scpetition_valuation.pdf
H & E Housing, LLC Petitioner V City Of Westland Respondent · 26-002899-TT
Text extracted from the reviewed PDF, organized by page. OCR and reading order may contain errors; confirm details in the PDF below.
Page 1
STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR PROPERTY TAX APPEAL PETITION FORM VALUATION / UNCAPPING APPEAL MTT DOCKET NO. Petitioner’s Contact Information: Filer Type: Local Unit of Government: Organization First Name M.I. Last Name H & E Housing, LLC Mailing Address (No., Street, P.O. Box or Rural Route) 25325 West Warren Avenue City or Town State ZIP Code Dearborn Heights Michigan 48127 Telephone Number 313-779-7781 E-mail Address charafeddine1@hotmail.com Petitioner’s Attorney/Authorized Representative’s Contact Information, if any: First Name M.I. Last Name Ahmad Charafeddine Firm Name (if any) N/A Address (No., Street, P.O. Box or Rural Route) 411 Mohawk St City or Town State ZIP Code Dearborn Michigan 48124 Telephone Number 313-712-0313 E-mail Address charafeddine1@hotmail.com Subject Property Information: How many parcels are you appealing? If you are appealing more than one parcel, are they contiguous or adjoining? 1 *If no, you must file separate appeals for each parcel N/A Property Address (No., Street) 28204 Van Born Road 1 of 4
Page 2
STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR City or Town County State ZIP Code Westland Wayne Michigan 48185 Taxing Authority (City or Township) City Of Westland (WAYNE) Check which of the following you are appealing: (check all that apply) True Cash and Taxable Values Please Explain the Reason for this Appeal: July 29, 2026 Michigan Tax Tribunal Small Claims Division Small Claims Petition – Request for Reduction of Taxable Value Property Address: 28204 Van Born, Westland MI, 48185 Parcel ID: 56 084 02 0699 000 Dear Honorable Tribunal, I respectfully submit this letter in support of my Small Claims Petition requesting a reduction in the taxable value of the above-referenced property. The current taxable value does not accurately reflect the property's actual condition or fair market value. The residential structure on the property is uninhabitable and is currently in the process of being demolished. Due to its deteriorated condition, the structure no longer provides any meaningful residential value and should not be assessed as a habitable home. Additionally, the property no longer has essential utility services: 1) DTE Energy has permanently disconnected electrical service and removed the electric meter from the property. 2) The City of Westland has removed the municipal water service, including the water meter and water connection, leaving the property without access to water. Without electrical and water service, and with the structure actively being demolished, the property no longer functions as an improved residential parcel. We respectfully believe the property's assessment should reflect its current condition and that it should be taxed as vacant land only. We also ask the Tribunal to consider the circumstances that prevented us from timely appealing the assessment through the local March Board of Review. We purchased the property in August 2025 and timely completed the Property Transfer Affidavit. However, the City of Westland failed to enter the correct mailing address from the affidavit into its records. As a result, all assessment notices and correspondence were mailed to an incorrect address, and we did not receive notice of the property's assessed and taxable values or of our opportunity to appeal before the March Board of Review. Had the City properly recorded our mailing address, we would have timely challenged the assessment through the local appeal process. Because we were deprived of notice through no fault of our own, we respectfully request that the Tribunal consider the merits of this petition and determine the property's taxable value based on its actual condition as of the applicable tax day. The current assessment appears to value the property as though it contains a functional, livable residence. In reality, the structure is uninhabitable, lacks essential utilities, and is being demolished. Accordingly, the current assessment substantially overstates the property's true cash value and taxable value. In support of this petition, we have provided, or will provide, documentation including photographs of the property, evidence of the removal of electrical and water service, and any other records the Tribunal deems relevant. For these reasons, we respectfully request that the Michigan Tax Tribunal reduce the taxable value of the property to reflect its actual condition and assess the property as land only for the applicable tax year. Thank you for your time and consideration of this petition. We appreciate the Tribunal's review of the evidence and respectfully request that this appeal be granted. Respectfully, 2 of 4
Page 3
STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Jurisdictional Issues: Did you protest the assessment at a Board of Review? No If Yes, check which Board of Review you attended: If No, please check the applicable reason(s): Assessment Change Notice was not properly sent to Petitioner Year(s) Under Appeal: 0 Valuation Information for Each Parcel under Appeal: Parcel Number: 56 084 02 0699 000 Classification of Property: Real (check one) Residential (check one) Current Assessed Value as established by the Board of Review: 63500 Current Taxable Value as established by the Board of Review: 63500 What do you believe is the fair market value? 15000 Multiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value. 13800 If you believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value. 13800 Electronic Signature *Typing your name below will serve as your signature Petitioner’s Signature: /s/ Ahmad Charafeddine Attorney or Authorized Agent’s Signature: /s/ 3 of 4
Page 4
STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Fee Information: If you do not have a Principal Residence Exemption of at least 50% at the time of the filing of this petition, you are required to pay a filing fee for the filing of this appeal. The filing fee is based on the greater of State Equalized Value or Taxable Value in contention. If you are appealing more than one parcel, the parcel with the highest State Equalized Value or Taxable Value in contention will be used to determine your filing fee, plus $25.00 will be added for each additional parcel being appealed. Property tax appeal: Residential** Non-Residential SEV or TV in contention* Filing fee*** Filing Fee** $100,000 or less...........................................................................................$ 125.00 $250.00 $100,000.01 to $500,000.00.........................................................................$ 200.00 N/A More than $500,000…..................................................................................$ 300.00 N/A Does the subject property have a principal residence exemption of at least 50% as of the date of the filing of this petition? Yes 4 of 4