If you disagree with the appraised value of your property or believe there are inaccuracies in the appraisal records, you should file a Form 50-132, Notice of Protest (PDF) with the Appraisal Review Board. In most circumstances, you have until May 15 or 30 days from the date of the appraisal district notice, whichever is later.
How to Present Your Case for a Lower Property Tax Assessment
If your property tax bill has dramatically increased, you may have grounds for an appeal, especially if the increase appears to be out of step with overall appreciation in your region. If you are dissatisfied with a house appraisal, you should first determine the type of appraisal that was performed. Online, county, or traditional appraisals can be used.
Online appraisals are normally used to save money. An internet search is done for comparable properties and the value of your home is based on the comparable properties and other factors. The information obtained with an online appraisal does not take new renovations into consideration.
With county appraisal, an appraisal is a drive-by appraisal. Normally a photo is taken and then research comparable properties are. The same as with the online appraisal, no one does an inspection of the inside of the house. Traditional appraisal enters the house, collects current information, and obtains information about any upgrades or renovations done to the property. A comparison is made between your home and similar homes in your neighborhood.
The following points will assist you with your preparation:
- Find out what your home’s current value is
What you need to know is the current market worth of your home. To determine current worth, you should ideally obtain an evaluation from a licensed appraiser, but this will come at a cost.
- Take deadlines into consideration
To appear before the Appraisal Review Board, you must file a written objection with your local appraisal district by April 30.
- Appointment of a third party
You can appoint a third party to assist with the appeal or you can conduct it yourself. If you appoint a third party, they will charge a nominal fee. If you do the appeal yourself, you will be charged a small administrative fee.
- Talk to the Appraisal Office About Your Protest Issue
In some situations, you may be able to resolve your concern with the appraisal office prior to your hearing before the Appraisal Review Board. It is advised to learn more about their procedure, contact them directly.
Things To Consider If You Want To Contest Your Appraisal
- Review the appraisal and ensure that you understand it
Meet with your real estate agent to go over the homes that your appraiser judged comparable. The following are some things to watch for:
- The amount of space
- Size of each lot location of each dwelling
- What condition each residence is in how old is each house is
- What amenities does a specific house offer?
- A custom or a tract home?
If there are any mistakes, such as miscalculations or wrong subdivisions, it is important that you provide the supporting documents that support your claims.
- Up-to-date permits
If you had any remodeling done, ensure that you have the correct permits available to provide as evidence.
- Check the comparable
Comparables are a vital foundation for appraisers, and wrong comparables can significantly influence their evaluated value. Examine the ones used by the appraiser to see if they are appropriate fits for your home.
Meet with An Appraiser
When meeting with the appraiser, the following tips can be useful to work effectively with appraisers:
Be on time and come prepared
Meet with the appraiser at the property to discuss the property’s merits while offering essential information such as property brochures, a floor plan, and a list of recent upgrades.
Prepare a fact sheet
Prepare a fact sheet outlining the house’s features to assist in determining what distinguishes it from other sales. This minimizes inconsistencies while reducing turnaround time.
Present a cheat sheet
Present a cheat sheet version of the Comparative Market Analysis that was produced for the seller to establish the list price and make individual comments on the merits and disadvantages of rival properties. This can help you and the appraiser see eye to eye.
Share your knowledge
An appraiser can improve accuracy and comparable selection by sharing your “inside” information.
Familiarize yourself with the lender’s protocol
When booking the meeting, inquire about the lender criteria for this appraisal. By understanding the specific criteria, a realtor can develop a more tailored market analysis, increasing the likelihood of a successful conclusion.
Consult with The Appraiser Review Board
The appraisal review board is the system’s judicial branch. The appraisal review board is distinct from the appraisal office and has a different purpose. It hears and resolves appraisal-related issues. This is a large and vital task, but the appraisal review board must be aware of its legal and practical limitations.
The points below will assist with your consultation with the appraiser’s review board:
- The first and most critical step is to ensure that you have filed an appeal with the appropriate appeal district on time.
- With an appeal on file, most appraisal districts will allow you to meet with a staff appraiser informally to examine the current valuation.
- At this point in the appeals process, most appeals are resolved.
- If an agreement on valuation cannot be achieved, the taxpayer has the right to a formal hearing before the appraisal review board.
- Remember the following points as you prepare for your appraiser’s review board hearing:
- Request a copy of all evidence that the appraisal district intends to submit at your hearing from the appraisal district. This must be completed 14 days prior to your hearing.
- Make an outline of the pertinent data and stick to it during your presentation.
- Make copies of your evidence for the members of the appraiser’s review board and the staff appraiser.
- You will have a limited amount of time to explain the nature of your protest.
- What kind of relief are you looking for?
- As a result, keep your presentation brief and to the point.
- Prepare to refute the evidence presented by the appraisal district.
Home appraisals are generally accurate, but if you believe your home was undervalued, don’t be intimidated by the appeals procedure. Prepare for your appraisal ahead of time and understand your choices if the appraisal comes in low.