Filing An Appeal
The Idaho Board of Tax Appeals (BTA) handles three general categories of tax appeals:
- County Board of Equalization (BOE). This refers to a decision made by a BOE concerning a property assessment or exemption claim.
- Property Tax Reduction (PTR). This refers to a notice or decision of the STC modifying or denying an applicant’s claim for a PTR benefit through either the Circuit Breaker or Disabled Veterans benefit programs.
- Idaho State Tax Commission (STC). This refers to a final decision issued by the STC regarding income tax, sales tax, use tax, fuel tax, and tax refund claims.
Appeal Deadlines
As a quick reference guide, below are general filing deadlines for actions appealed to the Board of Tax Appeals (BTA):
- The filing deadline to appeal a BOE decision regarding property valuation or exemption is is thirty (30) days after the mailing of a notice or decision by the BOE, the pronouncement of such decision at the hearing, or the failure of the BOE to act.
- The filing deadline for an appeal concerning a PTR benefit (Circuit Breaker and Disabled Veteran benefit programs) is thirty (30) days from the date the Idaho State Tax Commission mails a final notice or decision.
- The filing deadline to appeal a final decision of the STC regarding individual income tax, sales tax, use tax, fuels tax, and certain corporate tax matters is ninety-one (91) days after the taxpayer’s receipt of such final decision.
Select a tab below to learn more about different appeal categories
Introduction
The material on this page provides general information about the Idaho Board of Tax Appeals (BTA) and how to appeal a property valuation or exemption decision of a County Board of Equalization (BOE). The information is not intended to provide parties with everything they may need to know regarding the appeal process. It is a party’s obligation to be informed and prepared for the appeal hearing. You are encouraged to acquaint yourself with the governing procedures and rules in preparation for your appeal hearing. For questions, please contact the BTA.
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Filing An Appeal
Who may file an appeal?
Generally, it is the property owner who appeals a decision of a County Board of Equalization (BOE) to the Idaho Board of Tax Appeals (BTA). This includes both a written decision issued by the BOE or a decision pronounced at a hearing.
Why file an appeal with the BTA?
Anyone adversely affected by a decision of the BOE has a right to appeal. An appeal may be filed with either the BTA or district court. Many choose to file an appeal with the BTA because there are no filing fees and the proceedings are less formal than district court. In addition, a final decision of the BTA that changes a property’s valuation is effective for the current tax year and the subsequent tax year, though certain exceptions apply. See Idaho Code § 63-3813 (Idaho’s Fixed Value Law).
How do I file an appeal?
A notice of appeal must be filed with the county clerk/ auditor to appeal a BOE decision. For a mailed appeal, the postmark cancellation mark on the envelope is the filing date for purposes of determining whether the appeal is timely filed. If an appeal is correctly mailed within 30 days it is considered timely, regardless of when the appeal is actually received by the county clerk/auditor.
When must I file an appeal?
You have 30 days from the date a decision of the BOE is mailed, or the decision is pronounced at hearing, to file an appeal.
Where must I file?
To appeal a decision of the BOE, a notice of appeal must be filed with the clerk/auditor of the county in which the subject property is located. The clerk/auditor then forwards the appeal and other materials to the BTA.
What is needed to file an appeal?
Before an appeal may be heard by the BTA, it must be perfected. In general terms, a perfected appeal is one filed within the prescribed timeframe and also includes the items detailed in Idaho Code § 63-511. Notice of Appeal forms are available at the county clerk/auditor’s office, on the BTA’s website, or may be requested from the BTA. Using an appeal form is not mandatory; however, it may be helpful in satisfying the filing requirements.
Appeal Process Overview
Acknowledgment Letter
After a notice appeal is received by the Board of Tax Appeals (BTA), an acknowledgment letter will be mailed to the parties within 14 days. If the appeal does not appear to be perfected, the acknowledgment letter may request additional information. The date of the acknowledgment letter is the effective date of the appeal for purposes of calculating deadlines for certain motions. See the BTA’s procedural rules for more information.
Notice of Hearing
When an appeal has been determined to be perfected, a hearing will typically be scheduled within 90 days. A written Notice of Hearing will be mailed to the parties or their representatives at least 20 days prior to the date of hearing. The Notice of Hearing will include the date, time, place, and other instructions for the hearing. In-person hearings are preferred; however, in rare instances a video conference hearing may be scheduled. When a video conference hearing is scheduled, the Notice of Hearing will include instructions regarding how to “attend” the hearing.
Appeal Hearing
Hearings are normally conducted by a single presiding officer, which may be one of the Board Members or a staff hearing officer. The presiding officer will be specified in the Notice of Hearing. Hearings often do not exceed one hour in length; however, complex appeals or those with multiple issues or parcels may require a longer hearing. At hearing, the parties will each have a full opportunity to present their respective cases. The parties will also be allowed to ask questions of each other. The information provided by the parties at hearing is submitted for review and decision-making by the full Board.
Final Decision and Order
After a full review of the evidentiary record, a Final Decision and Order will be issued to the parties. A final decision of the BTA requires the agreement of at least two Board members. All decisions issued on the merits are in written form and include findings of fact and conclusions of law. Final decisions of the BTA are binding and enforceable against the non-prevailing party, unless the decision is further appealed to district court.
After the Final Decision and Order
A party may request a reconsideration of a Final Decision and Order of the BTA, or a rehearing of the appeal. Any such request must be in writing and must be filed with the BTA within 10 days of the date of the final decision. See BTA Rule 145. The request must also be copied to the opposing party. Either party may also appeal a final decision of the BTA to district court, though certain filing requirements and deadlines apply.
The Appeal Hearing
Purpose of Hearing
The Idaho Constitution requires an opportunity to challenge government actions or decisions affecting a person’s life, liberty, or property. In the context of the Board of Tax Appeals (BTA), taxpayers have the right to contest decisions of county boards of equalization (BOE). The most important aspect of these appeal rights is due process, which in basic terms requires a property owner have adequate notice and a meaningful opportunity to be heard. Due process protections are embodied in the BTA’s hearing procedures and are critical in fulfilling the agency’s mission “to provide a fully independent and fair review of taxpayer appeals.”
The purpose of the hearing is to create the full record to be used later for decision-making purposes. The hearing is the parties’ primary opportunity to present evidence, testimony, and any other relevant information concerning the issue(s) on appeal. Hearings are usually conducted by one Board member or staff hearing officer. Parties are notified in writing of the date, time, and location of the hearing.
Hearings before the BTA are de novo, which is Latin for “anew.” In basic terms, this means everything starts over. The parties are not bound by the evidence offered before the BOE. Both parties have a fresh opportunity to present relevant evidence and information, regardless of whether such material was previously offered.
Preparing for Hearing
Hearing participants are encouraged to spend time prior to hearing organizing the arguments and information they wish to put forth. An important part of this preparation is making sure there are enough copies of the documents the parties intend to introduce at the hearing. Each party must bring at least three full sets of documents to the hearing: one original for the presiding officer, one copy for the opposing party, and one copy for yourself. It is also helpful to have exhibits arranged in the order you intend to present them and to include page numbers.
Parties are similarly encouraged to consider how their witnesses, if any, will participate in the hearing. The presiding officer may take some time prior to the start of hearing to coordinate with the parties regarding the participation of witnesses. A witness may assist in the presentation of a party’s case but is not allowed to cross-examine the opposing party. If a party intends to call multiple witnesses, it is recommended the party contact the BTA prior to hearing to ensure needed accommodations are in place.
Exhibits for Hearing
As previously noted, each party must bring one original and two copies of each exhibit to the hearing. Unless ordered by the BTA, there is no requirement to pre-file hearing exhibits.
Depending on the type of appeal, exhibits might vary in terms of form and substance. The following are examples for different appeal types. Please keep in mind the list of examples is not exhaustive.
Exhibit Examples for Property Valuation Appeal (ad valorem)
- Exhibits for this type of hearing might include a written narrative of the presentation, a map depicting property locations, photographs of any properties referenced at hearing, a copy of value calculations, a written value opinion such as a realtor’s comparative market analysis, a cost to cure estimate, or an appraisal.
- Generally speaking, comparable sales are those which occurred prior to January 1st of the applicable tax year. For example, if appealing a 2026 assessment, comparable sales should be restricted to those from prior to January 1, 2026. When providing information regarding comparable sales, it is helpful to include date of sale, full sale price, any known sale concessions or atypical conditions of sale, location, descriptions of land and improvements, and relevant similarities or differences between the sale property and the subject property under appeal.
Exhibit Examples for Property Tax Exemption Appeal
- Exhibits for this type of hearing vary depending on the specific exemption claimed. Some examples include photographs, description of property characteristics, chronology with specific examples of property use, copies of leases, documentation regarding ownership and use, certificate of organization, articles of incorporation, income statements, tax records, and other documentary evidence demonstrating exempt status.
Click to view additional guidance and sample exhibits for a BOE appeal.
Hearing Procedure
“Appellant” refers to the party bringing the appeal. “Respondent” refers to the party responding (opposing party) to the appeal.
Below is an outline of a typical BTA hearing; however, the presiding officer has the authority to alter hearing procedures as deemed necessary or appropriate in a particular case.
- Opening the record – At the start of the hearing, the presiding officer will introduce the appeal and explain the hearing procedures to the parties.
- Appellant’s presentation – The Appellant will have an opportunity to present their case. Typically, the presentation is made without interruption.
- Respondent’s cross-examination – At the conclusion of the Appellant’s presentation, the Respondent will be allowed to ask questions of the Appellant and/or the Appellant’s witnesses.
- Respondent’s presentation – Once cross-examination is complete, the Respondent will have an opportunity to present their case. Again, this will typically be done without interruption.
- Appellant’s cross-examination – After the Respondent’s presentation has concluded, the Appellant will be allowed to ask questions of the Respondent and/or the Respondent’s witnesses.
- Appellant’s rebuttal – Following the Appellant’s cross-examination, the Appellant will be able to present rebuttal arguments or statements.
- Respondent’s rebuttal and closing statement – The Respondent will have an opportunity to present rebuttal arguments and statements, and to offer a closing statement.
- Appellant’s closing statement – As the party with the burden of proof, the Appellant is afforded the last word at the hearing.
- Closing the record – After the Appellant has concluded closing statements, the presiding officer typically closes the record. The matter is then submitted to the full Board for review and decision-making. Once the record is closed, no additional evidence or information is permitted by either party, unless ordered otherwise by the BTA.
Frequently Asked Questions (FAQs) – BOE Appeals
Q: What does the Board of Tax Appeals (BTA) do?
A: The BTA provides taxpayers with an opportunity to appeal a decision of a County Board of Equalization (BOE) to an independent and neutral decision-making body. Taxpayers may present evidence and argument at a hearing before the BTA.
Q: When and how can I file an appeal with the BTA?
A: An appeal can be filed within 30 days after a decision is issued by the BOE regarding a property assessment or exemption claim. Certain filing requirements must be satisfied. Notice of Appeal forms are available at the county clerk/auditor’s office, the BTA’s website (bta.idaho.gov), or by request to the BTA’s office in Boise.
Q: What happens after I file my appeal?
A: The BTA will send an acknowledgment letter to notify all parties the appeal has been received. The acknowledgment letter will include the docket number assigned to the appeal and may request further information. At a later time, the parties will be notified by mail of the date, time, and place of the hearing.
Q: What kind of information should I present at the hearing?
A: Generally, each party will be allowed to present information they feel is relevant to the appeal. This could include photographs, maps, appraisals, copies of relevant communications, or other documents which might be helpful or informative. Parties should provide as much information as possible regarding any comparable sales discussed or presented at hearing, such as sale price, date of sale, and property characteristics. Personal testimony and that of witnesses may also be offered as evidence.
Q: What happens at the hearing?
A: The hearing is the parties’ opportunity to present their respective cases. Each party will have a full opportunity to be heard and will be allowed to ask questions of the opposing party. The goal of the hearing is to create the record, or body of evidence, the BTA will rely on in making its decision. The presiding officer is responsible for controlling all aspects of the hearing to ensure the parties receive a fair hearing. The hearing is digitally recorded to provide an accurate audio record.
Q: May I pursue a settlement after my appeal has been filed?
A: Yes, a settlement can be pursued any time prior to the BTA issuing a final decision and order. To become effective, a settlement agreement must be submitted to, and approved by, the BTA. A settlement agreement must be signed by both parties, or their qualified representatives, and needs to include the relevant terms of the agreement. A Market Value Settlement Form is available on the BTA’s website, or the parties may draft their own.
Q: Do I need to re-submit exhibits or information I provided during my BOE hearing?
A: Yes, any information the parties would like the BTA to consider should be provided at the BTA hearing, regardless of whether the same information was previously provided to the BOE. Hearings before the BTA are de novo, which means everything starts “fresh.” Likewise, any information included in the materials submitted when filing the appeal should be re-introduced at the BTA hearing.
Q: How long will it take to receive my decision?
A: The time it takes to receive a decision from the BTA can vary from a few weeks to a couple of months. Generally, Idaho Code § 3809(4) requires the BTA to issue property tax assessment and exemption decisions by May 1st.
Q: Can I get information from the opposing party before the hearing?
A: Yes. The formal process is called discovery. There are specific time limits and other standards for filing a discovery request, which can be found in the BTA’s administrative rules (Board Rule 75). Formal discovery must be requested in writing and granted by the BTA. Informal communication between the parties is permitted at any time; however, the opposing party is not always required to participate or provide information during this informal process.
Q: Who will be at the hearing? Is it public?
A: Each party is present, as is the presiding officer from the BTA. Typically, there are three to five total people at the hearing. Almost all hearings are open to the public.
Q: Where will the hearing be held?
A: Appeals from the BOE are normally heard in the county from which the assessment was issued, often at the courthouse. Hearings for Ada County appeals are normally held at the BTA’s office in Boise.
Q: If I receive a reduction in value from the BOE, and appeal to the BTA for a further reduction, do I risk losing the reduction already received?
A: Yes. The BTA is not bound by the decision of the BOE. The BTA has jurisdiction over the entire assessment, even if only a particular portion is being challenged. Depending on the facts of the particular case, the BTA may raise, lower, or leave unchanged the values previously assigned to the land and/or improvements.
Q: Can the county assessor appeal a decision of the BOE?
A: Yes. Pursuant to Idaho Code § 63-511, the county assessor is permitted to appeal a decision of the County Board of Equalization. The same filing requirements apply, including appeal deadlines, contents of the notice of appeal, and filing the appeal with the county clerk/auditor.
Q: Where can I get more information to assist with my appeal?
A: Depending on the type of appeal, there are a variety sources for obtaining helpful information. Comparable sales data might be obtainable from local realtors, brokers, appraisers, or other real estate professionals. Parties may also contact the BTA for general information.
Q: Can I appeal my BTA decision?
A: Yes. A final decision of the BTA may be appealed to district court. Certain filing requirements and deadlines apply. See Idaho Code § 63-3812 and the Idaho Rules of Civil Procedure (Rule 84) for specific requirements.
The BTA is committed to providing convenient, equitable, and independent determinations of disputed tax matters. We are always looking for ways to improve the services and the overall appeal experience. The BTA welcomes feedback and suggestions for improvement.
If you would like to comment on an aspect of the BTA’s service, or your particular experience with the BTA, written comments can be mailed to the BTA at 1673 W. Shoreline Drive, Suite 120, Boise, ID 83702.