For the majority of Texans, the last day to appeal their property values in an effort to lower their taxes was May 15. Other homeowners and businesses are still able to file protests thanks to late-arriving notices of appraised value. Whatever the case, things across Texas are transitioning from filing to actual hearings that will decide the fate of property taxes. This begins with informal meetings between taxpayers and their respective appraisal districts (CADs), with possible formal hearings on the horizon.
The appeal system in Texas is set up so that every Texan has a chance to lower their property taxes through appeals, assuming they have the correct grounds and evidence. However, the best results can be achieved with professional representation. Even though protests have been filed, you can still add a professional to help guide you, represent you in hearings, and offer other assistance.
The Importance of Evidence
By far the most important aspect of a successful protest to lower taxes is evidence. Even in the simple setting of an informal meeting, evidence takes precedence over everything else. This includes photographs of property conditions and deferred maintenance, sales records for comparable properties, and a collection of appraisals for neighboring properties that share the same characteristics as your own. This evidence must then be put together into a comprehensive portfolio that can be easily referenced by both you and your CAD.
Knowing what the right evidence is and putting it in the best possible light often takes a professional eye. This is by far the most time-consuming part of the process and is where the vast majority of protest mistakes occur. A professional can identify the right properties to use as a comparison and often has access to databases that contain curated appraisals and sales records. A professional can take the bulk of this load away, leaving you time to get back to your life.
Representation in Hearings
While informal meetings are short, they are still often difficult to attend. They take place during work or school hours, and often require a long wait to begin. When the meeting begins, the taxpayer needs to have the right mindset and the ability to present their evidence in order to be successful. Pro se taxpayers often use the wrong evidence with the wrong grounds, target taxes rather than values, or become flustered. All of these errors can quickly lead to a rejection by the CAD.
Outside of informal meetings, there are formal hearings with the appraisal review board (ARB). These follow unsuccessful informal meetings or lowball settlement offers. These take much longer, are organized, and require even better evidence. This is where professional representation truly shines, and leads to far better results than taxpayers handling the situation themselves. The best way to maximize a formal appeal is to use an expert who can attend in your stead. With the right evidence, your representative has the best shot at landing a reduction and getting a bigger settlement.
Settlement Offers
It can be tough to gauge if an informal settlement is fair for a layperson. While it may seem to be a boon to get an early offer, accepting it instantly ends any other options when it comes to getting a reduction. In many cases, a CAD will offer a small settlement that will not meet the reality of your situation. An expert who has analyzed your appraisal can tell what a fair offer would be, and if your evidence justifies a bigger one. Often, to get the best result, an appeal will need to be taken to the ARB. In some counties, such as Travis or Fort Bend, formal appeals are the norm, as informal settlements are virtually always inadequate. An expert will know your property, your evidence, and what a fair settlement looks like coming from your appraisal district.
The Whole Process Can be Overwhelming
Texans are challenging their values more than ever before, with some counties seeing one-third of all properties protested annually. While the process is becoming more vital each year, as property values increase, the entire thing can turn into an ordeal that you never expected. Looking through the appraisal for errors, gathering evidence, and attending hearings can all be too much to deal with for a busy person. What started as a simple task can quickly spiral, especially as hearing or meeting dates approach. Thankfully, you can still add a representative to assist you, even after you have filed your appeal. If the task has become too much of a drain, it is often best to reach out for help.
O’Connor Offers Full Support
We at O’Connor are here to help guide you through the process. For over 50 years, we have helped our clients achieve fair tax reductions thanks to appeals, assistance with exemptions, analysis of evidence, and advice. While we are based in Houston, we have branch offices in every major area of the state, and can provide you with local expertise backed by national resources. We are experts at gathering evidence, and use data-driven techniques to find the best property and appraisal comparisons possible.
Unlike other firms, we also offer a personalized touch. This starts with you receiving a client success consultant upon joining. This will be your primary point of contact, and they are a representative dedicated to your case. If you have questions or need updates, you can simply reach out to your consultant. They will act as a bridge between you and other professionals, such as hearing experts. In many cases, we can also offer to send out concierge visits. This is when one of our experts comes to your home or business to meet you and get to know your property. They can often find more evidence that will help your case. There is no upfront cost for any of these services, and we will only charge you a portion of your savings if we can lower your taxes.
Frequently Asked Questions About Tax Settlements
Q: Do I need someone to represent me at a hearing or meeting?
A: No, you can do this yourself, but a representative does all the work for you, saving you time and effort, while also giving you the best chance to win.
Q: Can I reject an informal settlement?
A: Yes, though this will mean taking your case to the ARB. This can provide better savings, but also requires much more time and evidence to be successful.
Q: Can I still sign up for representation after the informal meeting?
A: Yes, as long as you did not take a settlement. By accepting the settlement, your protest journey ends. If you refused a settlement or didn’t receive one, you can still sign up with O’Connor.
Q: How many comparable properties or appraisals should I have?
A: We recommend at least five comparisons when it comes to informal meetings. If you can find more, this is always helpful. Sales records can often be found through realtors, while you can find appraisals on your appraisal district’s website.
Q: What do properties have to have in common to be used as comparisons?
A: They need to be in the same location, be around the same age and size, and have a similar room count.
