What to Do If Your Texas Property Tax Protest Is Denied

Navigating the property tax protest process can feel daunting, especially if you’ve received a notice that your protest was denied. But don’t worry, you’re not out of options. Texas law provides several paths you can take to appeal the decision further. Here’s what you need to do next:

Understand Why Your Protest Was Denied

When the Appraisal Review Board (ARB) decides on your protest, you’ll receive a written notice by certified mail. Carefully review this notice, as it explains why your protest was denied. Understanding the ARB’s reasoning will guide your next steps effectively.

Explore Your Appeal Options

If you’re dissatisfied with the ARB’s ruling, Texas law offers three primary avenues for appeal:

1. Appeal to the State District Court

You have the right to appeal the ARB’s decision to the state district court in your county. This legal path involves filing a lawsuit and might require legal representation to navigate successfully. It’s typically the best option for complex cases or larger commercial properties.

2. Appeal to the State Office of Administrative Hearings (SOAH)

In specific cases, homeowners can appeal to the SOAH, an independent state agency. This appeal is more administrative than judicial, providing a structured yet less formal process than a district court. It’s ideal if you prefer a quicker, less intimidating environment.

3. Binding Arbitration

For residential homesteads or smaller properties, binding arbitration can be a cost-effective and relatively quick way to challenge the ARB’s decision. An impartial third-party arbitrator reviews your case and makes a binding decision. This option is simpler and usually faster than court appeals.

Initiating Your Appeal

Regardless of which appeal option you select, time is crucial. You’ll need to file your appeal promptly; deadlines typically range from 45 to 60 days after receiving your ARB decision.

Ensure that you also comply with Texas law requiring the payment of a portion of your assessed taxes before the delinquency date to maintain your right to appeal.

Consider Limited Binding Arbitration for Procedural Issues

If your protest was denied due to procedural issues, such as the ARB or chief appraiser failing to follow required protocols, you could file for Limited Binding Arbitration (LBA). This specialized appeal compels the appraisal authorities to adhere strictly to procedural requirements, possibly giving you another chance to present your case effectively.

Seek Help from Your Taxpayer Liaison Officer (TLO)

In counties with populations over 120,000, you can contact your local TLO. The TLO helps clarify appraisal and protest processes, manages disputes unrelated directly to property appraisal, and can facilitate informal resolutions.

When Professional Help Makes a Difference

Appealing your property tax protest denial can be complex and stressful. Hiring professional help, like Texas Tax Protest, can significantly simplify your journey. With over $85 million in client savings, a decade of proven expertise, local Texas-based support, and cutting-edge, big-data-driven software, Texas Tax Protest equips you for success in your appeal.

Don’t Give Up, Act Promptly

Having a property tax protest denied doesn’t mean your fight is over. Understanding your options and promptly pursuing an appeal can yield significant property tax savings. Reach out to Texas Tax Protest for guidance tailored to your unique situation and ensure your appeal has the best possible chance of success.