PROTESTING YOUR PROPERTY VALUE
By May 1, 2009 all Dallas County residents should have received their 2009 Notice of Appraised Value. If you disagree with any action taken by the Appraisal District that affects your property, you may file a protest. The most common reason for filing a protest is your proposed value is too high. However, other reasons for protest include you were denied an exemption, or your property record lists an incorrect owner, or you never received the required notice, to name a few.
The Appraisal Review Board (ARB) requires that protests be in writing, and the ARB will not accept protest filings by electronic communication. The Appraisal District has protest forms, but using an official form is not necessary. Any written notice is acceptable as long as it identifies the owner, the property that is the subject of protest, identified by its’ address and account number, and the nature of the protest. It is also helpful to attach supporting documentation you would like for the ARB to review.
Protests must be filed by May 31, or no later than 30 days after the Appraisal District delivers a Notice of Appraised Value, whichever is later. The deadline to file a written protest for 2009 Tax Year is June 1. It is important to file on time and your protest should be mailed to the address listed on your Notice of Appraised Value. It must be postmarked, or delivered in person, to the Central Appraisal District at 2949 N. Stemmons Freeway by close of business (5:30pm) on June 1, 2009.
Once a written protest is received, a hearing is scheduled by the ARB. You will have at least 15 days notice of the date, time and location of the hearing. The Appraisal District will also send you a copy of Taxpayers’ Rights, Remedies & Responsibilities, a copy of ARB hearing procedures and a statement that you have the right to inspect the information that the Appraisal District plans to introduce at your hearing.
Any time prior to your formal ARB Hearing, you are encouraged to stop by the Central Appraisal District to talk to an appraiser in an informal manner to resolve your issue. It is not necessary to make an appointment. Also, during the month of May you can talk with an appraiser without a protest on file. You should be prepared to present documented evidence that supports your market value position. If you have recently purchased your home, you should provide a copy of the closing statement and/or a fee appraisal if one was done for financing purposes. If you have not recently purchased, then you should have sale comparables, broker’s opinion of value, and any other sales information that will support your position. If deferred maintenance or repair issues are present, you can provided pictures and professional repair estimates of the problem areas.
If you are unable to resolve your issue informally, your protest will be heard by the ARB. The hearing is conducted like a court case, only less formal. The ARB will hear evidence in one of three ways. You can appear in person, you can appoint someone to appear for you, or you can file an affidavit stating your facts and presentation by mail. If you authorize someone besides a family member or friend, to argue on your behalf (i.e. a real estate agent), you must obtain a copy of the Appointment of Agent for Single-Family Residential Property Tax Matters form from the Appraisal District and file it with the office. To authorize a third party who is paid to represent you, you must use a special Appointment of Agent form. This form is available from the appraisal district. There are several companies in the business of representing homeowners in an effort to reduce assessed values, thereby saving the homeowner property taxes. Most of these companies get paid by collecting a percentage of the savings, usually about forty percent. If they are unsuccessful in getting a reduction, you owe them nothing. By authorizing their services, they continue the process year after year until you send written notice to terminate. For answers to questions concerning any part of the appraisal process, visit www.dallascad.org or call (214) 631-0910.
Please feel free to contact Judy Switzer & Associates with any questions regarding your assessed value. We are happy to help. We can be reached at 214.445.6555 or 214.801.7273 (cell).
