How to Bankrupt a CAD
By Mitchell Vexler, August 15, 2024
Below is an approximate guide and an example of information for the Denton Central Appraisal District (DCAD):
- DCAD receives over 100,000 filed value complaints (protest) per year, over 130,000 in 2023.
- DCAD has roughly 500,000 property accounts.
- DCAD’s ARB hears roughly 4,000 to 15,000 protests per year.
- On-Line Protests were over 30,000 in 2023, at 34,181.
- Scheduled over 18,000 protest hearings in 2023.
- 28% filed a protest in 2023.
- 45% of the files / complaints are a no show – DCAD knows this.
- DCAD scheduled 750 hearings/day; only had capacity for 250; planned to negotiate 500/day.
- There is a shortage of appraisers (RPAs) and ARB Panel Members.
- There are roughly 500 lawsuits filed per year by property owners past the ARB hearings.
- The ARB has a budget. Budgets are available for review at your local CAD.
- The CAD has a budget. Budgets are available for review at your local CAD.
- The CADs offer a 1 person ARB hearing. Don’t do this as you stand very little chance of success.
- The CADS offer binding arbitration. Don’t do this as you stand very little chance of success.
- DCAD and apparently the vast majority of CADs ignore USPAP and thus violated the taxpayers rights of due process under the 5th and 14th Amendment of the US Constitution as well as violating a host of State and Federal laws.
- The CADs have stolen hundreds of billions from unsuspecting property owners via cumulative fraud since 2016.
- The CADs are not objective, are purely subjective, and ignore dozens of laws and their own documentation.
- The CADs share their methods of criminality at conferences paid for with your tax dollars.
How to bankrupt the CADs:
- Follow through on all overvaluations by going to the ARB 3 person panel (at a minimum).
- Best not to settle at a pre-hearing meetings. Pre-hearing meetings are just a used car salesman tactic where they need to go the back room to get permission and does nothing to stop the cumulative fraud that has been committed against the property owners year after year.
- If the values as determined by the ARB panel are in violation of USPAP because the ARB is parroting the statements made by the RPA concerning value with comparisons that are not comparisons under USPAP and Mass Appraisal Standards, State Property Tax Code, and State Constitution, then file suit against the CAD, Chief Appraiser, RPAs if they committed perjury, and ARB Panel as joint and severally liable for violating the property owners constitutional rights. By doubling the amount of lawsuits, the CAD is effectively bankrupt, just like their masters, the school district taxing entities.
- Best not accept topline agreements.
- File suit against individuals (i.e. Chief Appraiser, Board of Directors, ARB members) who violated their Oath. File criminal complaints where justified.
- Record every meeting with a CAD official on your phone. The CADs are supposed to record the meetings but often the equipment is intentionally low quality and or the recordings “mysteriously / intentionally” disappear.
Look at the math of your individual circumstances:
Unfortunately in the single family realm, it may not pay to file suit even though many laws were broken and even though you suffer from cumulative overvaluation and over taxation. However, where it does make sense (larger homes, industrial, retail, income properties, AG land being stripped of AG etc. etc.), those who have the privilege to know have the duty to help.
The goal (Method 1)… Bankrupt the CADs, force them out of existence and as we have seen in Missouri, force the CAD to return all 2024 over taxation above 2023. It can be done. Find the corruption, wherever it is and expose it. Break those who would dare break your family, friends and you.
The goal (Method 2)… Eliminate property taxes so you can own the land under your investment. Taxes will still exist via sales taxes which is fine as these are quantifiable, meaning no subjectivity by appraisers and the elimination of all the fat making a living off the theft of your real estate tax dollars.
All property owners and taxpayers bear the responsibility to ensure that the School Districts and Central Appraisal Districts are adhering to the law. The law is to be applied with accuracy and fairness. The mission is fairness, not being the victims of bureaucracies.
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