Did your Notice of Appraised Value hit your mailbox this spring? If the number surprised you, you are not alone. Many Spring homeowners see appraisals that do not reflect real market conditions or their property’s true condition. In this guide, you will learn the exact steps to file and defend your protest with Harris County Appraisal District, the evidence that works, and how to prepare for a smooth Appraisal Review Board hearing. Let’s dive in.
Key deadlines Spring owners must know
Missing a deadline can cost you your protest. In Texas, you must file your protest by May 15 or within 30 days after the date your Notice of Appraised Value was mailed, whichever is later. If your notice arrives in April, May 15 is often the date to watch. If it arrives later, count 30 days from the notice date.
Notices typically mail around April 1 under state timelines. Read yours closely and mark the mail date. Your hearing notice will arrive later and will explain evidence exchange steps and your hearing date.
If you need exemptions, most homestead exemption applications are due by April 30 of the tax year. Other exemptions, like over-65 or disabled veteran, have distinct rules. Confirm specifics on HCAD materials that come with your notice. Business personal property renditions are generally due April 15. Some businesses can request extensions, so verify the exact date on HCAD guidance.
File online first to protect your rights
Start by filing your protest online using HCAD’s online protest system. Portal names can change, but you will see a clear “file a protest” option on HCAD’s site. Filing online timestamps your protest and preserves your hearing rights.
When you file, have your property account number from the notice. Enter your contact info and a short reason for protest. Keep it concise, such as “Market value is overstated based on comparable sales” or “Property data is incorrect.” Upload any initial documents that support your claim.
If someone will represent you, upload a signed authorization when you file. HCAD and the ARB typically require written authorization for agents or attorneys. Check the hearing notice for accepted forms.
Try pre-hearing settlement online
After you file, use HCAD’s settlement portal, often called iSettle or a settlement exchange, to try to resolve your case before the hearing. Share a one-page summary of your requested value and attach your most persuasive evidence. Focus on 1 to 2 pages and 2 to 3 strong comps, or a concise appraisal summary if you have one.
Be direct about your requested number and how you got there. Many cases settle here, which saves you time. Portal names and upload limits vary, so confirm steps on HCAD’s site and in your hearing packet.
Build evidence that wins
Your goal is to prove the appraised value is incorrect or inequitable. Use a combination of evidence for the strongest case.
- Comparable sales within the past 6 to 12 months that match your home’s size, age, lot, amenities, and location.
- An independent fee appraisal that follows USPAP standards.
- Condition and cost proof like contractor estimates, dated photos, permits, and invoices.
- Property data corrections such as surveys, plat maps, and photos to fix square footage, bathroom count, or finished area errors.
- Income and expense documents if the property is a rental, including leases, rent rolls, actual expenses, and vacancy rates.
- Assessment comparisons that show similar nearby properties assessed lower. Include HCAD account numbers and values.
Keep everything tied to the appraisal date on your notice, which is typically January 1 of the tax year.
Market value argument
Lead with 3 to 5 strong comparable sales. Explain key differences and simple adjustments, then reconcile to a single requested value. If you have a fee appraisal, cite the appraiser’s final reconciled value and include a short summary page.
Inequity argument
Show that your property is assessed higher than similar properties nearby. Provide HCAD records for those comparables and note differences clearly. Normalize for size, age, and condition so the panel can compare apples to apples.
Income approach for rentals
For investment properties, calculate net operating income from actual rents and expenses. Support your cap rate with local market references if you have them. Explain unusual vacancies or concessions. Provide leases, rent rolls, and an itemized operating statement.
Condition and data errors
Condition issues and incorrect property data are often the fastest path to a reduction. Use dated photos and contractor estimates for needed repairs. Bring surveys or sketches to correct square footage or finished area. Start with these items in your presentation.
Prepare for your ARB hearing
The ARB is an independent board that hears protests. Hearings are informal but structured. Each side will present, the panel may ask questions, and then they issue a decision. Time limits vary, so follow your notice instructions.
Many protests settle before the hearing. If you reach a settlement, you will receive a signed agreement and your hearing will be canceled. If not, arrive early with copies of your evidence and a calm, concise plan.
What persuades the ARB
- A short, clear summary page that states your requested value and the top reasons.
- Focused evidence that ties directly to your number.
- Credible third-party sources, like a licensed appraiser’s report.
- Corrections to factual errors in the appraisal record.
Pitfalls to avoid
- Overloading the panel with long, unfocused packets without a summary.
- Using comps that are not truly comparable or are too old.
- Forgetting to correct simple data errors before the hearing.
Spring primary residence checklist
Use this checklist if the home is your homestead.
- Notice of Appraised Value and your property account number.
- Proof of ownership such as a deed or closing statement.
- Homestead exemption proof if relevant, like a Texas driver’s license with the matching address.
- 3 to 5 recent MLS comparable sales with full details.
- Independent appraisal, if available.
- Photos of condition issues and contractor estimates for repairs or deferred maintenance.
- HCAD property record card with notes on any discrepancies, like square footage or baths.
- One-page summary with your requested value and reasons.
- Signed authorization if someone will represent you.
Strategy tip: Start with factual errors. Then present comps and any market trend snapshots tied to the appraisal date.
Spring investment property checklist
Use this if your property is a rental or small multifamily.
- All documents listed for primary residences.
- Rent rolls and signed leases, ideally 12 months.
- Detailed operating statement with income and itemized expenses.
- Vacancy history, concessions, and management fees.
- Comparable rental data and cap rate references.
- Invoices for repairs and estimates for major deferred maintenance.
- For short-term rentals, occupancy rates, nightly rates, fees, and platform history.
Strategy tip: Lead with the income approach. Show realistic NOI and support your cap rate. Document increased operating costs or lower rents that affect value.
Timeline at a glance
- Day 0 to 3: Read your notice, confirm mail and appraisal dates.
- Day 0 to 7: Gather your deed, closing statement, property record card, and any appraisals.
- Day 7 to 21: Pull recent comps or order a fee appraisal if needed.
- Day 14 to 30: File your protest online. Begin your settlement packet for the portal.
- 2 to 4 weeks before hearing: Exchange evidence as instructed. Finalize your binder and copies.
- Hearing day: Arrive early with your summary, exhibits, and any witnesses.
Day-of hearing essentials
- Printed packets for each ARB member, the HCAD appraiser, and yourself.
- A one-page summary with your requested value and 3 to 4 key support points.
- Originals and extra copies of deeds, appraisals, and photos.
- ID and authorization if you use a representative.
- Short, rehearsed remarks that stick to your documents.
After the decision
If the ARB grants a reduction, HCAD will issue the adjustment. If denied, you can accept the decision or consider filing a lawsuit in district court within statutory deadlines. If you plan to litigate, discuss payment under protest rules and timelines as explained in your tax statements and instructions. Consider consulting counsel for legal questions.
Quick Spring specifics to remember
- Protest by May 15 or within 30 days of the mailed notice date, whichever is later.
- Homestead applications are generally due by April 30 of the tax year.
- Business personal property renditions are generally due April 15.
- Portal names like iFile and iSettle can change. Always confirm procedures on HCAD materials and your ARB notices.
Ready for calm, expert guidance?
If a protest is part of your bigger move or investment strategy this year, align your plan with your sale or purchase timeline. For local market intel, pricing strategy, and a stress-reducing game plan, request a White-Glove Consultation with Unknown Company. We will help you make confident decisions that fit your goals in Spring and the northwest Houston suburbs.
FAQs
What is the protest deadline for Harris County?
- You must file by May 15 or within 30 days after the date your Notice of Appraised Value was mailed, whichever is later.
How do I file my Harris County protest online?
- Use HCAD’s online protest system. Enter your account number, your reason for protest, and upload supporting documents. Confirm portal names and steps on HCAD.
What evidence works best for a Spring home?
- Use 3 to 5 recent comparable sales, correct any data errors, and include photos and repair estimates. A fee appraisal is persuasive when available.
Can I settle before the ARB hearing?
- Yes. Use HCAD’s settlement portal to exchange offers and upload a concise 1 to 2 page packet. Many cases resolve here and skip the hearing.
How should I prepare for the ARB hearing?
- Bring a summary page, organized evidence packets, and any witnesses like an appraiser. Follow instructions in your hearing notice for evidence exchange and timing.
What if my property is a rental in Spring?
- Lead with an income approach. Provide leases, rent rolls, operating expenses, vacancy history, and support for your cap rate. Include repairs and condition documentation.
What happens if I lose my protest?
- You can accept the ARB decision or consider filing a lawsuit in district court within statutory deadlines. Review payment under protest instructions on your tax materials and consult counsel if needed.
