The appeals process and deadlines vary from locality to locality. So does the amount of time that you are permitted for to file an appeal. Sometimes a homeowner may have as few as 30 days to appeal. In other areas, you may have up to 120 days.

 

Tax bill assessments can be appealed on one of two grounds: an assessment at a higher rate than comparable homes or a mistake in the assessment of your home.

• Tax bill mistakes :
  Mistakes are more common than you may think and you need to point this out and not pay for them. Most assessors do not even visit your property to inspect it. They instead rely on and compare a description of your house with that of similar homes in your neighborhood.
  
  Also, appraisers may very well use historical information that is incorrect to calculate your property taxes, and if they do, then you are paying too much. As an example, a houses square footage might have been incorrectly stated or calculated on the original construction documents.
  
  Another common error. An assessor may have a slightly different thought process than you do of your home. Example. The local tax assessor may be counting a screened in porch as a year round living area and you only use it in the summer, so you may be paying for something that is incorrect on the assessment.
  
  You need to check the number of bedrooms, bathrooms, and everything else about your home with what the assessor has. Never forget any modifications you have made. For example, if you have torn down a garage in order to increase garden space, your home's value likely will have decreased.
   
• Assessment higher than comparable homes :
  The second way to contest a tax assessment is to review how your home compares to other, similar houses in your neighborhood. Similar and comparable means homes of the same age, size, and general location.
  
  For example, Mr Smith. may live in a 550-home subdivision in Texas. But even within that large subdivision, there are absolutely differences that affect value and you need to help point this out to the assessor. A home near a busy road, or an entrance, in the community are valued less than those on a creek, so the taxes paid need to be less.
  
  You can find information on comparable homes and their assessment and values at the assessor's office. If you do not want to do this work yourself and need help, then hire an attorney, property tax consultant, or even a realtor. Get tax data on five to ten comparable homes and see what they are paying for taxes. This is public data and is at the assessors office, and by law, they need to help show you how to do the research.
  
  Once you have your data, go over the numbers and then you can decide whether you have a case. If your data shows that your assessment is higher than comparable neighbors homes, then you need to contact your local assessor's office and you should first try to arrange a one-on-one, informal meeting. You can write the, call, or stop by. If you decide to write your assessor, find an example of a letter used to appeal your property taxes. More.
  
  Many times simply communicating with the assessor and pointing out the data and facts can be enough for the assessor to lower an assessment and your tax bill. Read how a record number of homeowners are successfully challenging their home assessment.
  
  Some studies show that over 80% of cases are resolved through informal negotiations. However, just be aware that when you informally meet with your assessor, it truly is a negotiation. You may end up with a higher valuation than you would like, but it would still be one that is lower than the assessor's original appraisal, and no matter what a lower assessment will help you save on property tax bills.

 

 

The hearing, if it is needed

If the local tax assessor will not meet with you (also note that some areas will not permit informal meetings), or if you do meet but still fail to reach a fair agreement, the next step you need to take is to protest the tax assessment.

Ask the tax assessor what the procedure is and what the deadlines are to file a protest. The assessor needs to help you with those questions. Be sure you follow the guidelines to the letter of the rules to ensure against your appeal is not dismissed due to a technicality.

Before your hearing, gather all your data, stats, and evidence and put it into order. For example, you may want to put the market stats and data into a spreadsheet or format that makes it easy for the officials to see the basis of your argument, and you should strongly consider collecting photos of comparable properties and their property taxes. Your presentation doesn't have to be as polished as a top notch lawyer, but being, and showing that you are organized, will help you put on the strongest possible case. It will increase your chance for success, and find out what percent of property tax challenges are successful. More.

Another idea is to consider sitting in on somebody else's hearing before your appeals date as you can see how the local board operates. You can also get a sense of what arguments don’t work, and that do work.

Even if the board doesn't rule in your favor despite your compelling presentation, you always take your case to court, but in many cases it will cost you more in fees and attorney bills than the amount of tax money you might save from paying. Many states also have a state appeals board where you can state your case if the local panel rejects your petition.

It is important to stay professional and composed and throughout the process.