Missed the Property Tax Protest Deadline? Here’s How to File a Late Protest

Here’s what you need to know about filing a late property tax protest in Texas:

• The Texas property tax protest deadline is the later of May 15 or 30 days after you receive the Notice of Appraised Value. Anything after that is considered late.
• If you meet the strict requirements, you may file a late protest under 25.25d, 25.25c, or 41.11. However, these are more difficult to prove and may result in fewer savings.
• Start preparing for next year now by setting an alert for the deadline and keeping records of the evidence you may need. Then file as soon as you are able, rather than waiting for the deadline.
• The tax experts at Gill, Denson & Company are available to assist with your late property tax protest filing.

When Was the Texas Property Tax Protest Deadline?

The property tax protest deadline is typically May 15th, or 30 days after you receive the Notice of Appraised Value, whichever is later. You may not always receive a notice in the mail, so it’s best to verify on the county website or follow the May 15 deadline. Most protest hearings take place from June to September, and the county needs time to prepare for and schedule them all. Your property tax bill is then sent out around October or November. There are very few circumstances in which you can file late.

Can I File a Late Property Tax Protest?

Technically, you can file a late property tax protest in Texas, but you have to meet specific, rare circumstances. If eligible, you may file under the following protest categories:

• 25.25d Protest: May be filed before the taxes become delinquent if your non-homestead property is overvalued by at least one-third or if your homestead residence is overvalued by at least one-fourth.

• 25.25c Protest: to correct clerical errors for up to five previous tax years, but not to protest the property’s appraisal value.

• 41.11 Protest: if you believe the chief appraiser or appraisal review board failed to properly deliver the Notice of Appraised Value. You must have an accurate mailing address on file. The county has a low burden of proof in this case; if USPS loses your mail, that is not a valid reason.

Each of these late-filing options comes with strict requirements and a high burden of proof. You may also incur a late-correction penalty fee, which reduces the amount of savings you’ll receive. In all cases, you must still pay the taxes due on time, or you’ll forfeit your right to protest.

What Else Can I Do Now?

There is not much else you can do about the current year’s property taxes once you miss the deadline and exhaust the above options. The best course of action is to start preparing for next year’s taxes now. Write down the May 15 deadline or set a calendar alert on your phone so you don’t miss it next year. Keep detailed records of anything that affects your property’s value in preparation for your next protest case to the county. 

Do not wait until the deadline next year; file your intent to protest as soon as you can. You can do so once the county has sent the Notice of Appraised Value or the records have been updated online, typically in April. This will save you time and stress, and potentially thousands of dollars on your next bill.

Need help with your late property tax protest? Contact the experts at Gill, Denson & Company today for assistance with your late filing.

If you want to discuss next year’s protest, reach out to us in January so we can get an early start gathering evidence for your case.