Exhibits A-L.pdf

Westbrook Farmstead Ministry Petitioner V Township Of Lowell Respondent · 26-000397-TT

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EXHIBIT A —- CONSTRUCTION COST SUMMARY 

(As of Tax Day: December 31, 2025) 

Property Address: 14279 Oberley Dr. SE Lowell, MI 49331 

Parcel Number: 41-20-400-050 

Owner/Appellant: Westbrook Farmstead Ministry 

I. PURPOSE OF EXHIBIT 

This exhibit provides a summary of the actual out-of-pocket construction costs incurred for 

improvements to the subject property as of Tax Day, December 31, 2025. These figures reflect 

the true physical condition and measurable progress of the structure in accordance with MCL 

211.27(1) and MCL 211.34d(1)(q). 

II. CONSTRUCTION COST SUMMARY 

Category 

Vendor / Source 

Amount ($) 

Electrical 

Home Depot / Menards 

$8795.33 

Plumbing 

HDP, Menards, Etna 

$5,599.93 

HVAC 

Etna, Johnson Supply 

$10,240.00 

TOTAL 

$24,635.26 

III. SUPPORTING DOCUMENTATION 

These documents substantiate the above totals. Full documentation is available and can be 

provided upon request. 

IV. STATEMENT OF CONDITION AS OF TAX DAY 

As of December 31, 2025, the structure was in a “dried-in” condition only, with the following 

characteristics: 

¢ 

No siding installed 

No interior finishes (drywall, flooring, trim, cabinetry)

«No completed occupancy-ready systems 

Rough mechanical, electrical, and plumbing only 

Accordingly, the property remained incomplete and non-habitable as of Tax Day. 

V. VERIFICATION 

I certify that the amounts stated herein represent the actual costs incurred for construction 

completed as of December 31, 2025, and are true and accurate to the best of my knowledge and 

declare under the penalty of perjury to be true and accurate. 

Authorized Representative 

Kathy Sawyer-Hecksel 

Westbrook Farmstead Ministry 

Date: 

VI. LEGAL BASIS 

This exhibit supports the requirement that property be assessed based on its actual physical 

condition as of Tax Day under MCL 211.27(1). 

Further, under MCL 211.34d(1)(q), the value of new construction must be based on the true 

cash value of the actual improvements, not speculative or completed market value. 

Respectfully submitted, 

Westbrook Farmstead Ministry

dit A 

3/5/26, 1:16 PM 

Re: [External] 14279 Oberley Dr. SE - Yahoo Mail 

“/ 

Re: [External] 14279 Oberley Dr. SE 

Westbrook /Inbox 

, 

4 

Marla Platt <assessor@lowelltwp.org> 

Mar 2 at 12:29 PM 

de 

To: westbrookfarmstead @yahoo.com <westbrookfarmstead@yahoo. com> 

I have it at 40% which follows are guidelines, it was 19% for 2024 and 20% for 2025, if you want to appeal you can make an appointment for Board of 

Review 

I have attached the record card check the square footage and make sure its right but I'm sticking to the 40%. 

Marla M Platt 

From: Westbrook Farmstead <westbrookfarmstead@yahoo.com> 

Sent: Friday, February 27, 2026 11:36 AM 

To: Marla Platt <assessor@lowelltwp.org> 

Subject: [External] 14279 Oberley Dr. SE 

Hello Marla, 

I received the new assessment for 14279 Oberley Dr. in Lowell. 

There is a significant increase of taxable and assessed value, which seems aadressive based on the finished 

progress as of December 31, 2025 

Please let me know what Construction percentage you used in 2024 vs. 2025 to justify an assessed value increase of $95,000 and a increase of taxable value of $81,6007 

Please, if you would provide cost tables or valuation method applied; 

Exact components added (framing, mechanicals, finish work, etc); 

Whether fand value changed 

Based on assessor cost schedules, the only lawful addition for 2026 is the incremental value of rough mechanical, electrical, and plumbing approved December 10, 2025 

with a lawful improvement value to increase assessment as reasonable between 8-12% of the finished value. The rough-in was not approved until January 2, 2026, so the 

only increase in value is the MEP rough-in’s, 

Any assessment increase beyond that reflects post-tax-day improvements and is improper under MCL 211.34d. My contractor has assessed the improvements to be no 

more than $40,000, so please provide me with your costs and valuation method 

if you couid provide me with your justifications as soon as possivie, as the March appeals is quickiy approaching, 

Thank you, 

Kathy Sawyer-Hecksel 

Westbrook Farmstead Ministry 

EIN: 38-2090972 

(616) 819-9137 

1File 

67M 

Westbrook 

pdf 

7 MB 

tps:fimail-yahoo.comb/folders/68/messages/AAL BQIETPKeArQisk Pkk8kRIx?accountids=1 50001 &folderType=INBOX&offset=08unbinckNowm—fare

Excheert-C 

Michigan Department of Treasury 

faa 5550 

THIS 

IS NOT A TAX BILL 

-4400 

Notice of Assessment, Taxable Valuation, and Property Classification 

This form is issued under the authority 

of Public Act 205 of 1893 Sec 211 24c and Sec 211 34c as amended 

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

FROM 

LLUCHARTER TVW 

PARCEL IDENTIFICATION 

MARLA M PLATT, ASSESSOR 

PARCEL NUMBER: 

41-20-12-400-050 

2 

EL DEN NASH AVE SE 

PROPERTY ADDRESS: 

14279 OBERLEY DR SE 

LOWELL, MI 49331 

SCHOOL DISTRICT CODE 

41170 

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

EXEMPTIONS 

WESTBROOK FARMSTEAD MINISTRIES 

% Exempt 

As "Homeowners Principal Residence": 

.00% 

3765 KIMBERLY CT SE 

%E 

re 

. 

N 

o 

% Exempt 

As 

"Qualified Agricultural Property": 

.00% 

WYOMING MI 49509 

% Exempt 

As "MBT Industrial Personal"; 

.00% 

% Exempt 

As "MBT Commercial Personal”: 

00% 

Exempt 

As "Disabled 

Veteran 

or 

Survivi 

eon 

isabled 

Ve! 

urviving 

[7 Yes 

No 

Exempt 

As "Qualified Forest Property": 

[] Yes 

[X 

No 

Exempt 

As "Development Property": 

[| Yes 

No 

LEGAL DESCRIPTION: 

412012400050 PART OF SE 1/4 COM 651.75 FT S 89D 59M 27S W ALONG E&W 1/4 LINE & 353.35 FT S 0D 19M 27S W FROM E 1/4 

COR TH S 0D 19M 27S W 849.72 FT TO CL OF OBERLEY DR TH NWLY ALONG SD CL 150.29 FT ON A 1200 FT RAD CURVE TO 

RT /LONG CHORD BEARS N 53D 47M 19S W 150.49 FT/ TH N 50D 11M 37S W ALONG SD CL 390.09 FT TH N 39D 48M 23S E 665.2 

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 

CHANGE FROM 

for the 2026 

year by approximately: $3919 

YEAR 

5025 

AMOUNT YEAR, 

ERR 

ya 

1. TAXABLE VALUE: 

74,083 

155,683 

81,600 

2. ASSESSED VALUE: 

116,300 

211,300 

95,000 

3. TENTATIVE EQUALIZATION FACTOR: 

1.000 

4. STATE EQUALIZED VALUE (SEV): 

116,300 

211,300 

95,000 

5. WAS THERE A TRANSFER OF OWNERSHIP 112025 

THAT RESULTED IN A TAXABLE VALUE UNCAPPING? [yes 

No 

6. Assessor Change Reason(s): 

Partial Construction, Market Adjustment 

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: 

616-897-7600 

Email Address 

115 

ASSESSOR@LOWELLTWP.ORG 

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

MARCH BOARD OF REVIEW IS HELD MONDAY MARCH 9,2026 FROM 9:00 AM - NOON & 1:00 PM - 4:00 PM; TUESDAY 

MARCH 10, 2026 FROM 2:00 PM- 5:00 PM AND 6:00 PM - 9:00 PM. 

IF YOU WISH TO APPEAL YOUR ASSESSMENT CONTACT 

THE LOWELL TWP OFFICE TO MAKE AN APPOINTMENT AT (616) 897-7600 ON MONDAY AND TUESDAY 9AM TO 5PM AND 

THURSDAYS 9AM TO 1PM. OR EMAIL ASSESSOR@LOWELLTWP.ORG- IF YOU PREFER A PHONE APPEAL YOU WILL STILL 

NEED APPOINTMENT 

3:33pm 

Monday 

Marci, gt

03/17/2026 

03:48 

pM 

2026 BOARD OF REVIEW DECISION 

FROM 

LOWELL CHARTER TWP 

MARLA M PLATT, ASSESSOR 

2910 ALDEN NASH AVE SE 

LOWELL MI 49331 

Lhd; + 1 

NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL: 

WESTBROOK FARMSTEAD MINISTR 

3765 KIMBERLY CT SE 

WYOMING MI 49509 

PROPERTY IDENTIFICATION: (Parcel Code required. 

Property address 

and legal description optional.): 

41-20-12-400-050 

14279 OBERLEY DR SH 

412012400050 PART OF SE 1/4 COM 651.75 FT S 89D 59M 27S 

W ALONG E&W 1/4 LINE & 353.35 FT S 0D 19M 27S W FROM 

E 1/4 COR TH S 0D 19M 27S W 849.72 FT TO CL OF OBERLEY 

DR TH NWLY ALONG SD CL 150.29 FT ON A 1200 FT RAD 

CURVE TO RT /LONG CHORD BEARS N 53D 47M 19S W 

150.49 FI/ THN 50D 11M 37S W ALONG SD CL 390.09 FT TH 

N 39D 48M 23S E 665.27 FT TO BEG * SEC 12 T6N ROW 4.17 A. 

THIS PROPERTY IS CLASSIFIED 

401 

(RESIDENT IAL-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 

41-20-12-400-050 

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

Board of Review Comments 

40% COMPLETE IS ACCURATE AND NEW OONSTRUCTION IS ACCUMULITIVE VALUE NOT INCREMENTAL 

[2026 

ORIGINAL ASSESSED VALUE 

211,300 

LI 

[2026 

"BOARD OF REVIEW" ASSESSED VALUE 

211,300 

] 

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

2026 ORIGINAL TAXABLE VALUE 

155,683 

2026 

"BOARD OF REVIEW" TAXABLE VALUE 

155,683 

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/0,4677,7-187-38254---,00.html

EXHIBIT E - STATUTORY MATH 

Item 

Township Position 

Statutory Requirement 

7 

—| 

| 

| 

Incorrect base value 

Correct base x 0.50 

Construction as of Tax Day 

Rough MEP only 

Rough MEP only 

Method Used 

Partial construction + market 

Cost-based TCV of work 

adjustment 

completed only 

Implied TCV of New 

$163.200 

< $25,000 (conservative & 

Construction 

’ 

documented) 

Statutory Multiplier 

x 0.50 

* 0.50 (MCL 211.34d(1)(q)) 

Resulting Taxable Value Add 

$81,600 

$12,500 

Compliance with MCL 

Inflates beyond actual 

= 

211.27(1) 

condition 

Reflects Tax Day condition | 

Compliance with MCL 

| 

| 211.34d(1)(q) 

Supporting Evidence: 

Receipts for materials installed prior to Tax Day: $24,635.26 

Owner-performed labor (no general contractor markup or profit) 

Rough MEP inspection approval dated 12/10/2025. Rou; 

2025. 

gh-in MEP was the only addition in 

December 31, 2024 Assessment reflects the dry framing had already been taxed as an 

improvement. 

Assessing the property to reflect $81,600 would need to include all finishing costs to reflect 

an increased value of $1 63,200. Assessor is relying on future value and work, not on 

physical, material additions as of Tax Day December 31, 2025.

EXHIBIT F — CONSTRUCTION PROGRESSION vs ASSESSMENT INCREASE 

This chart compares the Township’s taxable value increases with the actual construction 

stage. The 2026 increase implies approximately $163,200 in new construction value 

attributed primarily to rough mechanical, electrical, and plumbing work. 

Year 

Construction 

| Taxable Value 

Implied True 

Increase in 

Stage 

(TV) 

Cash Value 

TCV 

(TCV) 

2023 

Land Only 

$40,900 

$81,800 

- 

2024 

Shell / Roof 

$67,200 

$134,400 

$52,600 

Installed 

2025 

Windows / 

$74,083 

$148,166 

$13,766 

Doors Added 

2026 

Rough MEP 

$155,683 

$311,366 

$163,200 

L 

Only 

Key Observation: Between 2025 and 2026 the Township added $81,600 in Taxable 

Value, which equals $163,200 in implied construction value. The only documented 

improvement during this period was rough mechanical, electric 

installation. 

al, and plumbing 

Implication for Tribunal Review: If the only new work completed was rough MEP 

installation, the implied valuation suggests that this single construction stage accounts for 

over $163,000 of total home value. This disproportionate increase raises questions about 

whether the completion percentage applied reflects the actual physical condition of the 

property as of December 31.

EXHIBIT G - SIMPLE VALUE COMPARISON 

This visual shows the relationship between the construction change and the taxable value 

increase. 

Item 

Amount 

Only construction change (2025 — 2026) 

Rough MEP installation 

Increase in Taxable Value 

$81,600 

Implied construction value (TV x 2) 

$163,200 

Construction still missing on Tax Day 

Siding, drywall finish, cabinets, flooring, trim, 

fixtures 

Key Point: The taxable value increase implies $163,200 of new construction value, yet the only 

physical work completed during the year was rough plumbing, electrical, and HVAC installation. 

Rough in approvals were on December 10%, 2025. 

Pictures of construction show no interior or exterior work completed as of Tax Day.

exupir?. CONSTRUCTION PROGRESS AND VALUE 

COMPARISON 

llustrating Completion Percentage Based on T. ownship Building Values 

Finished Property Value (TCV): $795,622 

Note: Building values are State Equalized Value (SEV). True Cash Value 

(TCV) =SEV x2. 

Year 

Construction 

| 

Building 

Building 

Percent 

Stage 

SEV 

TCV (SEV | 

Complete 

x 2) 

(TCV + 

| 

$795,622) 

2024 

Shell / Roof 

$64,300 

$128,600 

16.2% 

Installed 

2025 

Windows / 

$72,500 

$145,000 

18.2% 

Doors 

Installed 

2026 

Rough 

$159,200 

$318,400 

40.0% 

Plumbing, 

| 

Electrical, 

| 

HVAC 

Period 

Construction | Increasein 

| Increasein 

| Increase in 

Activity 

SEV 

TCV 

Completion 

2024 — 

Windows / 

+$8,200 

+$16,400 

+2% 

2025 

Doors 

i 

Installed 

2025 — 

Rough 

+$86,700 

+$173,400 

| 

+22% 

2026 

Mechanical 

Systems 

Installed 

Observation: The assessment progression indicates a significant increase in 

completion percentage between 2025 and 2026 despite the only documented 

construction activity being installation of rough mechanical systems 

(plumbing, electrical, and HVA C).

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41-20-12-100-05( 

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03/02/26: 

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15) 

Built-ins 

(15) 

Fireoleces 

(16) 

Porches/hzcks 

(17) 

Garage 

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Favestrough 

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Year 

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Garbage Disposal 

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Exte-ior: 

Siding 

A-Frame 

bs 

w/ Ducts 

Bath 

Heater 

Exterior 

Erick Ven.: 

0 

(4) 

TIntzrior 

Forced Hot 

Water 

Vent 

Fan 

Exterior 

Stone Van.: 

0 

cod 

Frame 

. 

Electric Baseboard 

Hot: 

Tub 

Prefab 

1 

5 

Common Wall: 

1 

fall 

Drywall 

Bien 

cell. 

invented 

Hocd 

Prefab 

2 

Story 

Foundatio 

47 

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sutlcing 

Styls: 

Peneled 

Dadiant: 

( 

vented Hood 

Heal Circulater 

Finished 

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Building 

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Pinnrvis 

RANCH/ 

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Eris 

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Raised Hearth 

Auto. 

Doors: 

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Sauna 

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E.C.F. 

Bamps 

Room List 

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2 

FE ectric 

Fash 

2 pacar 

nated 

Carport Area: 

Central 

Vacuum 

ROOF: 

2 

0 Arps 

Servics 

Security System 

or 

a 

te. /Qual. 

of 

Cost 

fst. 

for 

kes. 

nidg: 

1 

Zirgle Family 

RANCi/ 

187 

Cis 

¢C 

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2024 

(1) 

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¥ 

Ord. 

(11) 

Heating System: 

Forzed Eea. 

¢ 

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HWood/ 

£ 

out ars 

Ground Area 

= 

4361 

&F 

Pleor Aved 

= 4361 

SF. 

X Alumintm/Vinyl 

pHELeTE 

Fhy/Bb.Phy/Func/Feen/Coni. 

& Cood=97/190/100/100/97 

Brick 

Many 

X 

Ave. 

Few 

Fuild 

nag Areas 

3) 

Pumbing 

Stor 

Exterior 

Foundation 

ize 

Cost 

Mew 

Pepr. 

Cost 

Insulation 

S= 

1 

st 

Siding 

Slab 

2,214 

L 

- 

Average Fixture 

(s) 

1 

Story 

Sid: 

B, 

1,838 

(2) 

Windows 

(7) 

Excavation 

1 

3 Fixture Bath 

3 

s 

312 

Many 

Large 

Basement: 

1835 

5.F. 

2 Fixture Bath 

Total: 

527,505 

511,679 

Avg. 

Avy. 

Crawi: 

0g. 

£ 

Aato 

Fes 

Small 

Slap: 

2526 

§.F 

Manual 

Heat 

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Height 

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574,689 

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25,662 

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Basement 

hisn 

2) 

Water/Sewer 

40% 

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=> Ist. 

True Cash Value 2026 

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(3) 

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Recreation 

Public 

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Cahie 

Gambre’ 

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Public Sewer 

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Walkout 

Doors 

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Waler 

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1200 Gal 

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Walkout 

Doors 

(A) 

Fry 

rsd 

poe 

Asphalt 

Shingle 

(10) 

Floor Support 

2000 Gal 

septi 

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Limp 

Sum 

Ttems: 

- 

Joists: 

Chimney: 

Unsupportec 

Len 

Cntr. 

¥*¥* 

Information 

herein 

deemed 

re.izbis 

but 

not guarantesd* 

+1

Parcel 

Nwrber: 

41-20-12-400-23590 

Jurisdiction: 

LOWELL CHARTER TWE 

County: 

KENT 

Printed on 

G 

Grantor 

Grantee 

Sale 

Sale 

Inst, 

Terms 

Verified 

Price 

Cate 

Type 

By 

FARME 

LLC 

HECKSE MATTHEW 

118,000 

09/19/2022 

wp 

G3-ARM'S 

20226922007392 PROPERTY TRANSFER 

100.0 

Property Address 

ding 

Permit:s) 

Date 

Status 

14279 

OBERLEY 

DR 

Sk 

HOUSE 

& 

GARAGE 

08/31/202: 

INPROCRESS 

Owner's Name/Addzess 

WESTRROOK 

FARMSTEAD MINTSTRI 

Phy 

ro 

TET 

= 

1 

ied: ACL 

hi 

2026 

Est 

(CV 422,515 TCU/TFA: 

96.88 

WYOMING 

MT 

49503 

X 

Improved 

Vacant 

Lard Value 

Zstimates 

AGAI.AC 

2 

Pablic 

* 

Frrprovanents 

Description 

Frontage 

eplth 

. 

Reagorn 

Value 

ERT ETT 

Dirt 

Road 

TAELE ACRES 

70 

Acres 

104,230 

3 

Gravel 

Road 

4.17 

Total Acros 

Total 

Bst. 

Land Value 

= 

104,250 

412012400050 PART 

OF ST 1/4 

00M €51.75 IT 

Paved Road 

$ 

89L 

59M 

27S 

W ALONG 

EsW 

1/4 

TINE 

& 

scription 

for 

Permit 

74077, 

Tssaed 

08/31,20 

3: 

3949 

SQ 

FT HOME 

2 

TS 

0D 

19M 

W 

FROM 

# 

1/4 

COR 

OC 

15M 

27S 

W 

£4 

Z 

FT 

TC 

CL 

OF 

ZRILY 

DR 

TH NWLY 

G 

CL 

180.29 

r7 

ON 

A 

1200 

FY 

KAD CURVE 

"0 

RT 

/LONG CHORD 

BEARS 

N 

53D 47 

198 

W 

150.42 

pT 

N 

50D 

11M 

575 

W ALONG 

SD 

CL 

320.09 

FT 

TH 

N 

49D 

48M 235 

E 

665.27 

F1 

TC 

BEG 

= 

SEC 

12 

TuN 

ROW 

1.17 

4, 

SFLIT/COMRINED 

ON 

Standard 

Utilities 

06/10/2022 FROM 41-20-11-400-044; 

Underground Utils. 

Zomments/ 

Influences 

ES 

Topography 

of 

Site 

Lzvel 

#olling 

Low 

High 

Landscaped 

Waterfront 

Ravine 

Wetland 

Flood Plain 

Year 

Land 

Building 

Assessed 

Board 

of 

Tribunal, 

Taxak le 

Value 

Value 

Review 

Othe 

Value 

who 

When 

What 

2026 

159,200 

211,300 

155, 683C 

2025 

12,50 

16 

- 

The Egualiser. 

Copyright 

(=) 

1959 

— 2005. 

= 

GEE 

1Lp,800 

12. 083C 

: 

2024 

64,330 

108,100 

67,: 

67,2000 

Licensed 

To: 

Townsiip 

of 

Lowsll, 

County 

of 

Kent, 

Michigan 

4 

40,900 

10,8005 

*** 

information 

herein deemed reliable 

but 

not 

Juaranteed*t

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