Protest Process
★ Access the eFile Portal HERE ★
IMPORTANT INFORMATION ABOUT PROTESTING YOUR PROPERTY VALUE
In order to preserve your right to a Formal Hearing before the Appraisal Review Board (ARB), a written protest must be timely filed
- File a protest
- Online through the e-file portal at https://eprotest.dentoncad.com
OR - Complete the Notice of Protest and Submit via:
- Mail:
Appraisal Review Board
3911 Morse St
Denton, TX 76208-6331 - In person
- Night Drop Box (3911 Morse St)
- Mail:
- Online through the e-file portal at https://eprotest.dentoncad.com
- Key Components
- Identify the property using the Property ID number or Address
- Provide clearly written contact information
- State your opinion of value on the protest
- Submit by the deadline listed on the Notice of Appraised Value (early is best)
- Provide Applicable Supporting Documentation
- Fee-based or Bank Appraisal
- Closing statement (HUD)
- Current photos with date stamp
- Estimates for repair
- Other documentation relevant to the protest
Informal Review with an Appraiser
After a protest has been filed, a hearing will be scheduled with the ARB. In many cases, a protest may be resolved without the need of a formal hearing. Informal reviews will be conducted on a first-come, first-served basis through May 3rd, Monday to Friday. Due to the administrative resources available, informal meetings will be limited to the number of appointments per day that we can accommodate.
Informal meetings can be scheduled in the following ways:
- Text “DENTON CAD” to (952)649-6591
- Visit https://waitwhile.com/locations/dcad/r/welcome
- Scan the QR code below:
The District intends to commence formal hearings on May 6th. For those who have requested an informal review on their protest form but could not schedule one before May 3, it will be conducted on the day of the scheduled hearing.
Homestead Exemption Questions
We are committed to processing exemption applications promptly and in the order they were received. Although we are currently experiencing a backlog, we are making steady progress. If you have submitted an exemption application, but do not see it reflected on your notice, we encourage you to check your exemption status periodically through the Property Search section on our website. Your patience and understanding during this time are greatly appreciated.
ARB PROTEST HEARING PROCEDURES
TAXPAYER ASSISTANCE PAMPHLET
MAY I SEND SOMEONE ELSE TO REPRESENT ME IN THE ARB HEARING?
Yes, you may send someone to represent you in a hearing, but you must submit either an Appointment of Agent for Property Tax Matters (if you have hired a licensed agent) or an Appointment of Non-Agent Representation form (to appoint a friend or family member) to the Appraisal District.
HOW CAN I RESCHEDULE MY HEARING?
A property owner, not represented by an agent under section 1.111 of the Texas Property Tax Code, is entitled to one hearing postponement without showing good cause. The postponement request must be submitted in writing before the scheduled hearing date.
Hearings will not be postponed the day of the hearing.
Submit your written request to arbreschedule@dentoncad.com.
Please include your name, property ID and address when submitting your request.
HOW CAN I WITHDRAW MY PROTEST?
Please complete this form and submit it to appeals@dentoncad.com or log into the eFile Portal to withdraw your protest.
IS IT POSSIBLE TO SUBMIT A PROTEST EVEN THOUGH I MISSED THE FILING DEADLINE?
The following information is provided to inform and educate property owners or agents of the good cause process. This information is neither advice nor does it guarantee results.
PROTEST FILED LATE
A protest that was not filed with the Appraisal Review Board or turned over to the U.S. Postal Service or private carrier on or before the statutory deadline is considered late.
Property owners or agents that submit a notice of protest after the deadline but before the Appraisal Review Board (ARB) approves the appraisal records (i.e., mid-July) are eligible for a hearing and determination of the protest. However, this entitlement is contingent upon the property owner demonstrating good cause, as determined by the board, for the failure to file the notice within the specified timeframe. Tax Code §41.44 (b)
FAILURE TO APPEAR
Failure to attend in person, submit a valid affidavit, appear through an agent or participate in a pre-scheduled telephone or videoconference hearing will result in the dismissal of your protest. You may petition the ARB Chairperson to reconsider by sending a letter within four days of your scheduled hearing, citing the good cause reason for your absence.
GOOD CAUSE
A Property Owner Notice of Protest, along with a written notice and any supporting documentation regarding the missed deadline must be submitted. The Denton ARB will make the determination of good cause solely based upon the property owner or agent’s written statement and supporting documentation.
Circumstances, for the purpose of good cause, may include but are not limited to: active military, illness or injury requiring hospitalization, legislative or judicial function (e.g., jury duty) or other circumstances as determined by the ARB.
Good cause, for the purpose of making this specific determination, is not a reason that includes: being on family vacation, being out of the area, being out of the state or country or failing to recognize the deadline.
WHAT IF I WANT TO SUBMIT MY EVIDENCE TO THE ARB AND NOT GO THROUGH THE FORMAL PROCESS OR HEARING?
Property owners or agents may submit protests along with an Affidavit of Evidence, eliminating the need for a physical appearance. The Affidavit of Evidence must be submitted at least 5 days before the scheduled hearing.
[50-283] Property Owner’s Affidavit of Evidence to the Appraisal Review Board
“HOW TO PRESENT YOUR CASE” VIDEOS
OPTIONS AFTER YOUR ARB HEARING
The following information is provided to inform and educate property owners or agents of the process to appeal the ARB’s decision. This information is neither advice nor does it guarantee results.
Recent changes in the 88th legislature to Tax Code §41(a) allows the implementation of an online process for regular binding arbitration. Please refer to the Texas Comptroller of Public Accounts website for more information.
Upon the ARB’s determination of your protest, a written order will be sent via certified mail. If you are dissatisfied with the ARB’s decision, you have the right to appeal the decision. Depending on the protest details and property type, avenues for appeal include binding arbitration, the State Office of Administrative Hearings (SOAH) or the state district court (within the property’s county).
Binding Arbitration
[Tax Code §41(a)]
If you are an agent or working with an agent, property owners must file online at
www.texas.gov/propertytaxarbiration.
Property owners filing individually have the option to file online or may submit a paper form.
Binding arbitration is available for market or appraised value determinations by ARBs.
Binding arbitration is an option only if the property is:
- A residential homestead, regardless of value;
or - A property with an appraised value of $5 million or less.
A request must be filed with the appraisal district within 60 days of receiving the ARB’s final determination order.
To apply, owners must submit:
- Comptroller’s request form.
- ARB’s determination of the property value.
- Required deposit ranging from $450 to $1,550 (payable to the Texas Comptroller of Public Accounts in the form of a money order or cashier’s check); see Tax Code §41A.03(a)(1) and (2) and Tex. Admin. Code §9.4252(b) for details.
- Property owners are required to pay taxes not in dispute before the delinquency date.
State Office of Administrative Hearings (SOAH)
[Tex. Gov’t Code §2003.901 to 2003.914]
Property owners may appeal ARB order determinations to SOAH for properties with a value exceeding $1 million. This option applies solely to determinations concerning real or personal property, excluding industrial property; see Tex. Gov’t Code §2003.904 for more information.
Property owners may appeal to SOAH only if:
- The appeal concerns the determination of the
appraised or market value of the property;
or - An unequal appraisal.
Property owners must submit a Notice of Appeal by Property Owner form to the Chief Appraiser of the Appraisal District within 30 days of receiving the ARB’s final determination order.
To apply, owners must submit:
- A copy of the ARB’s final determination order.
- A brief statement explaining the basis for the appeal.
- A statement of opinion of the appraised or market value of the property.
- A $1,500 deposit, payable to the State of Administrative Hearings (in the form of a money order or cashier’s check), submitted within 90 days of receiving the final determination order.
- Decisions of SOAH administrative law judges are final and may not be appealed.
Appeal to District Court
[Tax Code § 42]
Property owners must file a petition for review with the District Court.
The petition must be filed within 60 days of receiving the ARB’s final determination order. Failure to file within the specified deadline impedes any appeal to the District Court.
Property owners are required to pay taxes not in dispute before the delinquency date, with some exceptions; refer to Tax Code §W42.08 for more information.
It is recommended that property owners consult an attorney to determine the viability of their case.
FULL CALENDAR OF EVENTS FOR 2024
- April 5th – Notices of Appraised Value mailed out from Denton CAD making the deadline to file a protest May 15
- April 15th – First batch of oil & gas/mineral notices mailed out from Wardlaw making the deadline to file a protest on this batch May 15
- May 1st – Second batch of Wardlaw notices mailed out making the deadline to file a protest on this batch May 31st
- May 3rd – Scheduled Informals end (Except for those on the date of the hearing)
- May 6th – Appraisal Review Board Hearings begin
- May 8th – First batch of BPP notices mailed making the deadline to file a protest on this batch June 7th
- May 21st – Third batch of Wardlaw notices mailed out making the deadline to file a protest on this batch June 20th
- May 28th – Second batch of BPP notices mailed making the deadline to file a protest on this batch June 27th
- July 19th – Goal date for Appraisal Review Board to approve the records
- July 23rd – 30th – DCAD’s software will be ‘view only’ (no changes can be made by staff)
- July 25th – Chief Appraiser approves (at least 95% of the total value) and sends certified totals to the taxing jurisdictions. The remaining 5% of value (and accounts) will remain “under protest” and will be worked as soon as possible.
WHAT IF I LOST MY PIN?
Please email helpdesk@dentoncad.com, subject line “Request Pin” and give detailed account information.
WHAT IF I HAVE AN EXEMPTION, OWNERSHIP, OR ADDRESS CHANGE? SHOULD I PROTEST?
No, you do not need to file a protest.
Concerns about exemptions, address changes, etc. should all be directed towards… customerservice@dentoncad.com.
Ownership changes should be directed towards… mappingstaff@dentoncad.com.
HOW IS MY PROPERTY VALUE DETERMINED?
The value of your property will be determined as of January 1, 2024. Denton CAD utilizes a combination of the Cost, Market, and Income Approaches to value your property. In the informal or formal meeting, we will likely present a comparable grid that will calculate the value of your property based on sales of comparable properties or appraised values of comparable properties.
WHAT IF I AM OVERSEAS OR OUT OF THE COUNTRY?
The eFile protest portal is accessible from anywhere outside the country, as long as there’s a reliable internet connection. This flexibility is great for users who may need to access the portal while traveling or working remotely. However, it’s important to ensure that appropriate security measures are in place to protect sensitive information and prevent unauthorized access.
AGENT INFORMATION
2024 Online Agent Portal
To expedite processing, we strongly recommend that agents utilize the eFile protest portal available at eprotest.dentoncad.com for electronic filing of Protests, Appointment of Agents (AOA), and Revocation of Agents (ROA).
