Dallas DIY Protest Timeline Details
Below is a detailed flow and timing for a homeowner protest in Dallas County, using DCAD's uFile / ARB process. Many protests are resolved via online settlement offers before any formal hearing.
| Phase | Approx Dates* | What You Do | What Happens |
|---|---|---|---|
| Pre-Notice / Setup | Jan – Apr | • Sign up / register on Equalize • Review last year's appraisal and fairness index |
You'll be ready the moment new appraisals drop |
| Notice Mailed / DCAD Publishes "Current Value" | ~April 14–15 | • Check your Notice of Appraised Value • Log into DCAD / uFile to see the published value |
Official appraisal is now available, triggering your protest window |
| File Protest (uFile or Written) | April 15 – May 15 (or 30 days after notice, whichever is later) | • Via DCAD's uFile Online Protest system, or by mail/in person • You must identify the property, owner, and grounds for protest |
Protest is officially received and your case enters the pipeline |
| Online Settlement / Informal Review (uFile) | Soon after protest filing | • If eligible, uFile will allow you to submit an "Opinion of Value" + documentation • DCAD may send you a settlement offer to resolve without a hearing |
If you accept, the case ends. If not, proceed to ARB hearing |
| Hearing Notice & Evidence Exchange | At least 15 days before ARB hearing | • DCAD sends you hearing date/time/place and a set of the evidence they'll use • You submit your evidence & peer packet in advance (often 5+ days beforehand) |
Both sides prepare for the formal hearing |
| ARB Hearing | Mid-May through July (depending on backlog) | • You present arguments, DCAD presents theirs • Panel weighs evidence (you can request online, phone, or live depending on ARB rules) |
ARB issues a decision in writing |
| Post-Decision / Appeal Options | After ARB ruling | • If granted, DCAD adjusts your value and taxing units are notified • If denied, possible paths: binding arbitration, filing suit, or dismissal |
Final outcome for that tax year |
* These dates are based on the Dallas / Texas timeline; always verify current year's calendar.
DCAD's calendar page shows deadlines for 2025: "Current Value" published April 15; protest deadline for real property May 15.
🛡️ Key Notes & Tips (especially for DIY users)
You must file by the deadline — missing it usually ends your protest right there.
Settlement offers via uFile: If eligible, you'll see a field for "Opinion of Value" and must submit documentation to qualify for a settlement. If you reject or decline, your case continues to ARB.
Once you file the protest, you typically cannot go back and add evidence later—upload as much as possible when you file.
Print/retain proof: Always keep the confirmation email or proof of filing.
Evidence timeline: Evidence often must be submitted several days (or even a week) before the hearing.
No new evidence during hearing: Both sides exchange evidence ahead of time — you can't surprise ARB with something new.