Texas Business Owners: Reduce Your Tax Burden with Property Tax Rendition Tips! by OConnor2024

TexasBusinessPersonalPropertyRenditionAnd Taxation

TheTexasPropertyTaxCodeformanyyearshadrequiredownersofbusinesspersonalproperty (BPP)toannuallyrenderthoseassetsusedinabusiness.Renderingissummarizingtothe centralappraisaldistricttheownershipandvalueoftheassets.Historically,however,overhalf ofallownersofbusinesspersonalpropertyhavenotrendered.

TheTexaslawwasunusualinthatwhilerenditionwasmandatory,therewasnopenaltyfornot rendering.Therefore,manypropertyownersdidnotrenderbecauseitwasnotmaterial,wasnot convenientorwoulddramaticallyincreasetheirtaxliability.Formanysmallbusinessowners, thevalueofthepersonalpropertyandtheassociatedpropertytaxesaremodestandnota materialissueforthebusiness.

Chiefappraisersatcentralappraisaldistrictsandtaxentitieshavelongbeenconcernedthata materialamountofbusinesspersonalpropertyisnotbeingtaxed.Thereisareasonable concernthatifbusinesspersonalpropertyownersarenotbeingtaxedequitablywithreal propertyowners,theburdenoftaxationisshiftedfromownersofpersonalpropertytoowners ofrealproperty

ImpetusforChange

Severalfactorscombinedtomakebusiness personalpropertyrenditionahottopic.In Robinsonvs.BudgetRent-a-CarSystems,aprior yearsappealscourtdecision,thecourtclarified thatthechiefappraisermaysuetoforcea businesspersonalpropertyownertorenderBPP Inadditiontotheobjectiveofchiefappraisersto equitablyspreadtheburdenofpropertytaxation, fiscalshortfallsatmanycity,countyandschool entitiesaswellasatthestatelevelhaveraisedthegovernment’sneedtoensureitisreceiving allduerevenuebasedoncurrenttaxlaws.

AlthoughRobinsonvs.Budgetallowedchiefappraiserstosuepropertyownerswhodidnot render,thiswasalargelyunsatisfactoryremedyduetothefinancialcostsandpoliticalstigma ofchiefappraiserssuinglargenumbersoftaxpayers.Theotherpossiblesolutionwasforchief appraisersto“guesshigh”onassessedvaluesinordertoeffectivelyforcebusinesspersonal propertyownerstoprovideinformation.Fortunately,fewchiefappraisershavechosenthis option.

SummaryoftheNewLaw

Duringthesummerof2003,theTexaslegislatureputsometeethintotherenditionlawby passingTexasSenateBill340.Startinginfutureyears,acompanythatdoesnotrenderwill automaticallypaya10%penaltyonitsbusinesspersonalpropertytaxbill.Thispenaltywillbe collectedbythechiefappraiser,althoughthereareoptionstoappealthepenalty.Thereisalsoa 50%penaltyforfilingafraudulentrendition.Inaddition,filingafraudulentrenditionisacriminal offense.

RenditionRequirements

Ownersofbusinesspersonalpropertywithanaggregatevalueoflessthan$20,000canfilea simplifiedrenditionstatementcontainingonly:1)thepropertyowner’snameandaddress;2)a generaldescriptionofthepropertybytypeorcategory;and3)thelocationoftheproperty Ownersofbusinesspersonalpropertyworthmorethan$20,000mustfilearenditionwith:1)the owner’snameandaddress;2)adescriptionofthepropertyforinventory;3)adescriptionof

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eachtypeofinventory;4)ageneralestimateofthequantityofeachtype;5)theproperty’s physicallocation;and6)eithertheowner’sgoodfaithestimateoftheproperty’smarketvalueor thepr shistoricalcostnewanditsyearofacquisition.

Ifyouwouldlikeafreeevaluationofyourestimatedbusinesspersonalpropertytaxsavingsclickheretorequest yourfreeevaluationnow.

Iftheownersimplyprovidesagoodfaithestimateoftheproperty’smarketvaluetheappraisal districtmayrequestastatementofsupportinginformationindicatinghowthepropertyowner determinedthevaluerendered.Thisdetailedstatementmustbedeliveredwithin21daysafter thedatethepropertyownerreceivestherequest.

Readmoreaboutrenderingbusinesspersonalpropertyhere.

RenditionDeadlines

TherenditionaddressesbusinesspersonalpropertyasofJanuary1stofthetaxyearandmay befiledannuallybetweenJanuary2ndandApril1st.Thereisanautomaticextensionofthe filingdeadlineuntilApril1stuponwrittenrequest.Thechiefappraisermayextendthefiling deadlineforanadditional15days(untilApril15th),ifthepropertyownerfilesawrittenrequest showinggoodcause.

AmnestyProvision

Withthenewlegislation,theTexasPropertyTaxCodealsoofferspropertyownersaspecial renderingprovisionforthepriortaxyear.IfownersrenderBPPbeforeDecember1stoftheprior year,theappraisaldistrictmayrevaluethepropertyfortheprevioustaxyear.Revaluationis likelytooccuriftherewasnopreviousaccountforthepropertyoriftherenderedvaluegreatly exceedsthecurrentassessedvalue.

However,exercisingthespecialrendering,oramnesty,theprovisionintheprioryearallowsthe propertyownertoavoidomittedpropertytaxesforthetwoprioryears.Whenbusinesspersonal propertynotalreadyonthetaxrollsisdiscovered,theTexasPropertyTaxCoderequiresitbe assessedatthemarketvalueforthetwoprioryears.Forexample,ifbusinesspersonalproperty werediscoveredin2017,theappraisaldistrictwouldalsotypicallyassessthepropertyfor2015 and2016.

WhatisBusinessPersonalProperty?

TheTexasPropertyTaxCode1.04(5)definestangiblepersonalpropertyaspropertythatcanbe seen,weighed,measured,felt,orotherwiseperceivedbythesenses,butdoesnotincludea documentorotherperceptibleobjectthatconstitutesevidenceofavaluableinterest,claim,or rightandhasnonegligibleorintrinsicvalue.Examplesoftangiblepersonalproperty,or businesspersonalproperty,includeequipment,furniture,computers,andinventory.Business personalpropertywouldnotincludeaccountsreceivable,stocks,bonds,notes,franchise agreements,licenses,permits,certificatesofdeposit,insurancepolicies,pensions,contracts andgoodwill.Irecentlypublishedaguideonbusinesspersonalpropertyvaluation.Youcan requestyourcopyhereandwewillsendyouacomplimentarybook MarketValueDefinition

MarketvalueisdefinedintheTexasPropertyTaxCode1.04(7)asthepriceatwhichaproperty wouldtransferforcashoritsequivalentunderprevailingmarketconditionsif:

1.Exposedforsaleintheopenmarketwithareasonabletimeforthesellertofindapurchaser;

2.Boththesellerandthepurchaserknowalloftheusesandpurposestowhichthepropertyis adaptedandforwhichitiscapableofbeingusedandtheenforceablerestrictionsonitsuse; and

3.Boththesellerandpurchaserseektomaximizetheirgainsandneitherisinapositiontotake advantageoftheexigenciesoftheother MarketValuevs.BookValue

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Marketvaluemaybelessthanormorethanbookvalue.Forexample,thevalueofa3-month-old computermaybeone-halfoftheinitialacquisitionprice.ThebookvaluebasedonIRStaxper IRSdepreciationschedulewouldbe95%ofcostbasedona60-monthdepreciationschedule. Otherexamplesofitemswhosemarketvaluemaydeclinesharplyafterbeingplacedinservice includecars,linensandbeddingatmotels,phonesystems,copiers,andfurniture.

OtherValuationIssues

Inventoryshallbevaluedatthepriceforwhichitwillsellasaunittoapurchaserwhowould continuethebusiness.Duetoissuessuchaspilferage,obsolescence,anddamage,themarket valueofinventorymaybelessthanthebookvalueoftheinventory.Theassessedvalueofthe furniture,computers,andequipmentshouldbethepriceforwhichitcouldbesold.

IssuesforAppraisalDistricts

Althoughappraisaldistrictslobbiedaggressivelytoensurethisbillpassed,itposesmany challengesandissuesforappraisaldistricts.Thefirstchallengeishowtoprocessalarge numberofrenditions.Then,theappraisaldistrictswillhavetodecidewhethertoaggressively requestadditionalinformationiftheownergivesmarketvalueinsteadofprovidingafixedasset listing(propertydescription,yearofacquisition,andacquisitioncost).Theappraisaldistricts willalsohavetodecidehowmuchconsiderationtogivetheowner’sestimateofmarketvalue, particularlyifitissharplybelowtheappraisaldistrict’sassessedvalue.

Atleastonechiefappraiserbelievesthenewrenditionrequirementsmaydelaycertification sinceappraisaldistrictsmustwaittoreceivetherenditionsbeforemailingnoticesofassessed value.Thehigherlevelofrenditionswillimposeadditionalchallengesforappraisaldistrict staff inup-frontprocessingandwilllikelyrequireadditionalprotesthearings.Appraisaldistrictsare generallyleanlystaffedandwillhavetobecreativeandeffectivetohandlealikelymeaningful increaseinbusinesspersonalpropertyrenditionsandappeals.

PracticalConsiderationsforPropertyOwners

Onenettlesomeissueforownersofsmallamountsofbusinesspersonalpropertyiswhetherthe penaltyfornotrenderingisincentiveenoughtorender.Considerthefollowingexample:Bob ownsasmallbusinessandhasbusinesspersonalpropertyreasonablyworth$5,000.Itis assessedfor$5,000.Theannualpersonalpropertytaxes,basedona3%taxrate,are$150.The penaltyfornotrenderingis$15.ShouldBobmakesendingtherenditionformtotheappraisal districtapriorityaboveworkingwithhiscustomers,seekingnewcustomers,andworkingwith hisstaff?

Ownersofbusinesspersonalpropertywhoeitherarenotonthetaxrollsorwhosepropertyis grosslyunder-assessedwillhavetodecidewhethertorender.Itisclearthatthelawrequires ownerstorenderandthereisnowa10%penaltyifyoudonotrender;theamnestyprovision providesamodestincentivetorender.Considerthefollowingexample:Charlieownsa wholesaledistributionbusinesswith$995,000ininventoryand$5,000infurnitureand equipment.However,Charlie’scurrentBPPassessmentis$100,000andannualtaxesare $3,000.Ifhedoesnotrenderhewilllikelypayannualtaxesof$3,000anda10%penaltyfora totalof $3,300.IfCharliedoesrender,hisbusinesspersonalpropertytaxeswillincreaseto $30,000peryear.Itisclearthatownersofbusinesspersonalpropertyarerequiredtorenderand thatthereisnowa10%penaltyfornotrenderingthatbeganin2004.Whetherownersrenderwill dependpartlyontheirrecords,risktolerance,andcorporateculture.

Conclusion

Thenewbusinesspersonalpropertyrenditionrequirementswillsharplyincreasecompliance withrenditionlawsoverthenextthreetofiveyears.Manysmallbusinesspersonalproperty accountownerswillprobablynotaddresstheissueuntilreceivingafutureyeartaxbillwitha 10%penaltyforfailingtorender.Itisunclearhowmanylargeaccountsareeithernotonthetax rolloraresubstantiallyundervalued.Itiscleartherearesome,butfromapracticalperspective thiswriterhasnotseenorheardofmanysuchcases.

Thebenefitsofthelawarethatitwillmaketaxationmoreequitablebetweenbusinesspersonal propertyandrealproperty.Itwillalsomakebusinesspersonalpropertytaxesmoreequitable betweenthosewhodoanddonotrender.Lessattractivefeaturesofthenewrendition requirementsareanincreaseintaxrevenueandanincreaseinpaperworkforbusinesses.

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By:PatrickO'Connor|Postedon02/07/2019with42comments

COMMENTS

 Rodneysaid: January4,2018at11:19am

Isoldmybusinesson1-4-2018.DoIstillneedtopaymyBusinessPersonalPropertytax?Statementis for2017.

 chardaesaid: April16,2019at11:42am

yes,becauseyouweretheownerasofjan.1ofthatyear.Iwouldprobablyfile arenditionwithHCADsothatyoucanshowwhenthebusinessceasedto exist.

 mariong.snipessaid: January11,2018at5:06pm

Iamarealestateagentworkinginanofficewhereeverythingispaidforbythecompany.Iamtheonly agenttoreceiveanotefromyouaboutrendidtion. Iusedtohaveasmalljewelrybusinessoutofmycar,butInolongerhavethat,notfor4or5years. pleaseta kemynameoffyourrolls.

 Garysaid: February18,2018at11:37am

Istartedprovidingasmallserviceforamanufacturer.Iamoccasionallyusingsomeofmyequipment thatIuseformyfarmingoperationandpersonalhobbies.HowwouldIvaluethisequipmentfor renditionpurposes?

 KathyCobbsaid: February24,2018at4:01pm

I’mconfused.Weboughtapickup&registereditfor26000lbsinLeonCountyTX.Yes,that’s commercialBUTweareleasedtoanothercompanythatpaysusa%fortheloadswehaulalloverthe US.ThecompanyweworkforisinAugustaGAandtheoffice/yardwewereassignedtoisinGoshen IN.WhatdoesthismeanbcIcan’tfindanyanswersintheTexasPropertyLaws…

ShareNow

 Garysaid: February28,2018at7:30am

Itappearsyouwon’tfindananswerhereeither

 HATEMELSAYEDsaid: April17,2018at1:33am

Everybodyneedtogettogetherandsaynototaxationwithoutrepresentation.Justthesamewaythat thefoundersofthisnationdid.Weneedataxrevolution.

 FaithChiaravallosaid: April17,2018at7:58am

YouarecertainlyrightHatem!

 Thinkersaid: March18,2019at3:10pm

YouHAVErepresentation.Yourelectedrepresentativesimplementedthelaw beingdiscussedhere.Ifyoudon’tlikeit,tellyourreptochangeit.“Taxation withoutrepresentation”doesn’tapplyhere.

Trythinkinginsteadofjustrepeatingaslogan.

 SamP said: April29,2018at11:40am

Wepurchasedacommercialrealestatepropertyin2017.WejustreceivedNoticeonAppraisedValue for2018andproposedvalueforthisyearismorethandoubleascomparedtolastyear.Land’smarket valueismorethanfourtimescomparedtolastyearandbuildingvalue1-1/2times.Estimated proposedtaxisalmostdoubled.Ihavemorethan35%ofvacantspaceinmyproperty Whatisthebasisofincreaseinappraisedvalueandwhatelseweshouldpresenttobringappraised valueddown?Thanks

 FaithChiaravallosaid: April30,2018at9:20am

HiSam!Tofindoutthebasistothehike,youwouldwanttoaskforthe HearingEvidencePackagefromtheappraisaldistrict.Thatwillshowyou exactlywhattheyusedinordertoassessyourproperty.Thatwillalsogive youanideaonwhatyoucanfocusontobringinordertofight.

 Denisesaid: May10,2018at8:54am

Weownasmalltractorandacoupleoflawnmowersplustrailersthatweuseinasmallmowing business.Wepaidsalestaxonthisequipment.Nowwearegettinglettersfromthetaxappraiserthat weoweadditionaltaxesonthisequipment.Wereceivedanestimateonthebillbuthavenoideawhat theyaretaxingexactly.Whyarewebeingtaxedagain?WherecanIfindinformationonthis?

 FaithChiaravallosaid: May14,2018at7:19am

HiDenise!YoucanasktheappraisaldistrictfortheirHearingEvidence Package,whichwillshowyouexactlywhatyouarebeingtaxedonandwhy Thatwouldbethebestplacetostart.

 Brucesaid: September5,2018at2:15pm

Ileaseavehicleforpersonaluse.Sinceasanindividual,I’mnotliableforpersonalpropertytax,isit legalfortheLessortopassthetaxthroughtome?

 FaithChiaravallosaid: September13,2018at2:01pm

HiBruce.Becauseyouareleasingthevehicle,thelessorisallowedtocharge whatevertheyseefit.

 DavidWalkersaid: January13,2019at9:13pm

Ihaveseveralwarehousesinwhichresidesasmallapartment.IreceivedaTaxbillforavaluationof $40,000forthisapartment. HowdoIcontestthis?Isitworththeeffort?

 FaithChiaravallosaid: January14,2019at9:07am

HiDavid!Youshouldalwaysprotesteveryyear.Itmaybetoolateforthisyear sinceyouarejustgettingthebill.Youwouldofhadtoprotestthatamountin May,whenyouoriginallyreceivedtheassessment.Thegoodnewsisthatyou canbereadytoprotestthisyear asassessmentswillstarttogooutaround March.Eachyearstandsaloneattheappraisaldistrict.

 DanielColesaid: March18,2019at8:47pm

ThethingthatmakesnosenseisthatifIbuyanofficechairfor$100Ipaythesalestaxonthechair theneveryyearIhavetosubmitarenditionandpaytaxesonthesamechair.Itmakesasmall businessownerlikemyselfwanttokeeporhavetheabsolutebareminimuminmybusinessto operate.It’satotalscam. Reply

 JenniferCalhounsaid: May3,2019at10:50pm

Myclientpurchasedabusinessin2015.Heisbeingassessedfor2011through2014fortheprevious owner.Thepreviousownershutdownanddiedshortlyaftermyclienttookoverthelease.Nothingon theBillofsalethathewouldassumeliabilitiesandheknewnothingaboutthesepriortaxes.Icannot findanyruleorlawthatsaysmyclientowesthesebacktaxes.WhatamImissing?

 JenniferCalhounsaid: May3,2019at10:54pm

Toclarifythelastcomment,thedemandforpaymentfromDallasCountyis forpersonalpropertytaxesfor2011-2014.Thecountyispointingthefingerat DCADandDCADsaystakeitupwiththecounty

 ChuckGStanleysaid: May22,2019at4:25am

Myclientaskedmetotakecareofthe2018renditionfortheCollinCoTaxAssessorOffice.Theywere ytookfromaprevious1065returnandweretryingtochargethem eality,thecompanyhadmorethanayearthatwasintheprocessof liquidationandtheirtotalassetshadbeenreduceddramatically(from$300Kto$30K).Ipreparedthe financialswithspecificdetailtothedifferentlinesofassetsandsendthepackagetotheagent,she saiditdidnotarriveontimeandwehadlostourchancesofahearingwiththeBoardofReviewsand wouldneedtopayinfull.Isthereawaytoobtainasecondhearingforareview(wearebeyond deadlinesforboth2018andnow2019)?

 FaithChiaravallosaid: May28,2019at9:01am

HiChuck!PleasereachouttoRogerHibbsatrhibbs@poconnor.com.His numberis713-375-4290.Hewillbeabletoassessthesituationandhelp. Thanks!

 FranciscaG.Garzasaid: July15,2019at11:13am

WhydoIhavetopaytaxonanofficeitemIboughtthenturnaroundandpaytaxonitAGAINvia BusinessPersonalPropertyTax?

 FaithChiaravallosaid: July15,2019at5:16pm

HiFrancisca!TheStateofTexasappliesastatesalestaxwhenanitemis purchased.

WhenthatitemisusedinthecourseofbusinesstoproduceincometheState appliesabusinesspersonalpropertytaxfortheuseofthatitemtoproduce incomeinsaidbusiness.

Thesetaxesareusedtogeneraterevenueinordertofundeducationand infrastructureforStateofTexas.

 Joelsaid: January3,2020at12:03pm

WouldbusinesspersonalpropertytaxapplytoRVsindividuallyownedbut rentedthroughaseparateRVrentalcompany?Ifsowhowouldberesponsible forthis,theRVownerorthecompanythatleasesit? Reply

 FaithChiaravallosaid: January24,2020at1:02pm

YesRVsownedbyabusinessandrentedoutwould beconsideredtaxablesincethey’reusedfor businesspurposes. Reply

 Janicesaid: January28,2020at10:10am

Shouldartwork/wallhangingsbelistedontheBexarAppraisalDistrictBusinessPersonalProperty form?

 FaithChiaravallosaid: February5,2020at7:58am

Onlyiftheyareownedbythebusiness.

 Janicesaid: January28,2020at10:18am

Andshoulditemssuchasthefirealarmsystembelisted? Thankyou.

 FaithChiaravallosaid: February5,2020at7:59am

Nothatispartofthebuilding.Itdoesnotneedtobeincluded.

 CherylChaddicksaid: March19,2020at5:10pm

Wehavebeenrentingaspacewherewerunadancestudiobusinessforthepast5years.

Justtoclarify,wehavebeenfillingouttheBusinessPersonalPropertyAppraisalTaxfortheequipment usedforthisbusiness.

However,myrecentlynewbusinesspartnerssaythismakesnosensebecausewedonotownthe actualphysicalspaceandarejustrenters.

Canyouclarifyifindeedwehavetopaythistypeoftax?WearelocatedinTexas?

 FaithChiaravallosaid: March23,2020at1:28pm

HiCheryl!Ownershipofrealestateisnotrelevantregardingbusiness personalpropertytaxes.

Also,howmuchequipmentdoyouhaveatthedancestudio,andhowmuch coulditsellfor?Ifunder$500,youcanclaimanexemption.

 gaylesaid: July31,2020at8:55pm

ThisisTOTALBS….weshouldnothavetopayTAXonthesamestuffoverandoveragain….Incometax ispaidforthemoneymadeinthebusiness.Taxingthesameprinterandcomputer(whichsalestax waspdatpurchse)isadownrightSCAM!!!

 Scottsaid: January24,2021at8:17pm

IsoldmybusinessassetsinJulyof2020andaTexaspropertytaxstatementwasissuedinNov.of 2020.Whoisliableforpaymentofthetaxesdue?Thebillofsalestates…anyliabilitiesthataredue afterJulyof2020willbetheliabilityofthenewowner.Afterreceivingthetaxbill,IdidfileinDecof 2020anamechangewithHCAD/TaxAssessor.ThenewownerissayingthatHCADissayingitismy responsibilitysincetherenditionwasfiledinJanof2020andthatthebillisinmyname.HowIseeit, thetaxstatementwasnotavailableuntilNovembersothatwouldestablishthedateoftheliability Pleaseadvise.Thankyou

 manogaransaid: June18,2021at7:39pm

HiScott,duetothenumberofvariablesunfortunately,Iamnotabletoprovide aresponse.IrecommendyoucontacttheCountyAppraisalDistricttoresolve andfurtherassist.

 Oleksaid: February23,2021at3:11pm

Ineedhelphere,Iuseavirtualofficeasanofficecontactlocationformybusiness.IreceivedaBPP RenditionforPPSupplies,Furn,Fix&Equipmentinsidethevirtualoffice.Mybusinessise-commerce whichIrunfrommyhomeusingmylaptopandhomefurniture.Myinventoryisstoredinoneofthe rooms.

Questionis,howdoIrespondtotheform50-144? Reply

 manogaransaid: June18,2021at7:38pm

HiOlek,typicallyaBPPpolicyincludes(butisnotlimitedto)officefurniture, officesupplies,furnishing,electrichardware,heavyequipment,machinery, andbetterments.Iwouldrecommendcontactingthecountyappraisaldistrict tofurtherassistwithwhatyoushouldincludewhenfillingouttherendition form. Reply

 Joshsaid: March8,2021at7:54pm

JustcuriouswhatIshoulddo.IappliedforabusinessnameatthecountyofficesoIcoulddeposita checkmyDad’sgirlfriendwrotetome.NowIjustreceivedarenditionfromthecounty.Iprovide technicalhelpoccasionallyforfriends.Mybusinessassetismeasaconsultant.HowdoIpaytaxon myself?I’mconfused.Thankyou.

 manogaransaid: June18,2021at7:37pm

HIJosh!Basedontheinformation,itseemsasthoughthecountyis attemptingtotaxyourbusinessforBPP(BusinessPersonalProperty).I wouldrecommendtocontactthecountyappraisaldistrict.

 Kristisaid: April21,2021at8:04pm

Myquestionis….Ipayquarterlytaxeswhichpartgoestothecounty.IpaidtaxesonthingsIbought whichtheyarenowsayingthatIneedtopaymoretaxeson.SorrywhenIboughtthem,thosetaxesI paidwenttothestate.SowhyamIdoublepayingtaxes?Thisiscrazy???IsallofTexashavingtodo thisoronlyHarriscounty?

 manogaransaid: June18,2021at7:30pm

HiKristi!Withouthavingspecificdetailsoftheproperty Iamunableto provideanydirection.Pleasecontactus@713-290-9700todiscussfurther

 MarkFerbertsaid: March21,2022at2:02pm

IfIamanUberDriverinHouston,andeveryyearthatI’vebeendoingso,myIRSreturnshowsaLOSS forthatbusiness.DoISTILLhavetopayrenditiontax?Theactualrenditiontaxevenmakesformoreof alossactually.I’llfeelprettystupidifI’vebeenpayingaRenditiontaxonmycarfor6yearsnowand didn’treallyhaveto.