26-000838 Respondent Answer Attachments.pdf

Ross Duford Petitioner V Township Of Billings Respondent · 26-000838-TT

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STATE OF MICHIGAN 

DEPARTMENT OF LICENSING & REGULATORY AFFAIRS 

MICHIGAN OFFICE OF ADMINISTRATIVE HEARINGS AND RULES 

MICHIGAN TAX TRIBUNAL 

Ross Duford, Petitioner 

\ 

MOAHR Docket No. 26-000838-TT 

Township of Billings, Respondent 

PROOF OF SERVICE 

On the date listed below, 

| served via First Class Mail a copy of the Respondents 

completed answer form to the above-mentioned docket number. 

Sent to Petitioner: 

Reid Duford, Representative 

412 E Saginaw Rd 

Sanford, MI 48657-9253 

I hereby declare that the above statements are true to the best of my knowledge, 

information and belief. 

August 14, 2026 

7 

= 

Michael Houserman 

Billings Township Assessor

im, gay ores 

THIS 

IS NOT A TAX BILL 

L-4400 

Notice of Assessment, Taxable Valuation, and Property Classification 

This form is issued under the authority of Public Act 206 of 1893, Sec. 211.24¢ and Sec.211 34c, as amended, 

This is a model assessment notice to be used by the local assessor. 

FROM BILLINGS TOWNSHIP ASSESSOR 

PARCEL IDENTIFICATION 

MIKE HOUSERMAN 

PARCEL NUMBER: 

26-030-165-000-026-00 

1050 ESTEY RD 

PROPERTY ADDRESS: 

BEAVERTON, MI 48612 

4894 BEECH RD 

HOPE, MI 48628 

SCHOOL DISTRICT CODE: ~~ 26010 

OWNER'S NAME & ADDRESS/PERSON NAMED ON ASSESSMENT ROLL: 

EXEMPTIONS 

DUFORD ROSS E & MARGARET J 

% Exempt 

As "Homeowners Principal Residence": 

.00% 

2218 E WYLLYS CT 

% Exempt As "Qualified Agricultural Property": 

.00% 

MIDLAND MI 48642 

% Exempt 

As "MBT Industrial Personal”; 

.00% 

% Exempt As "MBT Commercial Personal": 

00% 

Exempt As "Disabled Veteran or Surviving 

Spouse"; 

0 Yes 

[x] 

No 

Exempt As "Qualified Forest Property”: 

[7 Yes 

No 

Exempt As "Development Property": 

O Yes 

Xx 

No 

LEGAL DESCRIPTION: 

17 1E LOCKWOOD EASTERN SHORES SUB LOT 26 

ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS: 

401 

Residential 

PRIOR YEAR'S CLASSIFICATION IF DIFFERENT: 

401 

Residential 

The change in taxable value will increase/decrease your tax bill 

PRIOR AMOUNT 

CURRENT TENTATIVE 

CHANCE Tou 

for the 2026 

year by approximately: $981 

YEAR: 

5025 

AMOUNTYEAR: 

406 

CURRENT YEAR 

1. TAXABLE VALUE: 

36,600 

57,500 

20,900 

2. ASSESSED VALUE: 

54,400 

57,500 

3.100 

3. TENTATIVE EQUALIZATION FACTOR: 

1.000 

4. STATE EQUALIZED VALUE (SEV): 

54,400 

57,500 

3,100 

5. WAS THERE A TRANSFER OF OWNERSHIP IN 2025 THAT RESULTED IN A TAXABLE VALUE UNCAPPING? [x] Yes 

[1] No 

6. Assessor Assessed Value Change Reason(s): 

Market Adjustment 

7. Taxable Value Change Other Than Rate of Inflation Increase (If Blank, Inflation Rate Only): 

The 2026 Inflation Rate Multiplier is: 1.027 

Questions regarding the Notice of Assessment, Taxable Valuation, and Property Classification may be directed to the Following: 

Name: 

Telephone Number: 

Email Address: 

MICHAEL HOUSERMAN 

(989) 302-0848 

ASSESSOR@BILLINGSTOWNSHIP.ORG 

March Board of Review Appeal Information. The Board of Review will meet at the following dates and times: 

THE 2026 BOARD OF REVIEW WILL MEET AT THE BILLINGS TWP HALL, 1050 ESTEY RD, ON MONDAY, MARCH 9TH FROM 9:00 

AM TO 3:00 PM AND TUESDAY, MARCH 10TH FROM 3:00 PM TO 9:00 PM. PETITIONERS WILL BE RECEIVED ON A"FIRST 

COME, FIRST SERVED" BASIS. APPEALS MAY BE MADE BY POSTAL MAIL OR EMAIL TO THE ADDRESSES ABOVE. ALL 

CORRESPONDENCE MUST BE RECEIVED BY MARCH 10, 2026, BY 7:00 PM. 

“NOTE, MOST QUESTIONS AND CONCERNS CAN BE ADDRESSED PRIOR TO THE BOARD MEETING. PLEASE CONTACT THE 

ASSESSOR AT THE ABOVE EMAIL ADDRESS OR PHONE NUMBER. ADDITIONAL INFORMATION REGARDING THIS FORM IS 

ON THE BACK OF THIS PAGE. 

“PROPERTY OWNER NOTIFICATION: THE STATE TAX COMMISSION RECOMMENDS THAT 20% OF PARCELS ARE 

PHYSICALLY INSPECTED EACH YEAR TO ENSURE FAIR AND EQUITABLE ASSESSMENT FOR ALL PROPERTY OWNERS. 

CERTIFIED INSPECTORS WILL HAVE PHOTO IDENTIFICATION, WILL NOT ASK TO ENTER INSIDE YOUR HOUSE, OR ASK FOR 

CONFIDENTIAL INFORMATION. THEY MAY ASK QUESTIONS SPECIFIC TO FEATURES OF THE PROPERTY.

08/14/2026 

11:01 

AM 

2026 BOARD OF REVIEW DECISION 

FROM 

BILLINGS TOWNSHIP ASSESSOR 

MIKE HOUSERMAN 

1050 ESTEY RD 

BEAVERTON, MI 48612 

NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL 

PROPERTY IDENTIFICATION: (Parcel Code required. Property address 

and legal description optional): 

26-030-165-000-026-00 

4894 BEECH RD 

DUFORD ROSS E & MARGARET J 

2218 

EWYLLYS CT 

MIDLAND MI 48642 

17 1E LOCKWOOD EASTERN SHORES SUB LOT 26 

THIS PROPERTY IS CLASSIFIED 

401 

(RESIDENTIAL-IMPROVED) 

Thank you for attending this years March Board of Review. The Board has reviewed the information you supplied and the data necessary 

to compute your assessment and taxable value. 

The Board has completed their review of parcel number 26-030-165-000-026-00 

They have made the following determination based on the information you supplied. 

Board of Review Comments 

ASSESSMENT HAS BEEN DETERMINED TO BE FAIR AND CONSISTENT WITH SIMILAR NEIGHBORING PARCELS. TAXABLE VALUE WAS CALCULATED 

BASED ON THE REQUIREMENTS OF PROPOSAL A OF 1994. 

[2026 ORIGINAL ASSESSED VALUE 

57,500 

ol 

[2026 "BOARD OF REVIEW" ASSESSED VALUE 

57,500 

(If the above amounts are the same, no revisions have occured) 

2026 ORIGINAL TAXABLE VALUE 

57,500 

2026 "BOARD OF REVIEW" TAXABLE VALUE 

57,500 

2026 

PRINCIPAL RESIDENCE EXEMPTION/QUALIFIED AG 

0.0000 

Please feel free to contact the assessor at the address listed above or call if you have any questions. 

“Effective March 1, 2013, the Tribunal is no longer able to accept Small Claims letter appeals. Rather, you are required to file a petition to 

initiate a new Small Claims appeal. Petition forms are available on this website.” 

http://www.michigan.gov/taxtrib/0,4677,7-187-3 8254---,00.html

Michigan Department of Traasury 

N { NM - 0 / 6) 

618 (Rev. 12-25) 

Petition to Board of Review 

L-4035 

This form Is issued under the authority of P.A. 206 of 1893, as amended. Filing is voluntary; however, you may not appeal to the Michigan Tax Tribunal unless you first protest 

to the Board of Review, except when the property Is classified as commercial real, industrial real, or developmental real. You may not appeal property classification 10 the State 

Tax Commission unless you first protest to the Board of Review. 

TO BE COMPLETED BY OWNER OR OWNER’'S AGENT 

Owner's Name (Please Print or Type) 

Petitioner's Name (If Other than Owner. Please Print or Type) 

Ross and Margaret Duford 

Township or City 

County 

Year of Appeal 

Billings Township 

Gladwin Michigan 

2026 

The undersigned protests the assessed value and/or the tentative taxable value and/or the property classification and/or the qualified 

agricultural property exemption of the following described property: 

Property Identified (Parcel code required. Property address and legal description optional.) 

Prop# 26030-165-000-026-00 

Prop Address 4894 Beech RD Hope MI 48628 

Legal Description 17 1E Lockwood Eastern Shores Sub Lot 26 

Protested Item: 

 [X) Assessed Value 

O Tentative 

Od Taxable Status O Classification 

0 Qualified Agricultural 

Taxable Value 

(exemption) 

Property Exemption 

1, PROTEST OF ASSESSMENT 

Complete this section for a protest of assessed value, including assessed value changes associated with exempt status and denied or late filed 

personal property forms. 

Assessed Value 

Owner's Estimate of True Cash Value (Market Value) 

$57,500 

$65,000 

2. PROTEST OF TAXABLE VALUE 

Complete this section for a protest of Taxable Value. 

Reason: 

Value of Losses 

[£5] Value of Additions 

Od Poverty Exemption 

O Uncapping % 

3. PROTEST OF CLASSIFICATION 

Complete this section for a request ta change the classification. The Board of Review must make their decision regarding classification in accordance 

with Section 211.34¢ of the Michigan Compiled Laws. The Board of Review shall not be influenced by the effect that a particular classification has on 

that property's status as a homeowner's principal residence or qualified agricultural property.) 

Classification of property on this year's assessment roll 

Classification should be (check one of the following): 

[l Agricultural 

O Industrial 

El Timber Cutover 

O Utility (Personal Property Only) 

O Commercial 

Residential 

|= Developmental 

4. PROTEST OF EXEMPTION FOR QUALIFIED AGRICULTURAL PROPERTY 

if the assessor has denied or changed the percentage of the exemption from the 18 mills of local school operating tax for qualified agricultural proper- 

ty, the owner may appeal this action to the March Board of Review. THE BOARD OF REVIEW HAS NO AUTHORITY TO CONSIDER OR ACT UPON 

THE EXEMPTION FROM THE 18 SCHOOL OPERATING MILLS FOR HOMEOWNER'S PRINCIPAL RESIDENCE PROPERTIES.) 

Percent qualified agricultural exemption granted by assessor (Enter 0 if exemption 

Percent qualified agricultural exemption requested by owner (Enter 100 if full 

denied) 

‘exemption requested) 

REASON FOR PROTEST 

State reason(s) for protest of assessed value and/or the tentative laxable value and/or taxable status and/or classification and/or qualified agricultural property exemption 

Because of the flood in 2020, the well is dry and needs a new ane drilled. Six inside and two outside doors need 

replaced. The dry wall and paneling on the walls need to be removed and replaced. The Carpeting and Vinyl floorin: 

needs removed and replaced. The ceiling tiles are falling and need replacement. The Chimney and some wood on the 

outside need repair. The wiring needs to be updated, and a new service wire installed 

CERTIFICATION 

Signature 

Date 

Phone Number 

-_. Af ~ 

03-69: 202k (995 L[5- 933 

/ 

“aay 

[= 

Wy ys 

Che 

Midland 

wm. 

{eqn 

Addi

618, Page 2 

FOR BOARD OF REVIEW USE ONLY 

INSTRUCTIONS: Incorporate a copy of this form and the assigned number in the Board of Review minutes 

Petition Number 

Parcel Code 

26M-010 

030-165-000-026-00 

1. ASSESSED VALUE 

Disposition by Board of Review. The Board of Review must state the reason for its action below. 

Denied 

[7] Assessed value Changed From 

[ 

Jo] 

| 

Record of Vote — Board or three-member col 

f board 

Chairperson: 

Yes El No 

Member: 

Yes O No 

Ll 

Member: 

Yes O No 

rv 7 

nitials 

nit 

Initials 

Reason for Board Action 

ASSESSMENT HAS BEEN DETERMINED TO BE FAIR AND CONSISTENT WITH SIMILAR NEIGHBORING 

PARCELS. 

If you disagree with the decision of the Board of Review regarding tentative assessed value, you may appeal that decision by filing a petition with the Michigan Tax Tribunal 

at PO Box 30232, Lansing, MI 48909. Commercial Real, Industrial Real, Developmental Real, Commercial Personal, Industrial Personal and Utility Personal Property may 

be appealed by May 31. Agricultural Real, Residential Real, Timber-Cutover Real and Agricultural Personal Property may be appealed by July 31. The petition must be filed 

on a Michigan Tax Tribunal form or a form approved by the Michigan Tax Tribunal. Michigan Tax Tribunal forms are available at www.michigan.govitaxirib. 

2, TENTATIVE TAXABLE VALUE 

Disposition by Board of Review. The Board of Review must state the reason for its action below 

[[] penied 

[[] Tentative Taxable Value Changed From 

© 

(See attached L-4035A) 

Record of Vote — Board or three-member committee of board 

Chairperson: 

El Yes 

OJ No 

Member: 

O Yes O No 

Member: 

O Yes = No 

Initials 

Initials 

Initials 

Reason for Board Action 

If you disagree with the decision of the Board of Review regarding tantative taxable value, you may appeal that decision by filing a petition with the Michigan Tax Tribunal at 

PO Box 30232, Lansing MI 48909. Commercial Real, Industrial Real, Developmental Real, Commercial Personal, Industrial Personal and Utility Personal Property may be 

appealed by May 31. Agricultural Real, Residential Real, Timber-Cutover Real and Agricultural Personal Property may be appealed by July 31. The petition must be filed on 

a Michigan Tax Tribunal form or a form approved by the Michigan Tex Tribunal. Michigan Tax Tribunal forms are available at www.michigan.gov/taxtrib. 

3. CLASSIFICATION 

Disposition by Board of Review. The Board of Review must state the reason for its action below. 

OJ Denied 

El Classification Changed From 

to 

Record of Vote — Board or three-member committee of board 

Chairperson: 

OJ Yes O No 

Member: 

Ei Yes I=] No 

Member: 

O Yes OJ No 

Initials 

Initials 

Initials 

Reason for Board Action 

If you disagree with the decision of the Board of Review regarding classification, you may appeal by sending Form 2167 to the State Tax Commission at PO Box 30471, 

Lansing MI 48809, by June 30. 

4. QUALIFIED AGRICULTURAL PROPERTY EXEMPTION 

Disposition by Board of Review. The Board of Review must state the reason for its action below. 

I=} Exemption Request Denied 

Od Exemption percent modified from 

% to 

% 

Record of Vote — Board or three-member committee of board 

Chairperson: 

fl Yes O No 

Member: 

O Yes O No 

Member: 

[ET] Yes O No 

Initials 

Initials 

Initials 

Reason for Board Action 

If you disagree with the decision of the Board of Review regarding qualified agricultural property exemption, you may appeal that decision by filing a petition with the 

Michigan Tax Tribunal at PO Box 30232, Lansing MI 48809 by July 31. The petition must be filed on a Michigan Tax Tribunal form or a form approved by the Michigan Tax 

Tribunal. Michigan Tax Tribunal forms are available at www.michigan.gov/taxtrib. 

5. ADJOURNMENT 

Date of Final Adjoumment of Board of Review 

3/10/2026 

Board of Review 5; 

ture 

Date

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08/14/2026 

Valuation Report 

10:56 AM 

DB: 

Billings Twp 2026 Arc 

26-030-165-000-026-00 

2026 

Est. 

T.C.V. 

DUFORD ROSS 

E 

& MARGARET 

J 

Property Class: 

401 

4894 BEECH RD 

Map 

#: 

KCI MAIL 

BILLINGS 

HOPE, 

MI 

48628 

17 

1E LOCKWOOD EASTERN SHORES 

SUB 

LOT 

26 

W25 

TAX BILL RETURNED. 

NOT 

DELIVERABLE 

AS ADDRESSED 

Land Value Estimates 

for Land Table 

RES 

4.RES 

GROUP 

4 

* 

Factors 

* 

Description 

Frontage 

Depth 

Front 

Depth 

Rate 

%Adj. 

Reason 

Value 

RES GROUP 

4 

50.00 182.62 

1.0000 1.0000 

900 

100 

45,000 

50 Actual 

Front 

Feet, 

0.21 

Total 

Acres 

Total 

Est. 

Land Value 

= 

45,000 

Land Improvement 

Cost Estimates 

Description 

Rate 

Size 

% Good 

Cash Value 

Wood Frame/Conc. 

41.02 

14 

18 

103 

Unit 

in 

Place 

Item(s) 

Description 

Rate 

Size 

% 

Good 

Cash Value 

0.00 

50 

48 

0 

Residential 

Local 

Cost 

Land Improvements 

Description 

Rate 

Size 

% Good 

Cash Value 

0.00 

15 

84 

0 

0.00 

i 

84 

0 

Total Estimated Land Improvements True Cash Value 

= 

103 

Cost 

Est. 

for Res. 

Bldg: 

1 

Single Family 

1 

STY 

Cle 

Ch 

Blt 

1960 

(11) 

Heating System: 

Electric Wall Heat 

Ground Area 

= 768 

SF 

Floor Area 

= 768 

SF. 

Phy/Ab.Phy/Func/Econ/Comb. 

% Good=55/100/100/100/55 

Building Areas 

Stories 

Exterior 

Foundation 

Size 

Cost 

New 

Depr. 

Cost 

1 

Story 

Brick 

Slab 

768 

Total: 

97,681 

53,724 

Other Additions/Adjustments 

Water/Sewer 

1000 

Gal septic 

1 

4,386 

2,412 

Water Well, 

100 

Feet 

:! 

5,415 

2,978 

Porches 

CCP 

(1 

Story) 

50 

1,452 

799 

CGEP 

(1 

Story) 

256 

13,855 

7,620 

CCP 

(1 

story) 

15 

693 

381 

Garages 

Class: 

CD Exterior: 

Siding Foundation: 

18 

Inch 

(Unfinished) 

Base Cost 

264 

11,450 

6,297 

Fireplaces 

Exterior 

1 

Story 

al 

5,597 

3,078 

Totals: 

140,529 

77,289 

Notes: 

ECF 

(RES GROUP 

4) 

0.904 

=> 

TCV: 

69,869 

2026 

Est. 

T.C.V. 

030-165-000-026-00 

= 

114,972 

Est. 

TCV/Total 

Floor Area 

= 149.70, 

Most recent 

sale 03/04/2002 

for 

0 

2025 Assessed 

MBOR 

S.E.V. 

Base 

for 

Cap 

IRM 

54,400 

54,400 

54,400 

36,600 

2.70 

2026 

New 

Eg. 

Adjustment 

Loss 

Additions 

Tax Adjustment 

Losses 

0 

3,100 

0 

0 

20,900 

0 

2026 Assessed 

MBOR 

S.E.V. 

Capped 

->Taxable<- 

PRE/MBT

08/14/2026 

Valuation Report 

10:56 AM 

DB: 

Billings Twp 2026 Arc 

Parcel Number: 

26-030-165-000-026-00 

Page: 

2 

57,500 

57,500 

57,500 

37,588 

57,500 

0

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