of Documents to Collect when Challenging Your Property Tax Assessment
Top 4 Types of Documents to Collect when Challenging Your Property Tax Assessment
Here are top 4 types of documents to collect when challenging your property tax assessment. These are some of the most helpful documents you will need. They will boost your success for lowering your property taxes.
1. Collect All Repair Bids and Estimates.
All major problems need professional estimates. This includes issues with the foundation, roof, electrical and plumbing. Likewise, you need repair estimates for damages relating to flooding damage and wood rot. These documents are proof of the repair costs. They are necessary at the hearing.
2. Gather Detailed Photographs.
You need to show all the problems on your property. This will back up and help explain the repair estimates you have collected. Be sure the photos are clear, with good lighting and a verbose description. Taking photos from different angles and distances is helpful.
Be sure to get many general photos of your property. Take a lot of Interior and exterior photos. They will aid in comparing your home with others in your area. Kitchen, bathrooms and main living areas are great to include in your collection of photos. The characteristics of your property are important. You need to show them “> “> “> when comparing the class of your home versus the recent sales in your neighborhood.
3. Keep all Receipts Organized.
Get all the receipts for recent permits and renovations. Checks and credit card statements showing related expenses help your claim as well. Be diligent. Collect all things that prove the expenses you incurred relating to your property. Keep them organized. The costs associated with the work done on your property need to be verified to support your case.
4. Proof of Purchase Price
Have you purchased your property in the last couple of years? Is the purchase price is lower than your notice value? If both of theses are true, then get a copy of your signed settlement statement. Be sure to gather any other key information regarding the sale. This is very important if it was not a typical open market transaction.
A typical open market transaction has these aspects related to the sale:
- It is advertised to the public.
- It is a transaction between two unrelated parties.
- Each party has separate interests in mind.
NOTE: If renovations are ongoing, show only the work completed up to January 1st.
Don’t worry If you don’t have any additional information to provide.
It is not required. Our agents do their own market research. They collect appraisal data while preparing for the hearing.
For more information visit our FAQ page , What should I expect after I sign up with Texas Protax?
We want you to know the information needed to challenge your property tax assessment. Learning the top 4 types of documents to collect will boost your success for lowering your property taxes.
Call or email with questions
AUSTIN (512) 339-6671 info@texasprotax.com HOUSTON (713) 635-9100 houstoninfo@texasprotax.com
For more information:
Texas Protax FAQ
TEXAS.GOV – Comptroller Resources for Taxpayers PROPERTY TAX SYSTEM BASICS
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Storm Damage Information
Storm Damage Information After Hurricane Harvey
Update: As of September 18, 2017
Montgomery and Fort Bend Counties each unanimously voted to reappraise property.
Warm regards
We hope this message finds you safe. As we all know, the impacts in the aftermath of Hurricane Harvey are many. Even if the storm did not directly affect your property, most have friends and family members who are dealing with the devastation. Our thoughts go out to each of you as you work to replace, rebuild and come out of this disaster.
During this difficult time of transition, we are here to answer your questions about your property value. Some of our clients are already asking us a few questions. This email answers questions already received, as well as, a few additional questions you may have.
Storm Damage Information and Concerns About Property Values
One question that has been raised concerns how the storm affects your value for the current tax year (2017). Specifically if your value for 2017 can be lowered due to the flooding and damage caused by the storm? The answer at this point is – maybe!
Since the Governor declared Harris and most of the surrounding counties a disaster area, it opens the door for a reappraisal of your property. However, neither the taxpayer, Texas Protax, nor the Appraisal District on their own have the authority to request or conduct a reappraisal after a disaster. The authority to request a reappraisal is in the hands of the local taxing jurisdictions. If a taxing jurisdictions within their boundary requests for properties to be reappraised, then the appraisal district must comply.
Furthermore, some of the taxing jurisdictions could request a reappraisal, while others may not. For example, the Houston Independent School District calls for the reappraisal of all properties within their boundary, but the new value is limited to only the Houston ISD’s taxing authority. It does not extend to Harris County, the City of Houston or any other jurisdiction. Also, if the property value is lowered based on the reappraisal request, then the taxes based on the lower value would be prorated from the date of the reappraisal through the end of the year. Therefore, you would be taxed from January 1st to August 24th at the full market value. Then from August 25th to December 31st on the new reappraised value. If more than one jurisdiction requests the reappraisal, then the new value would apply to all the jurisdictions that make the request.
Our Opinion
We don’t think the value based on a reappraisal is one that can be protested. State law doesn’t require the appraisal district to send a notice of the new property value if the appraisal district lowers it. And the appraisal district may not send notices of the new valuations. If the appraisal district is ordered to reappraise property, then after the reappraisals, it will submit the new property values directly to the taxing jurisdiction.
Storm Damage Information and Another Concern About Evidence of the Flooding and Loss
The second question we are hearing a lot, is whether or not evidence of the flooding loss is used as evidence for this year’s (2017) taxes. The short answer is no. If the taxing jurisdictions do not request a reappraisal, then the value of your property is based on the condition as of January 1, 2017. Any damage or change that occurs after January 1 of the current tax year is not considered relevant as evidence at a hearing for 2017.
Although any evidence of damage may not be able to affect the value for 2017, we can definitely use your information for 2018! A few things to remember for 2018:
- Take pictures. Keep all receipts for repairs or insurance claims. This information helps at the hearings. We send you a Request for Information email in March 2018. Our annual questionnaire is an excellent time to share information.
- Tell us when your repairs are complete. We need to know which repairs were made before or after January 1.
- If you make all the repairs to your property prior to January 1, 2018, send us the information. Your repair information could be helpful in differentiating between a repair and a remodel.
Storm Damage Information and Special Rules for Homesteads
For property that is your homestead, please know there are special rules concerning them. The cap and reappraisal is in the year after a disaster. If you replace your home, be aware that when the new structure doesn’t exceed the original square footage and the exterior of the replacement is of similar quality as the original, then the appraisal district cannot change your homestead qualifications. They also can not increase your cap value by more than 10%. When you replace your home with a bigger or higher quality home, then the appraisal district can declare new value and add additional value to your previous cap value. We are happy to answer your questions concerning your homestead eligibility. Please do not hesitate to contact us!
We Care
We understand the stress and urgency during this time of disaster. Our promise is to continue to be available to help in any way we can with the appraisal and assessment of your property. Understand the reappraisal process is entirely out of our hands, and we will strive to keep you informed in a timely matter. As government agencies are coming back on line, we will look for announcements and information to keep you up to date on any changes that may come. We include bulletins from the Comptroller’s office with some additional information about disaster reappraisals. The letter from the Comptroller also includes a link to the Comptroller’s website with more information.
Our Gratitude for You
Thank you! You are a valued Texas Protax client. We commit to working with you during this difficult time of repair and rebuilding. Questions or concerns? Please let us know and we will gladly address them.
- Please see attachments from the Texas Comptroller of Public Accounts and also the Texas Property Tax Code concerning this issue.
Sincerely,
Your Texas Protax Team
Call or email with questions
AUSTIN (512) 339-6671 info@texasprotax.com HOUSTON (713) 635-9100 houstoninfo@texasprotax.com
For more information:
Texas Protax FAQ
TEXAS.GOV – Comptroller Resources for Taxpayers PROPERTY TAX SYSTEM BASICS
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