Six years ago Gov. Perry and legislators informally "agreed" to divert many state responsibilities to local governments. Included in this are various state fees and penalties along with increased property taxes for public education, which for more 5 years has fallen heaviest on homeowners. 

Three years ago the governor and officials approved a bill to provide long-need relief to property owner. They told the public that property taxes will decrease by one-third over the next 2 years.

Well, what good is that "relief" if appraisal districts continue to increase property values 10 percent EVERY year?

Not surprising, every year the governor and legislators keep promising to help Texans by providing REAL  relief, but it NEVER happens.

We all need to recall that our forefathers fought a revolution primarily because they were unfairly taxed! "No taxation without representation!"

Unfortunately, there are very few officials who are representing the majority of people and fighting for the community's best interests.

I have received many telephone calls and emails from people for help regarding the property tax system, so here it is.


What Homeowners Can Do To Get Proposed Appraisal Values Decreased!

It's that time of the year again when Texas homeowners receive their proposed appraisal value increases on their homes and properties (structure and land). Generally, the new values proposed by County Appraisal Districts will try to increase home/land values anywhere from 3 to 6 percent, but the proposed increase may be as high as 10 percent by law. So, usually districts increase values 10 percent right away.  They have nothing to lose because most property owners accept the increase and do NOT protest them.  It's done this way EVERY year.

Homeowners need to know they have options. Unfortunately, most homeowners don't know what their rights and options are and/or don't know how to fight the abusive property tax system.

Now, I'm going to preface this article by saying that I'm not advocating that any homeowner do anything illegal or fraudulent in their dealings with their local appraisal or tax offices, but there are things every homeowner can do to decrease the proposed tax increase determined by the county appraiser. The amount of value increases are not "carved in stone."

By the way, if you're over 65 years of age and own a home, you qualify for a county tax freeze on structure, land and school taxes, and should contact your appraisal district immediately to apply for it. If you are legally disabled, you may qualify for a school tax freeze and one or more exemptions. Every homeowner qualifies for a homestead exemption.

During the past seven years, property taxes in some districts have risen to a total of more than 800 percent. [That may sound crazy and illegal, but it's happened to some, including myself. I won't go into how this may occur because it doesn't happen to most homeowners. If you need advice on this issue, contact me via email.]

During that time period many homeowners have lost their property to foreclosures or had to sell their unaffordable homes more quickly for a lot less money than the real market value.

What smart homeowners can do

Of the total number of homeowners very few formally protest their proposed value increases, which is very unfortunate because it permits County Appraisal Districts to continue this absurd and oppressive system of annually increasing our property taxes.

As homeowners receive the new proposed tax increase they IMMEDIATELY need to file a FORMAL protest with their Appraisal District. The application for a formal protest is included with the proposed value increase. Note the deadline for filing.

Upon receiving the request for formal protest, the Appraisal District will schedule an appointment for the homeowner to appear before the Appraisal Review Board (ARB), usually within two weeks and it will inform the homeowner of the date and time via mail.

Generally along with its written response will be the name of an appraiser for the homeowner to contact to try to resolve the value issue BEFORE the scheduled appearance before the ARB. It really is a benefit to the homeowner AND the district that homeowners try to resolve the value issue INFORMALLY.

If enough homeowners formally protest the proposed values EVERY YEAR with the Appraisal Review Board (ARB), most would get some sort of decrease in the proposed value INFORMALLY with an appraiser. Consequently, it's worth it to EVERY homeowner to file a formal protest with the Appraisal District. You only lose, if you snooze on the issue. No one has to pay the first proposed value increase requested by the Appraisal District.

Those homeowners who don't protest the proposed increase in value are doomed to pay the full amount of proposed value increase. It doesn't cost homeowners anything to file a formal protest and/or to be heard before the ARB, and to meet informally with an appraiser. This is every homeowner's right under the law.

The Appraisal System

The members of the ARB are appointed by the Appraisal Districts' Board of Directors. In turn, the Directors are appointed by the Taxing Entities, which are comprised of the county, city, school district, etc. A possible conflict of interest could occur because a Director also may be an elected official, like a mayor or councilman. The Board of Directors has some authority to regulate appraisal policy and also has "influence" regarding community property values as the board works with the Chief Appraiser.

How to Present the Protest

What has occurred currently and more frequently is that once a homeowner finally goes before the ARB, the board generally will NOT provide any decrease of property value. Therefore, a deal generally may be more forthcoming working informally with an appraiser BEFORE making your formal protest presentation to the ARB. If you make a satisfactory agreement informally with the appraiser, you then may fill out the form to cancel the formal protest. If not happy with the agreement, you still may go before the ARB as scheduled.

Since we are speaking of increased VALUE, it's up to the homeowner to prove the actual value of the home and/or property is less than the proposed value. Sounds difficult, but it really isn't.

Often the appraiser determines the value on comparable properties in the homeowner's area. Homeowner immediately may request from the appraiser AT LEAST three such comparable properties. Once received, the protesting homeowner must prove that the comparables are of higher value than his/her house and/or property.

Homeowners should document a list in writing of the legitimate reasons (not emotional ones) why the home and/or land values are NOT comparable to those provided by the appraiser. In addition, it's a good idea to bring along photos that prove any sort of devaluation of the property in question, e.g., photos of mold infestation, a rotting roof, foundation problems, need for external painting --- virtually anything that can show a devaluation. If the district did not use comparables, which it must, the same method of list and photos should be used in presenting why the homeowner protests the proposed increase in value.

With such documentation and photo proof, the appraiser would be hard-pressed not to decrease the proposed value of the home and/or land.

There is an old saying --- "Nothing ventured, nothing gained" It is especially 1 of the property tax appraisal system. It would benefit most EVERY homeowner to protest the Appraisal District's proposed property value increase. To do nothing is to ensure that you continually will pay top dollar property tax increases EVERY year.

What about YOUR County Appraisal System?

Lastly, if you are unhappy with how your district works with you/homeowners, since most of those working at top level positions for the Appraisal District are appointed it is paramount that district residents vote-out (incumbents) elected county and district officials. After the new officials are elected and placed into office, they will appoint other individuals to be part of the County Appraisal District.

Another option for voters is to write and phone state officials and demand that they repair the broken county appraisal district system. It's an infantilizing and oppressive method for taxing homeowners and it needs to be changed.

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