When you're dealing with a property tax hearing, it can feel like the odds are stacked against you. Maybe your property's been overvalued, your protest wasn’t taken seriously, or the hearing itself seemed rushed or unfair.
For many property owners, this process isn't only frustrating but also deeply personal—your home or business is on the line, and you deserve a fair chance to be heard. Unfortunately, the system doesn’t always work the way it should, and sometimes the hearing process itself is flawed from the start.
At Michael Saegert, Attorney at Law, we help clients all across Texas challenge improper appraisal practices and take action when hearings are conducted incorrectly.
If you’re wondering whether your property tax hearing was dismissed for the wrong reasons—or how to take the next step—this guide is here to help. Reach out to us today if you need support moving forward.
Procedural Mistakes by the Appraisal District
One of the most common reasons for a property tax hearing to be dismissed is a procedural mistake by the appraisal district. These hearings must follow specific rules laid out by Texas law, and any deviation can jeopardize the hearing’s validity.
When appraisal districts don’t follow the proper steps, the property owner may have grounds to request a dismissal. This is more than a technicality—it can be a powerful tool to protect property owners from unfair treatment.
Common procedural errors include:
Failure to provide proper notice: Property owners are entitled to receive timely and clear notice of their appraised value and their right to protest. If this notice is late, incomplete, or not delivered correctly, the hearing may be invalid.
Improper scheduling: If the hearing is scheduled without giving the property owner adequate time to prepare or if it’s scheduled outside of the legally permitted time window, it may be subject to dismissal.
Lack of quorum or improper panel composition: Appraisal Review Boards (ARBs) must follow specific rules regarding who can hear cases. If your hearing wasn’t conducted by a properly composed panel, that’s a major issue.
Failure to disclose evidence: The appraisal district is required to provide evidence supporting its valuation before the hearing. If they fail to do so, the hearing may be dismissed upon request.
Even minor procedural issues can be critical. If your hearing feels rushed or disorganized, it’s worth having someone review whether your rights were violated.
Violations of Due Process Rights
Texas law gives property owners the right to a fair and impartial hearing. When these rights are violated, it’s more than just unfair—it’s unlawful. Due process violations are another solid ground for dismissing a property tax hearing.
Examples of due process violations include:
Bias or conflict of interest: If a panel member has a financial or personal interest in the outcome of your case, it may be grounds for dismissal.
Ex parte communications: If someone from the appraisal district talks to the ARB members privately about your case, it could violate your right to a fair hearing.
Inability to present evidence: You must be allowed to bring witnesses, present documents, and make arguments on your behalf. If the hearing officer denies you this right without justification, it’s a red flag.
No access to opposing evidence: You have the right to see and respond to the evidence being used against you. If you're denied that chance, it's a serious violation.
When due process isn't followed, you’re not just facing a tough hearing—you’re facing one that might not be legal at all. Raising these issues with the proper authority or court can get the hearing dismissed and reset.
Lack of Jurisdiction
Some hearings are dismissed because the Appraisal Review Board doesn’t have legal authority—also known as jurisdiction—to hear the protest. This may sound technical, but it's actually a fairly common issue.
Jurisdictional problems typically arise when certain rules aren't followed before filing a protest, or when the subject matter falls outside what the ARB can decide.
Reasons an ARB may lack jurisdiction include:
Late filing of a protest: In most cases, you must file your protest by May 15 or within 30 days of receiving your notice of appraised value. Missing this deadline can make your protest ineligible.
Protest filed by the wrong party: Only certain individuals or entities (typically the property owner or an authorized agent) can legally file a protest. If someone without legal standing files it, the ARB doesn’t have jurisdiction.
Issues outside ARB authority: The ARB can only decide certain types of issues—like value disputes, exemptions, or misidentified ownership. If the protest deals with legal questions they’re not allowed to decide, the hearing may be dismissed.
When a hearing is dismissed due to jurisdictional issues, that doesn’t always mean you’re out of options. In many cases, these problems can be addressed with a corrected filing or appeal.
Settlement or Withdrawal by the Property Owner
Sometimes, a hearing gets dismissed simply because it’s no longer needed. If the property owner and the appraisal district reach an agreement before the hearing, or if the owner withdraws the protest, the case will be dismissed voluntarily.
Ways a case might be dismissed by agreement include:
Settlement before the hearing: If you and the district come to a valuation or exemption agreement in advance, there's no need for a hearing.
Corrected appraisal notice: Occasionally, the district may issue a corrected notice after realizing a mistake, making the hearing unnecessary.
Withdrawal of protest: You can always choose to cancel your protest, but it's important to weigh the consequences carefully.
In these situations, dismissal isn’t a bad thing—it’s often a sign of resolution. Just make sure you have all agreements in writing and understand exactly what you're giving up before withdrawing.
Legal or Technical Deficiencies in the Protest
A property tax hearing may also be dismissed due to legal or technical problems with the protest itself. While filing a protest may seem straightforward, it must meet specific standards to be valid.
Some reasons your protest might be dismissed for technical issues may include:
Incomplete protest form: Leaving out required information or failing to indicate a valid reason for the protest could make it subject to dismissal.
Filing with the wrong office: Protests must be submitted to the correct appraisal district. Filing it with the wrong agency—or in the wrong county—can void the hearing.
Missing authorization documents: If you're using an agent or representative to file, and they don’t have the proper authorization, the hearing may be thrown out.
We always recommend reviewing your protest documents carefully before submitting them. A simple paperwork error can cost you your opportunity to challenge your valuation.
Impact of a Dismissal and What to Do Next
Having your hearing dismissed can be frustrating, especially if you’ve already invested time and effort into preparing. But depending on the reason for dismissal, you may still have options.
Possible next steps after a dismissal include:
File a new protest (if time allows): If the dismissal was due to a correctable issue and the deadline hasn’t passed, you may be able to refile.
Appeal to district court: If your rights were violated or the dismissal was incorrect, you may have grounds to challenge the decision in court.
Request binding arbitration or SOAH hearing: In some cases, other types of appeals may be available under Texas law.
No matter what happened, you don't have to figure it out on your own. We help clients throughout Texas—including in Houston, Pasadena, Sugar Land, The Woodlands, Beaumont, Corpus Christi, San Antonio, Austin, Dallas, Fort Worth, El Paso, and surrounding areas—determine the best course of action after a dismissal.
Speak to a Trusted Property Tax Lawyer
If you believe your property tax hearing was improperly dismissed—or you're trying to avoid dismissal in the first place—reach out to Michael Saegert, Attorney at Law. We work with property owners across Texas to stand up to unfair practices, correct improper valuations, and make sure local governments follow the law.
With offices in Houston and clients in cities including Pasadena, Sugar Land, The Woodlands, Beaumont, Corpus Christi, San Antonio, Austin, Dallas, Fort Worth, and El Paso, we're proud to serve Texans across the state. Let us help you protect your rights and fight for a fair outcome. Reach out to us today to schedule a consultation.
