compiled-answer.pdf
Feras Nahhas, Petitioner V City Of Dearborn, Respondent · 24-003763-TT
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STATE OF MICHIGAN DEPARTMENT OF LICENSING & REGULATORY AFFAIRS MICHIGAN ADMINISTRATIVE HEARING SYSTEM MICHIGAN TAX TRIBUNAL MTT Docket No.: Petitioner, v CITY OF DEARBORN, Respondent. ___________________________/ PROOF OF SERVICE On I emailed a copy of the Respondent’s Property Tax Appeal answer form for the City of Dearborn relative to the above-captioned matter to: I declare that the statement above is true to the best of my information, knowledge, and belief. Dated: ________________________________ Joseph A. Fuoco, Authorized Representative City of Dearborn – Department of Assessment 16901 Michigan Avenue, Suite 5 Dearborn, MI 48126 ______ __ __ __ __ __ __ ____ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ __ _ __ __ __ __ _ ____ _ ____________ Joseph A. Fu F oco, Authorized Re Feras Nahhas 24-003763 October 23, 2024 Michigan Property Tax Attorneys, P.C. October 23, 2024 Paul O'Neill paul@mipropertytaxattorneys.com
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STATE OF MICHIGAN DEPARTMENT OF LICENSING & REGULATORY AFFAIRS MICHIGAN ADMINISTRATIVE HEARING SYSTEM MICHIGAN TAX TRIBUNAL Petitioner, CITY OF DEARBORN, Respondent. ___________________________/ PROOF OF SERVICE On I submitted a copy of the Respondent’s Property Tax Appeal answer form for the City of Dearborn relative to the above-captioned matter to: v. MTT Docket No.: I declare that the statement above is true to the best of my information, knowledge and belief. Dated: ________________________________ Joseph A. Fuoco, Respondent City of Dearborn – Department of Assessment 16901 Michigan Avenue, Suite 5 Dearborn, MI 48126 ______ __ __ __ __ ____ __ __ __ __ __ __ __ __ ____ __ __ _ ____ _ ____________ Joseph A. Fu F oco, Respondent Feras Nahhas 24-003763 October 23, 2024 October 23, 2024 Michigan Tax Tribunal taxtrib@michigan.gov
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR PROPERTY TAX APPEAL ANSWER FORM VALUATION / EXEMPTION / CLASSIFICATION APPEAL MTT DOCKET NO. ______________________ Section 1: Respondent’s Contact Information First Name: M.I.: Last Name/Company Name/Unit of Government: Home Address (No., Street, P.O. Box or Rural Route): County: City or Town: State: ZIP Code: Telephone Number: Fax Number: E-mail Address (do not enter unless you want MTT to send all correspondence via email): Section 2: Respondent’s Attorney/Authorized Representative’s Contact Information First Name: M.I.: Last Name: Firm Name (if any): Address (No., Street, P.O. Box or Rural Route): City or Town: State: ZIP Code: Telephone Number: Fax Number: E-mail Address (do not enter unless you want MTT to send all correspondence via email): Section 3: Subject Property Information Does the subject property have a Principal Residence Exemption of 50% or more? Yes No Are the parcels listed by Petitioner contiguous or adjoining? If not, list which parcels adjoin one another. Yes No Not Applicable 24-002681 City of Dearborn 16901 Michigan Ave. Wayne Dearborn MI 48126 313.943.2288 jfuoco@dearborn.gov Joseph A Fuoco Dearborn MI 48126 313.943.2288 jfuoco@dearborn.gov ✔ ✔ 16901 Michigan Ave.
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR Section 4: Explain Your Answer to this Appeal Section 5: Jurisdictional Issues IF PETITIONER IS APPEALING THE TRUE CASH AND/OR TAXABLE VALUES Did Petitioner protest the assessment at a Board of Review (BOR)? Yes No If yes, check which BOR Petitioner attended: March July December If no, was the Notice of Assessment properly sent to Petitioner prior to the March BOR? Yes No *Submit a copy of the Notice of Assessment with the Answer. If the July or December BOR revised the assessment(s) at issue, did it have authority? Yes No If yes, cite the Board’s authority. Was the assessment(s) at issue established as the result of a clerical error or mutual mistake of fact? Yes No If yes, explain Is Petitioner appealing from a State Tax Commission Order? Yes No If so, what is the issue date? IF PETITIONER IS APPEALING THE UNCAPPING OF TAXABLE VALUE When was the Notice of Uncapping, if applicable, issued? Under what statutory section was the Taxable Value uncapped? IF PETITIONER IS APPEALING THE DENIAL OF A POVERTY EXEMPTION Respondent will verify and review all pertinent data as well as provide further evidence, if needed, prior to the hearing. Attachment: 2024 Property Record Card, 2024 Assessment Change Notice, 2024 Board of Review Decision Letter and Proof of Service. ✔ ✔ ✔ ✔
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STATE OF MICHIGAN GRETCHEN WHITMER GOVERNOR DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS LANSING MARLON I. BROWN, DPA DIRECTOR Did Petitioner request a Poverty Exemption at a BOR? Yes No If Yes, check which BOR Petitioner attended: March July December List the date the BOR denied Petitioner’s Poverty Exemption: IF PETITIONER IS APPEALING THE DENIAL OF AN EXEMPTION OTHER THAN POVERTY, PRINCIPAL RESIDENCE, OR QUALIFIED AGRICULTURAL EXEMPTIONS Did Petitioner request the exemption at a BOR? Yes No If Yes, check which BOR Petitioner attended: March July December Tax Year(s) denied: List the date the exemption was denied: What statutory section did Petitioner request the subject property be exempt? IF PETITIONER IS APPEALING THE CLASSIFICATION OF PROPERTY What do you believe the classification should be: Real Personal (check one) Agricultural Commercial Industrial Residential Timber-Cutover Developmental Utility (check one) Section 6: Valuation Information *Use the multiple parcel form for additional, contiguous parcels. Parcel Identification Number: Classification of Property: Real Personal (check one) Agricultural Commercial Industrial Residential Timber-Cutover Developmental Utility (check one) Current Assessed Value (also known as State Equalized Value) as established by the BOR: Current Taxable Value as established by the BOR: What do you believe is the fair market value (also known as True Cash Value)? Multiply the True Cash Value by .5 and enter here. This is your contention of Assessed Value. If you believe the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value. Signature *Required Respondent or Attorney/Authorized Representative’s Signature: /s/ ✔ ✔ 820922307071 $142,900 $102,259 $280,000 $140,000
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*** Information herein deemed reliable but not guaranteed*** WAYNE County: DEARBORN Jurisdiction: Printed on Parcel Number: 82 09 223 07 071 92,753C 104,400 88,600 15,800 2022 97,390C 103,200 87,400 15,800 2023 102,259C 142,900M 142,900 91,700 51,200 2024 Tentative Tentative Tentative Tentative 2025 Taxable Value Tribunal/ Other Board of Review Assessed Value Building Value Land Value Year * Factors * condo-attached Description Frontage Depth Front Depth Rate %Adj. Reason Value <Site Value A> CONDO 102350 100 102,350 0.00 Total Acres Total Est. Land Value = 102,350 Land Value Estimates for Land Table RC422.RC422 WEST VILLAGE CONDO Who When What Level Rolling Low High Landscaped Swamp Wooded Pond Waterfront Ravine Wetland Flood Plain Topography of Site Dirt Road Gravel Road Paved Road Storm Sewer Sidewalk Water Sewer Electric Gas Curb Street Lights Standard Utilities Underground Utils. Public Improvements Vacant Improved X The Equalizer. Copyright (c) 1999 - 2009. Licensed To: City of Dearborn, County of Wayne, Michigan Comments/Influences UNIT 65, BLDG F DEARBORN WEST VILLAGE CONDOMINIUM WAYNE COUNTY CONDOMINIUM SUB PLAN NO. 443 Tax Description NAHHAS, FERAS 57 WEST VILLAGE LN DEARBORN MI 48124 Taxpayer's Name/Address NAHHAS, FERAS 57 WEST VILLAGE LN DEARBORN MI 48124 Owner's Name/Address 57 WEST VILLAGE LN Property Address 2025 Est TCV Tentative County ID #: 32 09 223 07 071 00 P.R.E. 100% 03/08/2018 School: DEARBORN CITY SCHOOL DIST Status Number Date Building Permit(s) Zoning: BC Class: RESIDENTIAL-IMPROV 100.0 DEED 2018064080 03-ARM'S LENGTH WD 03/08/2018 208,000 NAHHAS, FERAS NAGY, BRIAN Prcnt. Trans. Verified By Liber & Page Terms of Sale Inst. Type Sale Date Sale Price Grantee Grantor 10/23/2024
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Class: C +10 Effec. Age: 20 Floor Area: 1,550 Total Base New : 209,314 E.C.F. Total Depr Cost: 167,449 X 1.082 Estimated T.C.V: 181,180 Cost Est. for Res. Bldg: 1 Town Home 2 STORY T/R/C Cls C 10 Blt 1997 Exterior Units: 0 Interior Units: 1 Roof: (11) Heating System: Forced Heat & Cool Ground Area = 479 SF Floor Area = 1550 SF. Phy/Ab.Phy/Func/Econ/Comb. % Good=80/100/100/100/80 Building Areas Stories Exterior Foundation Size Cost New Depr. Cost 1 Story Brick Slab 136 2 Story Brick Crawl Space 343 1 Story Siding Overhang 410 1 Story Siding Overhang 44 1 Story Siding Overhang 137 1 Story Siding Overhang 137 Total: 178,892 143,110 Other Additions/Adjustments Plumbing 3 Fixture Bath 1 5,041 4,033 Porches CCP (1 Story) 35 1,155 924 Balcony Wood Balcony 55 2,416 1,933 Garages Class: C Exterior: Brick Foundation: 18 Inch (Finished) Common Wall: 2 Wall 1 -6,689 -5,351 Base Cost 205 16,267 13,014 Water/Sewer Public Water 1 1,621 1,297 Public Sewer 1 1,621 1,297 Built-Ins Garbage Disposal 1 284 227 <<<<< Calculations too long. See Valuation printout for complete pricing. >>>>> Carport Area: Roof: Bsmnt Garage: Year Built: Car Capacity: 1 Class: C Exterior: Brick Brick Ven.: 0 Stone Ven.: 0 Common Wall: 2 Wall Foundation: 18 Inch Finished ?: Yes Auto. Doors: 0 Mech. Doors: 0 Area: 205 % Good: 0 Storage Area: 0 No Conc. Floor: 0 (17) Garage CCP (1 Story) Wood Balcony 35 55 Type Area (16) Porches/Decks Interior 1 Story Interior 2 Story 2nd/Same Stack Two Sided Exterior 1 Story Exterior 2 Story Prefab 1 Story Prefab 2 Story Heat Circulator Raised Hearth Wood Stove Direct-Vented Gas 1 (15) Fireplaces Appliance Allow. Cook Top Dishwasher Garbage Disposal Bath Heater Vent Fan Hot Tub Unvented Hood Vented Hood Intercom Jacuzzi Tub Jacuzzi repl.Tub Oven Microwave Standard Range Self Clean Range Sauna Trash Compactor Central Vacuum Security System 1 (15) Built-ins Lump Sum Items: Public Water Public Sewer Water Well 1000 Gal Septic 2000 Gal Septic 1 1 (14) Water/Sewer Average Fixture(s) 3 Fixture Bath 2 Fixture Bath Softener, Auto Softener, Manual Solar Water Heat No Plumbing Extra Toilet Extra Sink Separate Shower Ceramic Tile Floor Ceramic Tile Wains Ceramic Tub Alcove Vent Fan 2 (13) Plumbing Few Ave. Many No. of Elec. Outlets Min Ord. Ex. No./Qual. of Fixtures Amps Service 0 (12) Electric Central Air Wood Furnace Forced Air w/o Ducts Forced Air w/ Ducts Forced Hot Water Electric Baseboard Elec. Ceil. Radiant Radiant (in-floor) Electric Wall Heat Space Heater Wall/Floor Furnace Forced Heat & Cool Heat Pump No Heating/Cooling X Elec. Steam Oil Coal Gas Wood (11) Heating/Cooling Joists: Unsupported Len: Cntr.Sup: (10) Floor Support Recreation SF Living SF Walkout Doors (B) No Floor SF Walkout Doors (A) (9) Basement Finish Conc. Block Poured Conc. Stone Treated Wood Concrete Floor (8) Basement Basement: 0 S.F. Crawl: 343 S.F. Slab: 136 S.F. Height to Joists: 0.0 (7) Excavation (6) Ceilings Kitchen: Other: Other: (5) Floors H.C. Solid Doors: Small Ord Lg Size of Closets Min Ord Ex Trim & Decoration Plaster Wood T&G Drywall Paneled (4) Interior Eavestrough Insulation Front Overhang Other Overhang 0 0 (3) Roof (cont.) *** Information herein deemed reliable but not guaranteed*** Residential Building 1 of 1 Printed on Parcel Number: 82 09 223 07 071 Chimney: Asphalt Shingle X Gambrel Mansard Shed Gable Hip Flat (3) Roof Wood Sash Metal Sash Vinyl Sash Double Hung Horiz. Slide Casement Double Glass Patio Doors Storms & Screens Large Avg. Small Many Avg. Few (2) Windows Wood/Shingle Aluminum/Vinyl Brick Insulation X (1) Exterior Basement 1st Floor 2nd Floor Bedrooms 7 2 Room List Condition: Good Remodeled 0 Yr Built 1997 Building Style: 2 STORY T/R/C Wood Frame X Single Family Mobile Home Town Home Duplex A-Frame X Building Type 10/23/2024
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*** Information herein deemed reliable but not guaranteed*** Parcel Number: 82 09 223 07 071, Residential Building 1 Printed on 10/23/2024 Parcel Number: 82 09 223 07 071, Residential Building 1 Sketch by Apex Sketch BUILT 1997 BRICK 13 Balcony in 55.0s OH UP - 44.0 sf 10.5" 16.5" NE S| asi < < AY In Catal on NN S32 [oa O = % 7' 14' [14] 3 “ 2 STY / CWL inin 686.0 sf _ oo 3RD & 4TH wn app < n< N 0“ CCP in 35.0 sf *** Information herein deemed reliable but not guaranteed*** Printed on 10/23/2024
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ARCHIVED 6. Assessor Change Reason(s): LEGAL DESCRIPTION: 401 (RESIDENTIAL-IMPROVED) Email Address: Phone: Name: March Board of Review Appeal Information. The Board of Review will meet at the following dates and times: Questions regarding the Notice of Assessment, Taxable Valuation, and Property Classification may be directed to the Following: Exempt As "Qualified Forest Property": Exempt As "Development Property": THIS IS NOT A TAX BILL X No Yes Notice of Assessment, Taxable Valuation, and Property Classification Michigan Department of Treasury, 1019 (Rev, 11-23) ACCORDING TO MCL 211.34c THIS PROPERTY IS CLASSIFIED AS: 5. There WAS or WAS NOT a transfer of ownership on this property in The 2024 Inflation rate Multiplier is: 1.05 1. TAXABLE VALUE: DEARBORN, MI 48124 % Exempt As "Qualified Agricultural Property": PARCEL IDENTIFICATION 39,700 142,900 39,700 PROPERTY ADDRESS: No X Yes PRINCIPAL RESIDENCE EXEMPTION DEARBORN MI 48124 OWNER'S NAME & ADDRESS/PERSON NAMED ON ASSESSMENT ROLL: PARCEL NUMBER: This form is issued under the authority of P.A. 206 of 1893, Sec. 211.24 (c) and Sec.211.34c, as amended. This is a model assessment notice to be used by the local assessor. L-4400 FROM CITY OF DEARBORN DEPARTMENT OF ASSESSMENT 16901 MICHIGAN, SUITE 5 DEARBORN, MI 48126 82 09 223 07 071 NAHHAS, FERAS 57 WEST VILLAGE LN 57 WEST VILLAGE LN 401 (RESIDENTIAL-IMPROVED) PRIOR YEAR'S CLASSIFICATION IF DIFFERENT: CURRENT TENTATIVE AMOUNT YEAR: PRIOR AMOUNT YEAR: CHANGE FROM PRIOR YEAR TO CURRENT YEAR 2023 2024 97,390 102,259 4,869 2. ASSESSED VALUE: 142,900 103,200 3. TENTATIVE EQUALIZATION FACTOR: 1.000 4. STATE EQUALIZED VALUE (SEV): 103,200 WAS NOT 2023 % Exempt As "Homeowners Principal Residence": 100.00% % Exempt As "MBT Industrial Personal": .00% .00% % Exempt As "MBT Commercial Personal": .00% TO APPEAR BEFORE THE BOARD OF REVIEW FOR A FORMAL APPEAL, PLEASE CALL THE DEPARTMENT OF ASSESSMENT AT (313) 943-2140 FOR AN APPOINTMENT. AGENTS OF PROPERTY OWNERS NEED TO SUBMIT WRITTEN AUTHORIZATION. THE DEARBORN BOARD OF REVIEW WILL CONVENE TO HEAR APPEALS IN THE COUNCIL CHAMBERS, DEARBORN ADMINISTRATIVE CENTER, 16901 MICHIGAN AVENUE, DEARBORN, MICHIGAN AS FOLLOWS: MARCH 11 9:00 AM – 12:00 PM & 1:00 PM – 4:00 PM MARCH 12 9:00 AM – 12:00 PM & 1:00 PM – 4:00 PM MARCH 13 12:00 PM – 4:00 PM MARCH 14 2:00 PM - 5:00 PM & 6:00 PM - 9:00 PM MARCH 15 9:00 AM – 12:00 PM & 1:00 PM – 4:00 PM MARCH 18 9:00 AM – 12:00 PM & 1:00 PM – 4:00 PM MARCH 25 12:00 PM – 4:00 PM - PERSONAL PROPERTY Market Adjustment (313) 943-2140 JACOB THURSTON DEARBORNASSESSORS@DEARBORN.GOV UNIT 65, BLDG F DEARBORN WEST VILLAGE CONDOMINIUM WAYNE COUNTY CONDOMINIUM SUB PLAN NO. 443
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http://www.michigan.gov/taxtrib/0,4677,7-187-38254---,00.html 30 BOARD OF REVIEW DECISION DEARBORN, MI 48126 16901 MICHIGAN, SUITE 5 DEPARTMENT OF ASSESSMENT CITY OF DEARBORN “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.” Please feel free to contact the assessor at the address listed above or call if you have any questions. PRINCIPAL RESIDENCE EXEMPTION/QUALIFIED AG 2024 100.0000 2024 102,259 "BOARD OF REVIEW" TAXABLE VALUE 102,259 2024 ORIGINAL TAXABLE VALUE (If the above amounts are the same, no revisions have occured) "BOARD OF REVIEW" ASSESSED VALUE 2024 142,900 142,900 2024 ORIGINAL ASSESSED VALUE NO EVIDENCE NO CHANGE Board of Review Comments: They have made the following determination based on the information you supplied. 82 09 223 07 071 The Board has completed their review of parcel number 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. 401 (RESIDENTIAL-IMPROVED) THIS PROPERTY IS CLASSIFIED AS DEARBORN MI 48124 57 WEST VILLAGE LN NAHHAS, FERAS UNIT 65, BLDG F DEARBORN WEST VILLAGE CONDOMINIUM WAYNE COUNTY CONDOMINIUM SUB PLAN NO. 443 57 WEST VILLAGE LN 82 09 223 07 071 PROPERTY IDENTIFICATION: (Parcel Code required. Property address and legal description optional.): NAME AND ADDRESS OF OWNER OR PERSON NAMED ON ASSESSMENT ROLL: FROM 2024