2026 Property Tax Assessment Protest - Full.pdf

Steven Zaborowski Petitioner V City Of Farmington Hills Respondent · 26-002853-TT

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 31555 Eleven Mile Road, Farmington Hills, MI 48336-1165



 April 6,2026



 ZABOROWSKI, STEVEN



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 “ennaer AESreINGHAMrg en Er SG NE DATAmm WALSINLEE GHAM

 EARMENGTON HILLS, MI 43335-3864 22414 i ALSINGHAM



 ParcelID Number: 22-23-29-452-003

 Petition Number: 882 £



 The Boardof Pevievr: has reviewed yori ur appeal for 2026 and has made the following decisic yn:



 2026 Taxableelvatue | i —| Assesseavaiue 2096 | |

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 | ‘Board of Review Value 224730 | 24730 |



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 If you disagree with the decisionof the Board of Reviey regan rding tentative a 1ssessed va is ue, you may appea 1

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 thafps i decisiona by filing ptea petition with the MichigansiestaTax TribunalLE at EhPO Box Re 30232,Se Lansing, MIEE48909.Te re

 CommercialEE LEReal, IndustrialEeReal, Developmentala Real,eeCommercialREPersonal,Re IndustrialTl Personalet and eeUtility

 ‘Personal Ee maypl be appealedo£ siete by= May Ee31. Agricultural Real,eT Residentiala IReal, Timber-CutoverRealSIand |

 Agricultural Personal Property may be appealedby July 31, The Petitionmust be filed on a MichiganTax ;

= Jripnnal-form ora form approved by the Michigan Tax Tribunal-MichiganTax Tribunal forms are available at

 wWww.michigan gov/taxtrib. 3 ;



 Ifyou disagree withthe decision of the Board of Review regarding classification, you may appeal by sending:

 Fain 2167 to the State Tax Commission, PO Box 30471, Lansing,MI 48900, by June 30. = :



 - fo Le ry 0 2A [J oalliy ROA D; i



 Jennifer Czeiszperper, Assessol



 CITY OF FARMINGTON DILES

07/28/2026



Steven Zaborowski & Ann Zuzuly

22414 Walsingham, Farmington Hills, MI 48335

Parcel Number: 22-23-29-452-003

Phone: 248.390.0164



To the Michigan Tax Tribunal:



I wish to appeal my property tax assessment for the following reasons:



 ●​ Property Conditions

 ●​ Purchase Price

 ●​ Lot Location



1.​ Property Conditions



 I have noted the following structural defects on my property. For your convenience I have

 included photos of each item on included sheets for reference.



 A.​ Driveway: Asphalt - Worn finish throughout, areas of driveway warped and hold water,

 needs repaving.​ ​ ​ ​ ​ ​ Estimated Cost: $6,400



 B.​ Front Walkway: Concrete - Notable Settlement occurring throughout entire walkway, trip

 hazards present, where walkway connects to driveway is low point in yard and holds

 water.​ ​ ​ ​ ​ ​ ​ ​ Estimated Cost: $3,000



 C.​ Porch: Concrete, Brick - Cracked mortar joints noted beneath porch slab. Rotted wood at

 bottoms of posts.​ ​ ​ ​ ​ ​ Estimated Cost $1,000



 D.​ Patio - Concrete - Cracked material, uneven settlement​ Estimated Cost: $4,000



 E.​ Whole house exterior surface - Brick Veneer - Stair-step crack present in brick at the

 front of the home. Cracked mortar joints between the added brick wall around the rear

 enclosed porch and the house wall. Mortar deterioration noted beneath side wall

 junctions due to poor roof drainage.​ ​ ​ ​ Estimated Cost: $2,100



 F.​ Windows - Wood double hung (all windows single pane) - Peeling/worn paint, failing

 glazing materials at various windows on the exterior. Windows have inadequate

 insulation properties contributing to high heating/cooling costs.

 Wood Dbl Hung 4’x6’ window qty 12, Wood Dbl Casement 4’x4’ window qty 1

 Wood Awning 3’x2’ window - qty 2, Wood Picture 6’x10’ window - qty 1

 Wood Picture 6’x6’ window - qty 1 ​ ​ Estimated Installed Cost: $76,200

G.​ Basement Windows: Steel framed sliding - Multiple broken window panes

 Estimated Installed Cost: $4,800



H.​ Roof: Material: Asphalt shingle - Granule loss present, consistent with age. Damaged

 ridge shingles at upper level roof line. Missing sealant at exposed fasteners. Damaged

 shingle edges at ends of gables. The bottom edge of the 1st floor roof line is raised

 which can cause water and debris to build up before draining and increase the rate of

 deterioration. ​ ​ ​ ​ ​ ​ ​ Estimated Cost: $24,500



I.​ Gutters: Aluminum - Need cleaning, filled with leaves/debris. Negative slopes present

 which are currently causing ice build-up. ​ ​ ​ ​ Quoted Cost: $5,990



J.​ Chimney (qty 2): Brick - Heavily deteriorated mortar joints throughout. Recommend

 repairing/replacing mortar crown to ensure runoff is diverted off of the chimney. Multiple

 spalled/broken bricks present. ​ ​ ​ Estimated Cost (for both): $6,000



K.​ Garage Door: Metal - 1960’s era, Heavy rust/corrosion along bottom edge of door panel.

 Visible large gaps where critters and rain may enter the garage.

 Replacement cost: $3,700



L.​ Attic: Insulation Depth: 0-2" (approx R7) - - Insufficient insulation present, Minimum

 expected insulation levels for existing construction are R19, Current code for new

 construction requires insulation levels of R38. Current EPA recommendations are to

 have insulation levels of R38-R60. Exhaust Fan Venting: Vented to interior - Bath and

 kitchen fans do not have a dedicated exterior termination, improperly vents into attic and

 may cause moisture damage to the insulation and sheathing. Estimated cost: $8,200



M.​ Front Entry Door: French Doors Wood w/ Glass - Right door panel has damaged/missing

 material at the bottom pin. The upper pin is inoperable. The door slab is stuck in the

 frame. The left door is tight in frame when operated. Missing closing mechanism at storm

 door. ​ ​ ​ ​ ​ ​ ​ Estimated Cost: $6,700



N.​ Water Source: Drilled well (4" steel casing) Well head: Well head is at grade/buried

 (should be 12" above grade). Well cap is not properly vented per 1978 well code.

 Recommend considering updating well cap to meet modern standards. All cap bolts are

 broken, cap is currently held on with a C clamp. Age of well: 60 years. Recommendation

 to switch to city water.​ ​ ​ County water connection fee: $3,300

 Quoted cost dig/plumb to water mane: $12,000



O.​ Main Bathroom: Room is outdated and requires remodel, rust on all metal fixtures, toilet

 inoperable due to internal rust buildup.​ ​ ​ Estimated Cost: $20,500

2. Purchase Price



I have also attached a snippet from the purchase agreement, we asked the seller to provide

concessions due to the state of the property instead of lowering the offered value. This also had

the benefit of saving us on our closing costs so we could have more money to work on the

house.



Here is a quick list of numbers from the attached document:

Sale price of property: $425,000

Seller Credit: $14,875

Effective purchase price: $410,125



3. Lot Location



While our property is in a desirable neighborhood, please note that the property is a corner lot

that borders 9 mile road. 9 mile has near constant traffic throughout the day with very few

moments of peace and quiet from the road noise, the single pane windows and poor insulation

make it quite audible from within our home. This diminishes the overall home value.



Conclusion



I do realize that not everything listed here will reduce the value by the cost included as that

would amount to a $188,390 reduction.



The stated taxable value of $224,730 implies that our property’s value is around $450K. Based

on comparable homes that are in far better condition (see attached sheet with comparable

homes). These comparable homes were move-in ready, whereas our home requires a lot of

work.



Currently, our taxable value should be closer to $205K which would be consistent with our

effective purchase price until the property is further developed.



Thank you for your consideration,



Steven Zaborowski



Ann Zuzuly

Property Conditions Photos



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ComparableComparable HomesHomes



 $578,000



 Residential



 22416 Heathersett Crescent

 Farmington Hills, Michigan 48335

 4 bd + 4 ba + 2,660 sqft

 MLS #20251048015



 [® RecentlySold



 $482,000



 Residential



 21231 PARKLANE Street

 Farmington Hills, Michigan 48335

 4 bd + 2.1 ba * 2,100 sqft

 MLS #20250030687



 [® RecentlySold



 $425,000



 Residential



 22414 WALSINGHAM Drive

 Farmington Hills, Michigan 48335

 4 bd + 2.1 ba + 2,858 sqft

 MLS #20250005668



 [® Recently Sold

American Land Title Association ALTA Settlement Statement - Borrower/Buyer

 Adopted 05-01-2015



 Select Title Company

 ALTA Universal ID:

 6870 Grand River Ave

 Suite 300

 Brighton, MI 48114



 File No./Escrow No.: ~~ 63-250267-B

Print Date & Time: March4, 2025 4:45 pm

Officer/Escrow Officer : Amy Kennedy

Settlement Location: ~~ 6870 Grand River Ave, Suite 300

 Brighton, MI 48114



 Property Address: 22414 Walsingham Dr.

 Farmington Hills, MI 48335

Borrower: Steven Zaborowski and Ann Zuzuly

 5551 Edinborough

 West Bloomfield, MI 48322

Seller: Steven Harold Bockmann and Bonnie L. Bockmann

 22414 Walsingham Dr.

 Farmington Hills, MI 48335

Lender: Union Home Mortgage Corp.



Settlement Date: March 06, 2025

Digbursement Date: March 06, 2025



 Description Borrower/Buyer



 Debit Credit

Financial

Sale Price of Property 425,000.00

Deposit 4,500.00

Loan Amount 340,000.00

Seller Credit 14,875.00

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