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?
As a client you should have to do the least amount of work possible
– that’s why you hired professionals!
Once you sign up with us, we take care of nearly everything.
Your property research is done by us and so is the 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 and tell us any information about your property that helps your case. Use the Request for Information Form given to you by your Texas Protax agent after you sign up and start gathering supporting documentation. Note: This form will also be sent you annually, like a friendly check-in, to give you an opportunity make update, so we can try to save you money on your property taxes each year. The Advance Administration Fee is required each year.
To get you started , here’s 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’s no information to add, thats okay, because your agent will prepare their research for the hearing. Agents will only reach out when they have a specific question for you. Its 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. Always leave a message and be open to speaking with others in our office who can help you.
After the hearing
You receive the results of your hearing by email. Usually its sent the next business day after your case is heard.
Along the way
Checking the status of your protest is easy; log into your client portal account [->>>here?<<<-] The portal also allows you to upload photos and documents, 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 that extends the deadline to file certain exemptions.
Great news for procrastinators!
New Changes Summary
Homestead/Over 65:
The deadline has been extended to two years after the delinquency date of the taxes for that year. For example, you have until January 31, 2018 to file for the 2015 tax year.
Disabled Veteran:
The deadline has been extended to five years after the delinquency date of taxes for that year. For example, you have until January 31, 2018 to file for the 2012 tax year.
Top 6 Exemptions We See the Most
A complete list can be found on the Texas State Comptroller Website here.
1. Homestead
You are eligible to claim a Homestead Exemption on your primary residence as long as you are: 1) living there as of January 1st of that year and 2) List that address on your driver’s license. This exemption gives you discounts on many taxing jurisdictions that lower the taxable value of your home. It also puts a 10% limit on how much the taxable value of your home can increase from one tax year to the next.
Example: Your property had a homestead exemption in 2015 and was valued at $100,000. In 2016, the market value jumped up to $200,000 – you would only be taxed on a 10% increase from 2015 or $110,0000 ($100,000 + 10% = $110,000). This is an extremely valuable exemption in our booming market.
The deadline to file for the Homestead Exemption is one year after taxes became delinquent for that tax year. For example, the deadline to file an exemption for the 2015 tax year is January 31st, 2017 (one year after the deadline to pay your 2015 tax bill).
2. Over 65
You are eligible to claim an Over 65 Exemption on your homestead the year that you turn 65. The Over 65 exemption entitles you to bigger discounts from taxing entities than a normal Homestead exemption. It also puts a tax ceiling on the dollar amount that you pay to your local school district. The freeze amount will remain, unless additional “value” is added to your property.
For example, if you turned 65 in 2015 and paid Austin ISD $5,000.00 you would never pay more than that dollar amount to Austin ISD. Your tax freeze also stays with you as long as you move somewhere in the state of Texas.
The Over 65 Exemption also allows you to defer paying property taxes for as long as you own the property. You will still accrue 8% interest each year which will be collected once the property has sold or transfers ownership.
3. Disabled Person
The benefits of this exemption are similar to the Over 65 exemption including bigger discounts from certain taxing entities and a tax ceiling on the school district jurisdiction. You must meet the Social Security Administration’s definition of disability in order to qualify.
4. Disabled Veteran
Veterans of the US Armed Forces qualify for a Disabled Veteran exemption if they have a disability rating of 10% or more. The discounts vary depending on your disability rating.
5. Solar and Wind-Powered Energy Devices
If you have solar or wind-powered energy devices on your property, please contact our office about this exemption. You are eligible to claim the exemption if you have solar or wind-powered devices on your property but in some cases the exemption will not benefit you. The exemption removes the value of the device(s) from the taxable value of your property. This application is due by April 30th but will remain in effect on your property unless there are any changes to the equipment.
6. Historical or Archaeological Sites
If your property is a designated historic building or archaeological site or has historical significance, you may be eligible for the Historical Exemption. This gives discounts for the jurisdictions that choose to grant the exemption and the discounts are different for every property. Contact our office for more information or refer to the Comptroller regulations here.
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?
Many homeowners are being hit with sticker shock at the size of their tax bills.
If you did not file a protest by May 31st this year, it is most likely too late but there are still a few options open if you qualify for one of the late protests below.
Clerical/Characteristic Error (25.25c)
You can back-file a protest for up to 5 tax years if the Appraisal District has a qualifying error on your property. You must pay your taxes on-time in order to qualify. These types of errors consist of:
- Clerical/data entry error – such as transposing numbers, entering an 8 instead of a 5, etc.
- Multiple appraisals of your property – such as taxing you for two identical houses when you only have one on your property.
- Inclusion of property that does not exist in that form or location – such as taxing you for your neighbor’s pool because of faulty satellite imagery or for a garage that does not exist.
- Appraisal District failing to update ownership information leading to a tax bill you are not responsible for.
Substantial Error (25.25d)
You are eligible to file this type of protest if your property was substantially over-appraised. In order to qualify for this protest type, you first have to prove that your property was one-third over-appraised. Multiply your appraised value by 0.75 – you must prove that your property is worth less than this value in order to qualify. (Example: You just paid $300,000 for a property but the Appraisal District appraised it for $400,000.)
You must file your protest before January 31st. You must pay your taxes on-time in order to qualify. There is a 10% penalty for filing a successful 25.25d protest.
Failure to Receive Notice (41.411)
If the Appraisal District never sent you a copy of your Notice of Appraised Value (usually mailed in April) then this could be an option for you. You may qualify if:
- You provided the correct mailing address to the Appraisal District and they failed to update it.
- Mail was returned to the Appraisal District.
- You were a victim of mail theft and have documented evidence from the USPS to prove it.
There are other potential options that are even more rare.
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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Important News Regarding Property Tax Deductions on Federal Income Taxes
Learn the changes you need to know for 2018 and beyond.
On December 27, 2017, the IRS issued guidelines regarding the deductibility of 2018 tax prepayments.
Nothing has changed for 2017 and the tax bills paid in 2017 remain deductible on your Federal Income Tax.
However, the new guidelines from the IRS announce changes to the 2018 taxes deductibility. Property taxes that are held in escrow until the October tax bill is calculated are no longer deductible.
The Austin American Statesman article about this:
IRS statement dampens Austin-area rush to prepay property taxes
The IRS provides examples at:
IRS Advisory: Prepaid Real Property Taxes May Be Deductible in 2017 if Assessed and Paid in 2017
If you have additional questions about your federal income taxes, we strongly recommend contacting your CPA.
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 Information is needed to understand my property values?
Learn the top 4 types of documents to collect when challenging your property tax assessment. These will boost your success for lowering your property taxes.
Here’s some of the most helpful documents you will need to support your opinion of what it’s worth:
Repair Bids and Estimates
Significant problems with the foundation, roof, electrical and plumbing need an estimate from a qualified professional. Likewise, issues related to flooding damage and wood rot also need a repair estimate. These documents are proof of the repair costs and they are necessary at the hearing.
Detailed Photographs
Show all of the problems your property may have. 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 is helpful too.
Be sure to get many general photos of your property too. Interior and exterior photos will aid in comparing your home with others in your area. Kitchen, bathrooms and main living areas are great photos to include in your collection of documents. The characteristics of your property are important to show when comparing the class of your home versus the recent sales in your neighborhood.
Receipts
Get all the receipts associated with recent permits and renovations. Checks and credit card statements help too. Collect anything to prove the expenses you incurred relating to your property because all of the costs associated with that work need to be verified to support your case.
Proof of Purchase Price
If you have recently purchased your property and the purchase price is lower than your notice value, then get a copy of your signed settlement statement. Also gather any other pertinent information regarding the sale. This is especially important if it was not the typical open market transaction.
A typical open market transaction usually has these aspects related to the sale:
- It is publicly advertised.
- It is a transaction between two unrelated parties.
- Each party has their own 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 and agent do their own market research and 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?
Now you know the Information to understand property values.
Learn the top 4 types of documents to collect when challenging your property tax assessment. These 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
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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