AOPTA – Property Tax Appeal FAQ
Everything You Need to Know After We File Your Appeal
Thank you for trusting AOPTA – The Property Tax Experts to handle your appeal. We know the property-tax system can be confusing and slow, so this guide explains exactly what happens next, how long things take, and what to expect along the way.
What happens now that my appeal is filed?
Once we file your appeal, it becomes an official case with the County Assessment Appeals Board.
This means your right to challenge the county’s assessed value is now legally protected for this tax year — even if the process takes a long time.
Here’s what happens behind the scenes:
Your appeal is timestamped and logged. That date is extremely important because it “locks in” your right to dispute the value for that year.
The county assigns a case number. Some counties send a confirmation letter; others do not.
The case goes into a queue. Counties receive tens of thousands of appeals each year. They review them in the order received.
Eventually, the county will schedule your hearing.
Nothing happens instantly — it can take several months before you hear anything. That’s normal and expected.
When will my hearing be scheduled?
Counties schedule hearings on a first-come, first-served basis.
Typical timeframes:
Los Angeles County: 8–10 months after filing
San Diego County: 7–9 months
Most other counties: 6–12 months, depending on backlog
Once your case is ready to be heard, the County will mail a Notice of Hearing. This letter includes your hearing date, time, and location (or whether it’s virtual). You’ll also receive a copy at AOPTA — so we’ll make sure you’re represented.
Will I be notified before the hearing?
Yes. The County must give at least 45 days’ notice before the hearing.
You’ll receive a Notice of Hearing by mail. As soon as we get our copy, we add it to our case calendar and begin preparing your valuation evidence.
If your mailing address changes, please notify us immediately so we can update the record. If you miss a County letter, your case could be delayed or even dismissed.
Do I need to attend the hearing?
In most cases, no — you don’t need to show up.
Our team handles the hearing for you. We present the valuation evidence, comparable sales, and income analysis to the Board.
The only time we might need your participation is if:
The case involves unique property conditions (fire damage, deferred maintenance, vacancy, etc.).
The Board requests the owner’s testimony about use or condition.
If that happens, we’ll walk you through exactly what’s needed — usually a short written statement or a 5-minute call-in appearance.
How long does the entire process take?
The timeline varies by county and case type. Here’s a realistic range:
| Case Type | Average Timeline |
|---|---|
| Regular (Prop 8 “decline in value”) | 10–14 months |
| Base-year or change-of-ownership | 12–18 months |
| Complex commercial or multi-parcel | 18–24 months |
Counties process thousands of appeals, and staff shortages make delays common.
Even after the hearing, it can take 90–120 days for the final decision and refund to post.
What should I do if I receive mail from the County?
Please send it to us right away.
Counties often send letters with short response deadlines — sometimes just 15 days.
Common types of County mail:
“Request for Information” asking for rent rolls, leases, or cost details
“Notice of Hearing” (important!)
“Notice of Withdrawal” (rare — let us handle this if you see it)
“Notice of Board Decision”
You can email or text us a photo of any county letter — we’ll take care of the rest.
Do I need to provide any documents right now?
Usually not. We’ll contact you when we start preparing the evidence package.
At that point, we might request:
Rent roll or lease summary (for income-producing property)
Recent appraisals or broker opinions
Photos of property condition (if relevant)
Construction cost breakdowns (for new builds or remodels)
We only ask for what truly strengthens your case. If you don’t hear from us, you’re all set for now.
What are your fees?
AOPTA works 100% on contingency. That means:
No upfront cost to you.
No hourly billing.
We get paid only if you save money.
If your appeal results in a tax reduction or refund, we collect a percentage of those savings — as stated in your agreement.
If there’s no reduction, you pay nothing.
Filing Fees: Some counties charge a small filing fee (usually $30–$50 per parcel). We’ll invoice that separately after filing. It goes directly to the county, not to us.
What if I sell my property before the hearing?
Don’t worry — your appeal is still valid for the period you owned the property.
Here’s how it works:
The new owner cannot cancel your appeal without your consent.
If a reduction is granted, you’ll receive a refund for the time you owned the property.
The County usually mails the refund to whoever paid the tax bill, so we may need to coordinate to make sure you receive your portion.
Please notify us as soon as you sell or transfer ownership so we can update the file.
Will filing an appeal affect refinancing, escrow, or a sale?
Not at all.
A property-tax appeal does not appear on title and does not delay loans, escrows, or refinances.
It’s just an administrative review of your property’s taxable value — completely separate from your financing or ownership rights.
How will I know the result of my appeal?
After the hearing:
The hearing officer or board votes on the final value.
The County mails a Notice of Value Change or Board Decision Letter showing your new assessed value.
We review the numbers, confirm accuracy, and let you know the outcome.
If your value is reduced, we’ll calculate your exact tax savings and confirm the expected refund amount.
How do refunds work if we win?
When your property value is lowered:
The County Tax Collector will recalculate your property taxes for that year.
If you’ve already paid, they’ll issue a refund check for the difference.
Refunds usually take 90–120 days after the new value posts.
Checks are mailed to the address on file with the Tax Collector — usually the mailing address from your last tax bill.
If you’ve moved, please update your address right away so your refund doesn’t go to the wrong place.
What if the County denies my appeal?
If there’s no reduction, you owe us nothing.
We’ll:
Review the County’s explanation.
Compare their reasoning with our valuation evidence.
Let you know whether it’s worth appealing again next year.
Sometimes the Board simply doesn’t agree with market trends or uses different comparable sales. It doesn’t mean your case was bad — just that the Board valued it differently.
If values continue to decline, we can re-file for the next year under Proposition 8 (Decline in Value).
Will my property automatically be reviewed next year?
No.
Each tax year stands alone.
If you’d like us to monitor future values, we can keep your property in our annual review database and notify you when it looks like another appeal may save you money.
Many clients choose to stay on our yearly watchlist so they never miss another opportunity.
What happens if the County asks to settle before the hearing?
Sometimes, the Assessor’s Office offers a stipulated agreement (a pre-hearing settlement).
If that happens:
We’ll review their proposed value to confirm it’s reasonable.
If you agree, you’ll sign a short form allowing us to accept it on your behalf.
Once signed, the case is resolved — no hearing needed.
Refunds from stipulations usually arrive faster (60–90 days).
We’ll never accept a stipulation without your written or email approval.
What if I get multiple parcels or business locations?
If you have several parcels or properties, each one has its own separate appeal.
Counties process them independently, so one may be decided months before another.
We’ll track every parcel under your file number and update you as each one moves forward.
Can I appeal next year’s taxes while this one is still pending?
Yes.
Each year has its own deadline — typically by November 30 for most California counties.
If market values continue to fall or stay below assessed value, it’s smart to file again for the next year even if your current appeal hasn’t been decided yet.
We can handle that automatically if you request continuing representation.
What if I disagree with the result?
You have limited options once the Board issues a decision:
You can request reconsideration if there was a procedural error.
Or, you can file a judicial appeal (Superior Court) within 6 months.
However, court filings are rare and usually reserved for high-value commercial or base-year cases. We’ll advise you if that ever makes sense.
How will I receive updates on my case?
We’ll keep you informed at each major milestone:
Filing confirmation
Notice of Hearing received
Evidence preparation started
Hearing results and refund status
Most updates come by email. You can also call or text us anytime for a status check.
Who do I contact if I have questions?
Phone: (310) 620-6573
Email: appeals@aopta.com
Office Hours: Monday – Friday, 9 AM – 5 PM (Pacific Time)
If you leave a message, our team will respond within one business day.
We’re always here to help explain the process, check your case status, or walk you through the next step.