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Late Protests

Late Property Tax Protests & Correcting Property Tax Errors

Late Protests

Late Protests may be filed for the following reasons:

  • Property is Over-Appraised (Appraisal is too high compared to sales of similar homes, or not Fair and Equal when compared to the appraised value of similar homes)
  • Clerical Errors have been made in property description (e.g., square footage is overstated, characteristics of property are erroneously stated, pools/buildings have been removed, exemptions were not applied, etc.)
  • Notices were Not Received from the Appraisal District (e.g., Notices of Appraisals, Notices of Hearings, Notices of Exemptions Denied, etc.)

“Over-appraised” Late Protests (25.25d Protest)

Late protests based on Over-Appraisal of property may be filed as late as Jan 31 following the Tax Year, e.g., for 2004 taxes, the Late Protest must be filed by January 31, 2005.

To be successful in a Late Appeal based on an over-appraisal, known as a 25.25D Protest, the property must:

  • Not have been the subject of a prior regular protest and ARB hearing where the owner presented evidence as to the value of the property, and
  • Have been over-appraised by more than 1/3 of the correct value (the final value must be less than 75% of the original appraised value)

We have had good success in reducing the taxes for many of our clients in Over-Appraisal situations using the Late Protest process.  Call us if you believe that your home may qualify.

Correcting “Clerical Errors” (25.25c Protest)

Late protests based on Clerical Errors may be filed at any time the error is discovered, even if a hearing has already been held.  Clerical errors may be corrected for the current tax year and the five (5) preceding years.

We have been successful in obtaining refunds for up to six prior years for many of our clients based on square footage errors, pools/buildings removed or changed, etc.

“Notices Not Received” Protests (41.411 Protest)

A protest based on not receiving notices from the Appraisal District may be filed at any time, and if successfully proven, will result in a hearing being granted.

Technically, this is a “Failure to Give Notice” hearing, and the only requirement on the part of the Appraisal District is to prove that they mailed the notice to the correct owner at the last known address.  Call us to discuss in more detail.