How Does the Process Work?
- A Notice of Appraised Value is sent by April 1st or as soon as practical thereafter. If you believe the appraised value of your home is incorrect, you may appeal the value before the Appraisal Review Board.
- The ARB is an impartial panel composed of your neighbors within the county. They will listen to you and the appraisal district’s representative and may adjust values based on the evidence presented at the hearing.
What Can I Protest?
- Property value is too high
- Property value is disproportionate to other properties in the area
- Exemption was denied
- RCAD failed to provide notice of a change to your property value
Things to Remember:
- Be aware of deadlines. File in a timely manner.
- Review any and all documents and forms sent to you thoroughly.
- Do not ignore mail from the appraisal district.
- Do feel free to ask us for our evidence and discuss your property valuation with an appraiser.
- Be on time for your hearing. Occasionally, the protest hearing of the owner scheduled before you may run longer than we anticipated. If that happens, please wait patiently in our lobby. You will be considered a no show if you are not present when the ARB is ready to hear your case, even if you were there earlier that day.
Additional Information about the ARB Process:
- You will be able to offer rebuttal evidence to anything presented by our appraiser.
- Make sure any changes to your property that you plan to introduce into evidence occurred before January 1st.
- It is your responsibility to prove our valuation was inaccurate. You can’t just say we’re wrong; you have to be able to say and show why.
- Keep in mind, we can only see so much of your home and may not be aware of other improvements or defects that are not immediately visible. We are also responsible to appraise thousands of homes in different neighborhoods, so please don’t get personal with our staff or the ARB. It’s important to present your case clearly and concisely.
- Avoid getting emotional.
- Be organized.
- RCAD must establish the value of your property by a preponderance of evidence – meaning the more convincing evidence not the greater quantity.
When all is said and done…
- The ARB will tell you their opinion of your home’s value.
- You will be sent a written order by certified mail.
What Are My Options If I Don’t Agree with the ARB?
- Binding arbitration
- District court
- State Office of Administrative Hearings (for properties valued over $1 million)
More information is available on the Comptroller’s website.