Harris County Appraisal District v. IQ Life Sciences Corporation ( 2020 )


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  • Reversed and Dismissed and Plurality and Dissenting Opinions filed October
    13, 2020.
    In The
    Fourteenth Court of Appeals
    NO. 14-18-00894-CV
    HARRIS COUNTY APPRAISAL DISTRICT, Appellant
    V.
    IQ LIFE SCIENCES CORPORATION, Appellee
    On Appeal from the 333rd District Court
    Harris County, Texas
    Trial Court Cause No. 2018-03250
    PLURALITY OPINION
    Appellee IQ Life Sciences Corporation filed a suit for judicial review against
    appellant, Harris County Appraisal District (HCAD), in district court after the
    Appraisal Review Board dismissed IQ Life Sciences’s section 25.25(d) motion for
    correction of its property taxes and section 41.411 protest of its property taxes for
    tax years 2013 through 2015. See Tex. Tax Code Ann. §§ 25.25(d), 41.411.
    HCAD filed a plea to the jurisdiction arguing that the trial court did not have
    subject-matter jurisdiction because IQ Life Sciences did not timely file either the
    motion for correction or protest. The trial court denied HCAD’s plea. Because we
    conclude that the trial court does not have subject-matter jurisdiction over IQ Life
    Sciences’s claims, we reverse the trial court’s denial of HCAD’s plea and dismiss
    IQ Life Sciences’s claims for lack of subject-matter jurisdiction.1
    BACKGROUND
    It is undisputed that IQ Life Sciences owned business personal property in
    Harris County on January 1 of each tax year at issue in this case, 2013, 2014, and
    2015. It is also undisputed that IQ Life Sciences did not protest the appraised
    value of the business personal property for any of the tax years at issue prior to
    February 1 of each year after the tax year. According to IQ Life Sciences, it did
    not file protests because it did not receive notices of the appraised value from
    HCAD for the tax years at issue. IQ Life Sciences did, however, pay the exact
    amount shown on its property tax bills before the February 1 delinquency date for
    each tax year at issue. IQ Life Sciences paid the 2013 taxes on January 21, 2014,
    the 2014 taxes on January 28, 2015, and the 2015 taxes on December 31, 2015 and
    January 20, 2016.2 As demonstrated by its own records, IQ Life Sciences therefore
    had actual notice of the amount of business property taxes it owed for each tax year
    at issue in this appeal. Even though IQ Life Sciences had actual knowledge of
    those taxes, and paid the exact amount of taxes shown on its tax bill prior to the
    delinquency date during each year at issue in this appeal, it did not protest or
    otherwise complain about the appraisal or assessment of its property at the time of
    each payment.
    1
    Justice Spain concurs in the judgment only.
    2
    Each year IQ Life Sciences made two separate tax payments, one to Harris County and
    the second to Cypress Fairbanks Independent School District. The 2015 payments were made on
    two different dates.
    2
    IQ Life Sciences instead waited until August 11, 2017 to file a motion for
    correction asserting that the appraised value of its personal property for the years
    2013, 2014, and 2015, exceeded by more than one-third the correct appraised
    value. See Tex. Tax Code Ann. § 25.25(d) (allowing motions for correction of
    value in limited circumstances). IQ Life Sciences also filed on that same day
    protests under section 41.411 asserting that HCAD had failed to send during 2013,
    2014, and 2015, the notice of appraised value called for by section 25.19 of the
    Property Tax Code. See
    id. at
    §§ 25.19 (requiring chief appraiser to send notice of
    appraised value to property owners and specifying contents of the notice),
    41.411(a) (“A property owner is entitled to protest before the appraisal review
    board the failure of the chief appraiser or the appraisal review board to provide or
    deliver any notice to which the property owner is entitled.”). The Harris County
    Appraisal Review Board (ARB) determined that it had no jurisdiction to grant any
    of the relief requested by IQ Life Sciences and it dismissed IQ Life Sciences’s
    motion and protests.
    IQ Life Sciences then filed suit asking the district court to order HCAD (1)
    to correct the 2013, 2014, and 2015 appraised values of its personal property
    pursuant to section 25.25(d) of the Property Tax Code and (2) to provide IQ Life
    Sciences with notices of appraisal for the tax years at issue and provide a hearing
    regarding IQ Life Sciences’s protest of those appraised values. HCAD filed a plea
    to the jurisdiction arguing the trial court did not have subject-matter jurisdiction
    over IQ Life Sciences’s suit because IQ Life Sciences did not timely exhaust its
    administrative remedies as required by the Property Tax Code. The trial court
    denied the plea.
    HCAD filed a motion for reconsideration. In response, IQ Life Sciences
    argued that because it had timely paid all taxes for the tax years at issue, no taxes
    3
    ever became delinquent. As a result of its timely payment, IQ Life Sciences
    asserted there was no deadline for it to file a lack-of-notice protest for those years.
    IQ Life Sciences argued in the alternative that section 41.44(c-3) of the Property
    Tax Code extended the deadline to file a lack-of-notice protest because it never
    received a tax bill from any taxing unit for any of the three years at issue. See Tex.
    Tax Code Ann. § 41.44(c-3) (providing for a hearing for a property owner who
    files a section 41.411 protest on or after the date the taxes on the property become
    delinquent but before the 125th day after the property owner “claims to have first
    received written notice of the taxes in question . . . solely on the issue of whether
    one or more taxing units timely delivered a tax bill”). The trial court denied
    HCAD’s motion for reconsideration. HCAD then filed this interlocutory appeal.
    See Tex. Civ. Prac. & Rem. Code § 51.014(a)(8).
    ANALYSIS
    HCAD raises three issues on appeal, all challenging the trial court’s denial
    of its plea to the jurisdiction. While we ultimately address the arguments raised in
    each of HCAD’s issues, we approach them from the perspective of IQ Life
    Sciences two claims raised in its suit below.
    I.    Standard of review and applicable law
    HCAD’s issues all challenge whether the trial court had subject-matter
    jurisdiction to consider IQ Life Sciences’s claims. The existence of subject-matter
    jurisdiction is a question of law that can be challenged by a plea to the jurisdiction.
    Klumb v. Houston Mun. Emps. Pension Sys., 
    458 S.W.3d 1
    , 8 (Tex. 2015); Tex.
    Dep’t of Parks & Wildlife v. Miranda, 
    133 S.W.3d 217
    , 226 (Tex. 2004). We
    review a trial court’s ruling on a plea de novo. See 
    Miranda, 133 S.W.3d at 226
    ,
    228; Woodway Drive LLC v. Harris Cty. Appraisal Dist., 
    311 S.W.3d 649
    , 651
    (Tex. App.—Houston [14th Dist.] 2010, no pet.).
    4
    When, as here, a plea to the jurisdiction challenges the existence of
    jurisdictional facts, we consider relevant evidence submitted by the parties when
    necessary to resolve the jurisdictional issues. See 
    Miranda, 133 S.W.3d at 227
    .
    The movant, in this case HCAD, must meet the summary-judgment standard of
    proof by conclusively demonstrating that the trial court lacks subject-matter
    jurisdiction.   See
    id. at
    227–28. 
    We credit as true all evidence favoring the
    nonmovant and draw all reasonable inferences and resolve any doubts in the
    nonmovant’s favor.
    Id. at 228.
    If the evidence creates a fact question regarding
    the jurisdictional issue, then the trial court may not grant the plea, and the fact
    issue will be resolved at trial by the factfinder.
    Id. at 227–28.
    If relevant evidence
    is undisputed or fails to raise a fact question on the jurisdictional issue, then the
    trial court rules on the plea as a matter of law.
    Id. at 228.
    This appeal presents questions of statutory construction, which we also
    review de novo. Texas Dep’t of Transp. v. Needham, 
    82 S.W.3d 314
    , 318 (Tex.
    2002). When construing statutes, our primary objective is to give effect to the
    legislature’s intent. Willacy Cty. Appraisal Dist. v. Sebastian Cotton & Grain,
    Ltd., 
    555 S.W.3d 29
    , 38 (Tex. 2018). We rely on the plain meaning of the text as
    expressing legislative intent unless a different meaning is supplied by legislative
    definition or is apparent from the context, or the plain meaning leads to absurd
    results.
    Id. We presume that
    the legislature intended the entire statute to be
    effective. Vitol, Inc. v. Harris Cty. Appraisal Dist., 
    529 S.W.3d 159
    , 171 (Tex.
    App.—Houston [14th Dist.] 2017, no pet.). We also presume that the legislature
    chose a statute’s language with care, intentionally including each word chosen, and
    omitting words purposefully.
    Id., at 168.
       Another fundamental principle of
    statutory construction is that when construing a statute, a reviewing court must
    consider the act as a whole and not just as single phrases, clauses, or sentences.
    5
    Fredericksburg Care Co. v. Perez, 
    461 S.W.3d 513
    , 520 (Tex. 2015). We must
    give effect to each provision of a statute so that none is rendered meaningless or
    mere surplusage. TIC Energy & Chem., Inc. v. Martin, 
    498 S.W.3d 68
    , 74 (Tex.
    2016). Therefore, when construing the provisions of the Property Tax Code at
    issue in this appeal, we must consider how each “provision fits within the narrow
    framework of the tax-appraisal protest scheme and within the broader scope of the
    Property Tax Code as a whole.” Willacy Cty. Appraisal 
    Dist., 555 S.W.3d at 39
    .
    The overall purpose of the Property Tax Code is to assure “the orderly
    collection of revenue so that the functions of government should not be dependent
    upon the outcome of a multitude of lawsuits,” while also ensuring that property
    owners have been given adequate time to file their protests.            See Valero
    Transmission Co. v. Hays Consol. Indep. Sch. Dist., 
    704 S.W.2d 857
    , 859, n.1
    (Tex. App.—Austin 1985, writ ref’d n.r.e.) (examining purpose behind newly
    enacted Property Tax Code); see also Willacy Cty. Appraisal 
    Dist., 555 S.W.3d at 40
    (citing Anderton v. Rockwall Cent. Appraisal Dist., 
    26 S.W.3d 539
    , 543 (Tex.
    App.—Dallas 2000, pet. denied)). To fulfill this purpose, the Property Tax Code
    provides detailed administrative procedures which are exclusive for anyone
    wanting to contest their property taxes. See Tex. Tax Code § 41.41 (providing
    right of protest by a property owner); Vitol, 
    Inc., 529 S.W.3d at 166
    ; Appraisal
    Review Bd. Of Harris Cty. Appraisal Dist. v. O’Connor & Assocs., 
    267 S.W.3d 413
    , 419 (Tex. App.—Houston [14th Dist.] 2008, no pet.). The administrative-
    review process is intended to resolve most tax protests at the administrative level,
    relieving the burden on the court system in the process. Harris Cty. Appraisal
    Dist. v. ETC Mktg., 
    399 S.W.3d 364
    , 367 (Tex. App.—Houston [14th Dist.] 2013,
    pet. denied).     Therefore, property owners generally must exhaust their
    administrative remedies before they can seek judicial review. Vitol, Inc., 
    529 6 S.W.3d at 166
    . A property owner may file a petition for review in district court
    against the appraisal district to appeal an order by an appraisal review board
    determining an owner’s protest. Tex. Tax Code Ann. §§ 42.01, 42.21; Eastland
    Cty. Appraisal Dist. v. Peninsula Pipelines (N. Tex.), LLC, 
    594 S.W.3d 383
    , 385
    (Tex. App.—Eastland 2019, no pet.) (stating that “a district court has subject-
    matter jurisdiction over a property owner’s timely filed petition for review from an
    ARB order.”); Munn v. Smith Cty. Appraisal Dist., 
    584 S.W.3d 501
    , 503 (Tex.
    App.—Tyler 2018, pet. denied) (“After an administrative hearing, dissatisfied
    taxpayers are authorized to appeal to the district court.”); United Airlines, Inc. v.
    Harris Cty. Appraisal Dist., 
    513 S.W.3d 185
    , 189 (Tex. App.—Houston [14th
    Dist.] 2016, pet. denied) (stating that “invocation of the trial court’s jurisdiction
    over an appeal is a subject covered by sections 42.01 and 42.21” of the Tax Code).
    As a result, “a taxpayer’s failure to pursue an appraisal review board proceeding
    deprives the courts of jurisdiction to decide most matters relating to ad valorem
    taxes.” Cameron Appraisal Dist. v. Rourk, 
    194 S.W.3d 501
    , 502 (Tex. 2006)
    (internal quotation marks omitted); see Gregg Cty. Appraisal Dist. v. Laidlaw
    Waste Sys., Inc., 
    907 S.W.2d 12
    , 16 (Tex. App.—Tyler 1995, writ denied) (stating
    that Property Tax Code “provisions creating rights and remedies are mandatory
    and exclusive and must be complied with in all respects”); cf. United Airlines, 
    Inc., 513 S.W.3d at 188
    (stating petition filed in compliance with sections 42.01 and
    42.21 is “sufficient to vest the trial court with jurisdiction”).
    The legislature has provided two direct avenues by which an appraisal roll
    may be substantively changed, chapter 41 of the Property Tax Code and section
    25.25(d) of the Property Tax Code. Willacy Cty. Appraisal 
    Dist., 555 S.W.3d at 40
    , n.5. Section 41.41 outlines eight actions that may be protested by a property
    owner to an appraisal review board, including “determination of the appraised
    7
    value of the owner’s property.”
    Id. § 41.41(a)(1). In
    addition, subsection (a)(9)
    authorizes a general protest of “any other action of the chief appraiser [or]
    appraisal district . . . that applies to and adversely affects the property owner.”
    Id. § 41.41(a)(9). “[T]o
    take advantage of this option, generally, a property owner
    must file a written notice of protest within thirty days after the owner receives a
    notice of the appraised value of the property.” Bauer-Pileco, Inc. v. Harris Cty.
    Appraisal Dist., 
    443 S.W.3d 304
    , 310 (Tex. App.—Houston [1st Dist.] 2014, pet.
    denied); see Tex. Tax Code Ann. § 41.44(a). A property owner may, however,
    protest the failure of the chief appraiser to provide or deliver any notice to which
    the property owner is entitled.      See
    id. at
    § 41.411.     If the property owner
    establishes that the notice was not provided or delivered, the appraisal review
    board must determine the protest made by the property owner. Rio Valley, LLC v.
    City of El Paso, 
    441 S.W.3d 482
    , 488 (Tex. App.—El Paso 2014, no pet.) (citing
    Tex. Tax Code Ann. § 41.411(b)). The Property Tax Code also establishes the
    deadline by which a lack of notice protest must be filed. It provides that
    a property owner who files a protest under Section 41.411 on or after
    the date the taxes on the property to which the notice applies become
    delinquent, but not later than the 125th day after the property owner,
    in the protest filed, claims to have first received written notice of the
    taxes in question, is entitled to a hearing solely on the issue of whether
    one or more taxing units timely delivered a tax bill. If at the hearing
    the appraisal review board determines that all of the taxing units failed
    to timely deliver a tax bill, the board shall determine the date on
    which at least one taxing unit first delivered written notice of the taxes
    in question, and for the purposes of this section the delinquency date
    is postponed to the 125th day after that date.
    Tex. Tax Code Ann. § 41.44(c-3).
    The second direct avenue is found in section 25.25(d) of the Property Tax
    Code. Section 25.25(d) allows property owners to file a motion “to correct an
    error that resulted in an incorrect appraised value for the owner’s property.”
    8
    
    Anderton, 26 S.W.3d at 542
    (quoting Tex. Tax Code Ann. § 25.25(d)). For a
    property owner to be eligible for this correction, it must show that the error
    resulted in a valuation that exceeds the correct appraised value by more than one-
    third.
    Id. Section 25.25(d) extends
    the time to file a challenge to the appraised
    value until February 1 of the year following the tax year, the date the yearly
    property taxes become delinquent.
    Id. at 543.
    If the appraisal roll is changed
    under section 25.25(d), the property owner must pay each affected taxing unit a
    late-correction penalty.
    Id. at 542.
    As the Dallas Court of Appeals observed:
    A property owner’s ability to change approved tax appraisal rolls is
    clearly limited. The structure of the appraisal protest process restricts
    the scope of challenges available to property owners based on the time
    within which they file their protest. Taxpayers who file their protest
    soon after receiving their notice of appraised value have the widest
    latitude regarding what may be challenged. In contrast, taxpayers
    who file a protest long after the appraisal rolls have been approved
    have limited options with respect to what may be changed. This
    structure prevents disruption and uncertainty in the tax rolls by setting
    deadlines after which property valuations become fixed.
    Id. at 542–43. II.
      The trial court erred when it denied HCAD’s plea to the jurisdiction on
    IQ Life Sciences’s section 25.25(d) motion for correction.
    IQ Life Sciences filed a motion for correction pursuant to section 25.25(d)
    on August 11, 2017. IQ Life Sciences filed the motion one-and-a-half years after
    the February 1, 2016 delinquency date for 2015 tax payments, and an even longer
    time period after the delinquency dates for the 2013 and 2014 tax payments. IQ
    Life Sciences argued in the trial court below, and again on appeal, that there was
    no deadline for it to file its section 25.25(d) motion for correction because it timely
    paid the taxes owed each year and therefore they never became delinquent.
    The Dallas Court of Appeals has addressed a case with similar issues.
    Id. at 9 540–44.
    In Anderton, the landowner lost the agricultural exemption on two tracts
    of land.
    Id. at 541.
    The appraisal district notified the landowner that she owed an
    additional amount of taxes equal to the difference between the agricultural
    appraised value of the land and what the appraised value would have been without
    the agricultural exemption for the previous five years.
    Id. The appraised value
    did
    not change from what it had been determined to be during each of the relevant
    years, all that changed was the applicability of the agricultural exemption.
    Id. at 541–42.
    The appraisal district also notified the landowner of a delinquency date
    for the payment of those taxes.
    Id. Before that deadline,
    the landowner filed a
    section 25.25(d) motion to correct the appraised market values of the two tracts for
    each of the five years in dispute.
    Id. The appraisal review
    board rejected her
    motion, as did the trial court when the landowner filed suit.
    Id. On appeal, the
    landowner argued that because the motion for correction was filed before the
    delinquency date set by the appraisal review board, it was timely even though she
    sought to correct tax appraisals more than five years old. The Dallas Court of
    Appeals rejected the landowner’s argument, holding that “any motion made
    pursuant to section 25.25(d) . . . must be filed before the date the yearly taxes on
    the subject land become delinquent.”
    Id. at 544.
    It reached this conclusion even
    though there were no delinquent taxes at the time the landowner filed its motion.
    We conclude that construing section 25.25(d) so that it allows motions for
    substantive corrections to property taxes to be filed years, even decades, after the
    appraisal rolls have become fixed would lead to absurd results and is directly
    contrary to the legislature’s intent regarding the scope of challenges available to
    property owners under the Property Tax Code. See 
    Anderton, 26 S.W.3d at 543
    (rejecting similar argument in appeal involving motion for correction of the market
    value appraisal of agricultural land more than five years after land was originally
    10
    appraised). This is especially true here when the record establishes that IQ Life
    Sciences had actual notice of the amount of taxes owed in time to file a section
    25.25(d) motion for correction before the February 1 delinquency date. See Tex.
    Tax Code Ann. § 31.02 (stating that “taxes are due on receipt of the tax bill and are
    delinquent if not paid before February 1 of the year following the year in which
    imposed”); see Willacy Cty. Appraisal 
    Dist., 555 S.W.3d at 43
    –44 (stating that the
    “failure to send or receive the tax bill . . . does not affect the validity of the tax,
    penalty, or interest, the due date, the existence of a tax lien, or any procedure
    instituted to collect a tax” and that the “failure to receive notice of appraised value
    as required by the Property Tax Code does not affect the property owner’s
    obligation to pay the tax based on that appraised value.”) (internal quotation marks
    omitted); City of El Paso v. Mountain Vista Builders, Inc., 
    557 S.W.3d 617
    , 622
    (Tex. App.—El Paso 2017, no pet.) (stating that property owner alleging lack of
    notice must still follow available administrative remedies); 
    Anderton, 26 S.W.3d at 543
    (“In general, the extension under 25.25(d) ends on February 1 of the year
    following the tax year, the date the yearly property taxes become delinquent.”).
    We therefore reject IQ Life Sciences’s argument and hold that because IQ Life
    Sciences’s motion for correction was filed long after the February 1 delinquency
    date for each of the three tax years at issue, it was untimely. See 
    Anderton, 26 S.W.3d at 543
    (“We conclude such a construction would be contrary to the
    legislature’s intent regarding the scope of challenge available under section
    25.25(d).”).
    Section 25.25(c) also supports this conclusion. See Tex. Tax Code Ann. §
    25.25(c). In Anderton, the Dallas Court of Appeals concluded that section 25.25(c)
    illuminates the limited nature of the tax appraisal challenges authorized by section
    25.25(d). 
    Anderton, 26 S.W.3d at 543
    . It stated
    11
    In enacting section 25.25(c) of the tax code, the legislature
    specifically set forth the limited corrections that may be made to an
    appraisal roll five years after the date the property values were
    determined. These limited corrections include only objective and
    ministerial matters such as clerical errors. They do not include the
    substantive reevaluation of a property’s market value. A claim under
    section 25.25(d) necessarily requires such a reevaluation. Anderton’s
    construction of section 25.25(d) conflicts with the legislature’s intent
    as evidenced in section 25.25(c) that challenges made long after the
    rolls have been approved be limited to corrections of only certain
    objective, factual matters.
    Id. (Internal citations omitted).
    Like Anderton, IQ Life Sciences’s construction of
    section 25.25(d) conflicts with the legislature’s intent. As a result, we hold that the
    trial court did not have jurisdiction over IQ Life Sciences’s claim and it erred when
    it denied HCAD’s plea to the jurisdiction. O’Connor & 
    Assocs., 267 S.W.3d at 419
    .
    III.   The trial court erred when it denied HCAD’s plea to the jurisdiction on
    IQ Life Sciences’s section 41.411 lack of notice protest.
    IQ Life Sciences alleged in the trial court that it did not receive the notices
    of appraised value for its personal property for the 2013, 2014, and 2015 tax years.
    It asked the trial court to order HCAD to provide it with the respective notices of
    appraised value and to then hold a hearing on IQ Life Sciences’s protest relating to
    those appraised values. HCAD responded with its plea to the jurisdiction arguing
    IQ Life Sciences’s protest pursuant to section 41.411 was untimely. In response,
    IQ Life Sciences argued that there was no deadline to file its protest because it
    never received the appraisal notices. IQ Life Sciences then pointed out section
    41.44(c-3), quoted above, and argued that the statutory provision supported its
    interpretation of the statute because the condition precedent to the creation of a
    deadline to protest, receipt of the appraisal notices, never occurred. The trial court
    apparently agreed with IQ Life Sciences’s argument because it denied HCAD’s
    12
    plea.
    On appeal, HCAD argues the trial court erred when it denied its plea on IQ
    Life Sciences’s section 41.411 appraisal protest because IQ Life Sciences filed its
    protest long after any applicable statutory deadline. HCAD argues that pursuant to
    section 41.44(c), IQ Life Sciences was required to file its protest by February 1 of
    the year after each tax year at issue.         See Tex. Tax Code Ann. § 41.44(c)
    (providing that property owner is entitled to a hearing and determination of
    appraisal protest if the property owner files the notice prior to the date the taxes on
    the property to which the notice applies become delinquent). HCAD also argues
    that IQ Life Sciences did not comply with the deadline found in section 41.44(c-3).
    This section extends the deadline to file a lack of notice protest to the 125th day
    after the property owner receives written notice of the taxes in question. See
    id. § 41.44(c-3). IQ
    Life Sciences responds that the trial court did not err when it denied
    HCAD’s plea because it timely filed its notice of protest under section 41.411. IQ
    Life Sciences argues that the notice of protest was timely under section 41.44(c)
    because (1) that section requires a property owner to file a protest “prior to the date
    the taxes on the property to which the notice applies become delinquent” and (2) it
    timely paid the taxes for each year at issue, therefore the taxes never became
    delinquent. See Tex. Tax Code Ann. § 41.44(c) Next, IQ Life Sciences asserts
    that the protest was timely under section 41.44(c-3) because it never received
    written notice of the taxes due therefore no deadline applied for it file a section
    41.411 protest.
    Because the evidence conclusively demonstrates that IQ Life Sciences had
    actual notice of the amount of taxes owed before the February 1 delinquency date
    for each tax year at issue here, it could not stand by and do nothing at that time,
    13
    and then years later choose to file a protest of the appraised value of its taxable
    personal property. We therefore hold that IQ Life Sciences filed its section 41.411
    protest too late, whether measured by section 41.44(c) or section 41.44(c-3). See
    City of El 
    Paso, 557 S.W.3d at 619
    , 623 (holding that when property owner
    learned about taxes from property owner’s bank, that knowledge triggered the 125-
    day deadline to file a lack of notice protest); ABT Galveston Ltd. P’ship v.
    Galveston Cent. Appraisal Dist., 
    137 S.W.3d 146
    , 154, 157–58 (Tex. App.—
    Houston [1st Dist.] 2004, no pet.) (holding that when property owner had actual
    notice of taxes and paid them by delinquency date, alleged lack of notice did not
    excuse exhaustion of remedies).
    To reach this conclusion we necessarily reject IQ Life Sciences’s argument
    that there was no deadline for it to file its section 41.411 protest because it paid its
    taxes before they had “become delinquent.” Such a construction would defeat the
    overarching purpose of the Property Tax Code. See Valero Transmission 
    Co., 704 S.W.2d at 859
    , n.1 (stating that purpose of the Property Tax Code is “the orderly
    collection of revenue so that the functions of government should not be dependent
    upon the outcome of a multitude of lawsuits,” while also ensuring that property
    owners have been given adequate time to file their protests). We instead conclude
    that the section 41.44(c) and section 41.44(c-3) language at issue here describes the
    general delinquency date as established in section 31.02. See Tex. Tax Code Ann.
    § 31.02 (stating that “taxes are due on receipt of the tax bill and are delinquent if
    not paid before February 1 of the year following the year in which imposed.”);
    Willacy Cty. Appraisal 
    Dist., 555 S.W.3d at 44
    (stating that the “failure to send or
    receive the tax bill . . . does not affect the validity of the tax, penalty, or interest,
    the due date, the existence of a tax lien, or any procedure instituted to collect a tax”
    and that the “failure to receive notice of appraised value as required by the
    14
    Property Tax Code does not affect the property owner’s obligation to pay the tax
    based on that appraised value.”) (internal quotation marks omitted); Harris Cty.
    Appraisal Dist. v. Dincans, 
    882 S.W.2d 75
    , 78 (Tex. App.—Houston [14th Dist.]
    1994, writ denied) (“In view of the plethora of cases placing the burden on the
    property owner to pursue an administrative remedy in a timely manner, we cannot
    accept appellee’s argument that would permit a property owner to do nothing when
    confronted with an obviously erroneous tax bill. To interpret sections 23.54 and
    25.19 in such a manner would defeat the entire scheme the tax code sets out for
    protesting and appealing actions of the appraisal board.”). As a result, the ARB
    correctly dismissed IQ Life Sciences’s protest and the trial court did not have
    subject matter jurisdiction over IQ Life Sciences’s lawsuit, and it should have
    granted HCAD’s plea to the jurisdiction.
    Further, this decision does not violate IQ Life Sciences’s right to due
    process. In tax cases such as this, “due process is satisfied if the taxpayer is given
    an opportunity to be heard before an assessment board at some stage of the
    proceedings.”      Vitol, 
    Inc., 529 S.W.3d at 176
    , n.12; see City of Houston v.
    Parkinson, 
    419 S.W.2d 900
    , 904 (Tex. App.—Houston [14th Dist.] 1967, writ
    ref’d n.r.e.) (in a case involving assessments against property owners for the cost
    of street paving, the court stated that “due process is satisfied if the parties
    complaining had actual notice”). Here, IQ Life Sciences had actual notice of the
    taxes owed each year in time to file a protest. Therefore, it had the opportunity to
    be heard on the issue of its property taxes for that particular year.3 The fact it
    chose not to act upon that knowledge at the time does not mean that its due-process
    3
    To the extent IQ Life Sciences argues HCAD waived its challenge to the trial court’s
    subject-matter jurisdiction over this lawsuit by including a request for disclosure in its original
    answer, we disagree. (BR24) See Dubai Petroleum Co. v. Kazi, 
    12 S.W.3d 71
    , 76 (Tex. 2000)
    (stating that a court’s subject-matter jurisdiction “cannot be conferred upon any court by consent
    or waiver”).
    15
    rights were violated.
    CONCLUSION
    Because we conclude that the trial court erred when it did not grant HCAD’s
    plea to the jurisdiction on both IQ Life Sciences’s section 25.25(d) motion for
    correction and section 41.411 protest, we sustain HCAD’s issues, reverse the trial
    court’s order denying HCAD’s plea to the jurisdiction on those claims, and dismiss
    them for lack of subject-matter jurisdiction.
    /s/      Jerry Zimmerer
    Justice
    Panel consists of Justices Zimmerer, Spain, and Hassan (Hassan, J. dissenting,
    Spain, J. concurring in judgment only without opinion).
    16