Record Finder / 26-002900-TT
Michigan
Good Properties LLC Petitioner Vs. City Of Oak Park Respondent
- Petitioner
- Good Properties LLC
- Respondent
- City Of Oak Park
Case overview
- Docket number
- 26-002900-TT
- Status
- Answer Due
- CaseType
- ET Property
- Division
- ET
- County
- Oakland
- Judge
- No judge assigned
Docket history
| Line # | Subject | Filer | Line Ref | Enter Date/Post Mark | Fee | Related Item |
|---|---|---|---|---|---|---|
| 4 | Proof of service of petition was received. | Not recorded | Not recorded | 10/08/2026 | Not recorded | Download |
| Not recorded | Not recorded | Not recorded | Not recorded | Not recorded | Not recorded | Download |
| 3 | Petition has been verified | PET | 1 | 09/23/2026 | Not recorded | Download |
| Not recorded | Not recorded | Not recorded | Not recorded | Not recorded | Not recorded | Download |
| 2 | Notice of Docket Number ET | Not recorded | Not recorded | 09/23/2026 | Not recorded | Download |
| 1 | A petition was received. | PET | Not recorded | 07/29/2026 | $250.00 | Download |
| Not recorded | Not recorded | Not recorded | Not recorded | Not recorded | Not recorded | Download |
Documents
Good Prop LLC - POS - Petition.pdfRead complete document text →
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STATE OF MICHIGAN DEPARTMENT OF LICENSING & REGULATORY AFFAIRS MICHIGAN TAX TRIBUNAL GOOD PROPERTIES, LLC, Docket No. 26-002900 Petitioner, Parcel No. 25-31-276-074 v. CITY OF OAK PARK, Respondent. Jason C. Long (P59244) WILLIAMS WILLIAMS RATTNER & PLUNKETT, PC 380 N. Old Woodward Ave., Ste. 300 Birmingham, MI 48009 (248) 642-0333 Attorneys for Petitioner Proof of Service of Petition and Notice of Docket Number
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Proof of Service of Petition and Notice of Docket Number Monica Athanas states that she personally served copies of the Entire Tribunal Property Tax Petition, the Notice of Docket Number, and this Proof of Service, on the persons listed below, by the means identified below, by placing those documents in duly stamped, addressed envelopes, and placing the envelopes in the United States mail on October 8, 2026. PERSONS SERVED: Certified Mail First Class Mail Clerk Clerk Secretary of School Board City of Oak Park Oakland County Oak Park Public School District 14000 Oak Park Blvd 1200 N Telegraph Building 13900 Granzon Oak Park, MI 48237 #12E Oak Park, MI 48237 Pontiac MI 48341 Assessor Director of Equalization State Treasurer City of Oak Park Oakland County Michigan Department of Treasury 14000 Oak Park Blvd 250 Elizabeth Lake Rd Austin Building Oak Park, MI 48237 #1000W 430 W. Allegan Pontiac MI 48341 Lansing, MI 48922 2 ” Monica Athanas[Af | - This Proof of Service was signed and sworn before Jean f)ctober 8, 2026. a SY [1 Log,
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SubsequentFiling.pdfRead complete document text →
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STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR MICHIGAN TAX TRIBUNAL Docket Number: 26-002900 Is this case currently pending in the Small Claims Division? No Party Filing Document Petitioner Files Document Type: Proof of Service: Petition Attachment File Name: Good Prop LLC - POS - Petition Fee Information Filing Fee: $ 0.00 Payment Information Payment: $ 0.00 MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760 PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906
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Petition from JBOR.pdfRead complete document text →
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STATE OF MICHIGAN DEPARTMENT OF LICENSING & REGULATORY AFFAIRS MICHIGAN TAX TRIBUNAL GOOD PROPERTIES, LLC, Docket No. 26- Petitioner, Parcel No. 25-31-276-074 v. CITY OF OAK PARK, Respondent. Jason C. Long (P59244) WILLIAMS WILLIAMS RATTNER & PLUNKETT, PC 380 N. Old Woodward Ave., Ste. 300 Birmingham, MI 48009 (248) 642-0333 Attorneys for Petitioner Petition Appealing from 2026 July Board of Review Petitioner Good Properties, LLC, by and through its attorneys, Williams Williams Rattner & Plunkett, PC, states as follows for its Petition Appealing from 2026 July Board of Review. The Parties 1. Petitioner Good Properties, LLC (“Good Properties”), is a Michigan limited liability company with its registered offices located at 813 Beaconsfield St., Unit 2N, Grosse Pointe Park, Michigan 48230. 2. Respondent City of Oak Park is a Michigan municipal corporation with its principal offices located at 14000 Oak Park Blvd., Oak Park, Michigan 48237. 1
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The Subject Property 3. Petitioner is the owner of property identified as tax parcel number 25- 31-276-074, commonly known as 13620 Pearson Ave., Oak Park, Michigan 48237 (the “Subject Property”). 4. The Subject Property is currently used for multi-family residential purposes. 5. The Subject Property is classified as residential real property. 6. The Subject Property is located in Oakland County and is within the Oak Park public school district and the Oakland County intermediate school district. The 2024 Conveyance 7. Through June 27, 2024, Air Force veteran Tereal Wilson owned the Subject Property. During that time, he was using the Subject Property as an income- generating property rented to tenants. Mr. Wilson was therefore acting as a sole proprietor. 8. Mr. Wilson organized Good Properties as a Michigan limited liability company. A copy of Good Properties’ Articles of Organization is attached to this Petition as Exhibit A. 9. Mr. Wilson is the sole member of Good Properties. A copy of Good Properties’ Operating Agreement is attached to this Petition as Exhibit B. 10. On or about June 28, 2024, Mr. Wilson conveyed the Subject Property to Good Properties. Mr. Wilson’s purposes for conveying the Subject Property to Good Properties included limitation of liability because the Subject Property is used as an 2
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income-producing property. A copy of Mr. Wilson’s Quit Claim Deed conveying the Subject Property to Good Properties is attached to this Petition as Exhibit C. Respondent Erroneously “Uncapped” the Subject Property’s Taxable Value for the 2025 Tax Year 11. For the 2024 tax year, Respondent established the Subject Property’s assessment in the following amounts: True cash value Assessed value Taxable value $254,600 $127,300 $41,814 12. Respondent established the Subject Property’s 2025 assessment in the following amounts: True cash value Assessed value Taxable value $268,800 $134,400 $134,400 13. Respondent established the Subject Property’s 2025 taxable value in the amount set forth in Paragraph 12 based on Respondent’s conclusion that Mr. Wilson’s conveyance to Good Properties during June 2024 was a “transfer of ownership” as the General Property Tax Act, MCL 211.1 etseq.(the “GPTA”), defines that term. 14. Mr. Wilson’s conveyance to Good Properties during June 2024, however, qualifies as a conveyance among commonly controlled entities and otherwise is excluded from the definition of “transfer of ownership” under the GPTA. 15. Accordingly, the increase in the Subject Property’s taxable value from 2024 to 2025 was an error. Under the GPTA, the Subject Property’s taxable value for 2025 could not exceed $43,110. 3
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Petitioner’s Appeal to the 2026 July Board of Review 16. Under MCL 211.53b, a municipality’s July Board of Review may correct a “qualified error.” MCL 211.53b(1). A “qualified error” includes “An adjustment under section 27a(4)” of the GPTA. MCL 211.53b(6)(c). 17. Section 27a(4) of the GPTA provides that if a property’s taxable value was increased based on the property experiencing a “transfer of ownership,” when in fact no transaction qualifying as a transfer of ownership occurred, the increase in the taxable value may be corrected for the current year and as many as three preceding years. SeeMCL 211.27a(4). 18. Accordingly, Respondent’s July Board of Review possesses authority to correct an increase in a property’s taxable value based on a transfer of ownership when in fact no transaction qualifying as a transfer of ownership occurred, including correcting a property’s taxable value in the preceding year. SeeMCL 211.53b(1). 19. Under MCL 211.53b(2), “Action under subsection (1) may be initiated by the taxpayer or the assessing officer.” Thus, either the taxpayer or the assessing officer may request that the July Board of Review correct a qualified error such as an increase in a property’s taxable value based on a transfer of ownership when in fact no transaction qualifying as a transfer of ownership occurred. 20. On July 14, 2026, Good Properties submitted a request for Respondent’s 2026 July Board of Review to revise the Subject Property’s 2025 taxable value because Mr. Wilson’s conveyance to Good Properties was a conveyance among commonly controlled entities and therefore did not qualify as a transfer of ownership. 4
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21. Good Properties’ request to Respondent’s 2026 July Board of Review explained that under MCL 211.27a(7)(m), “A transfer of real property or other ownership interests among . . . limited liability companies . . . or other legal entities if the entities involved are commonly controlled,” is excluded from the definition of “transfer of ownership” that authorizes a property’s taxable value to increase and equal its assessed value. A copy of Good Properties’ request to Respondent’s 2026 July Board of Review is attached to this Petition as Exhibit D. 22. Good Properties’ request further explained that
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T
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EntireTribunalCaseISPetition.pdfRead complete document text →
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STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Entire Tribunal Case Information Sheet - Petitioner MTT DOCKET NO. Section 1: Petitioner’s Contact Information Filer type: Local Unit of Government Organization First Name M.I. Last Name/Company Name Good Properties, LLC Home Address (No., Street, P.O. Box or Rural Route) c/o 380 N. Old Woodward Ave. Ste. 300 City or Town State ZIP Code Birmingham Michigan 48009 Telephone Number 2486420333 E-mail Address (do not enter unless you want MTT to send all correspondence via e-mail) jlong@wwrplaw.com Section 2: Attorney/Authorized Representative’s Contact Information First Name M.I. Last Name Jason C. Long Firm Name (if any) Williams Williams Rattner & Plunkett, PC Address (No., Street, P.O. Box or Rural Route) 380 N. Old Woodward Ave. Suite 300 City or Town State ZIP Code Birmingham Michigan 48009 Telephone Number 2486420333 E-mail Address (do not enter unless you want MTT to send all correspondence via e-mail) jlong@wwrplaw.com Section 3: Issue Please designate one: Valuation Section 4: Subject Property Information How many parcels are you Property Address (No., Street, City, ST, ZIP) [If multiple, list first property’s address] appealing? 13620 Pearson Ave. 1 Oak Park
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STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Michigan 48237 Taxing Authority (City or Township) County City Of Oak Park (OAKLAND) Oakland If you are appealing more than one parcel, are they contiguous or adjoining? (*If no, you must file separate appeals for each non-contiguous or non-adjoining parcel.) N/A Section 5: Check which of the following you are appealing (check all that apply) Uncapping of Taxable Value If “Other”, please explain: Section 6: Valuation Information for Each Parcel under Appeal Parcel Number: 25-31-276-074 Classification of Property: Real (check one) Residential (check one) Current Assessed Value (also known as State Equalized Value) as established by the Board of Review: 134400 Current Taxable Value as established by the Board of Review: 134400 What do you believe is the fair market value (also known as True Cash Value)? 268800 Multiply the True Cash Value by 50% and enter here. This is your contention of Assessed Value (also known as State Equalized Value). 134400 If you belive the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value. 43110 Fee Information 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. If the State Equalized Value or Taxable Value in contention is: Your filing fee is: $100,000.00 and under $250.00 $100,000.01 to $500,000.00 $400.00 $Over $500,000.00 $600.00 * Plus $25.00 for each additional parcel, not to exceed a total filing fee of $2,000.00.
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STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR A fee of $250.00 is required for the filing of a Special Assessment Appeal. A fee of $250.00 is required for the filing of an Equalization Tax Appeal. A fee of $250.00 is required for the filing of a Non-Property Tax Appeal. A fee of $150.00 is required for the filing of a Classification Tax Appeal Electronic Signature *Typing your name below will serve as your signature Petitioner or Attorney/Authorized Representative’s Signature: /s/ Jason C. Long Payment Information Amount: 250 Success: True Message: "" Waiver Code: Transaction Number: 26072995189645 Supporting Waiver Documents:
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ET_Notice_of_Docket_Number.2026-09-23_06-12-45.pdfRead complete document text →
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STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Good Properties LLC, Petitioner, MICHIGAN TAX TRIBUNAL v MTT Docket No.: 26-002900 City Of Oak Park, Respondent. NOTICE OF DOCKET NUMBER TAKE NOTICE that an Entire Tribunal petition has been filed and the above-noted docket number has been assigned to that petition. This docket number shall be noted on the petition and the petition shall be served within 45 days of the issuance of this notice, as required by TTR 227 and MCL 205.735a, even if the petition was served when filed. A proof of service shall also be filed with the Tribunal within 45 days of the issuance of this notice evidencing the service of the petition. If you submitted a proof of service with the petition, you must still serve the petition and file a second proof of service including the docket number, pursuant to this notice. Failure to serve the petition and file a proof of service within 45 days of the issuance of the notice may result in the dismissal of this case. Under TTR 235(1), “[t]he respondent shall file an answer or responsive motion within 28 days after the date of service of the petition with noted docket number.” Failure to do so will result in Respondent being placed in default. The docket number also needs to be noted on all other documents submitted in this case. Further, the assignment of the docket number does not mean that the Tribunal has authority over the petition or that the petition complies with statutory requirements or the Tribunal’s rules. By: Tribunal Clerk Entered: September 23, 2026 PROOF OF SERVICE I certify that a copy of the foregoing was sent on the entry date indicated above to the parties or their attorneys or authorized representatives, if any, utilizing either the mailing or email addresses on file, as provided by those parties, attorneys, or authorized representatives. By: Tribunal Clerk MICHIGAN TAX TRIBUNAL · 611 W. OTTAWA ST., LANSING, MI 48933 · 517-335-9760 PO BOX 30232, LANSING, MI 48909 · Other Carriers: 2407 N. GRAND RIVER AVE., LANSING, MI 48906
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Petition from JBOR.pdfRead complete document text →
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STATE OF MICHIGAN DEPARTMENT OF LICENSING & REGULATORY AFFAIRS MICHIGAN TAX TRIBUNAL GOOD PROPERTIES, LLC, Docket No. 26- Petitioner, Parcel No. 25-31-276-074 v. CITY OF OAK PARK, Respondent. Jason C. Long (P59244) WILLIAMS WILLIAMS RATTNER & PLUNKETT, PC 380 N. Old Woodward Ave., Ste. 300 Birmingham, MI 48009 (248) 642-0333 Attorneys for Petitioner Petition Appealing from 2026 July Board of Review Petitioner Good Properties, LLC, by and through its attorneys, Williams Williams Rattner & Plunkett, PC, states as follows for its Petition Appealing from 2026 July Board of Review. The Parties 1. Petitioner Good Properties, LLC (“Good Properties”), is a Michigan limited liability company with its registered offices located at 813 Beaconsfield St., Unit 2N, Grosse Pointe Park, Michigan 48230. 2. Respondent City of Oak Park is a Michigan municipal corporation with its principal offices located at 14000 Oak Park Blvd., Oak Park, Michigan 48237. 1
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The Subject Property 3. Petitioner is the owner of property identified as tax parcel number 25- 31-276-074, commonly known as 13620 Pearson Ave., Oak Park, Michigan 48237 (the “Subject Property”). 4. The Subject Property is currently used for multi-family residential purposes. 5. The Subject Property is classified as residential real property. 6. The Subject Property is located in Oakland County and is within the Oak Park public school district and the Oakland County intermediate school district. The 2024 Conveyance 7. Through June 27, 2024, Air Force veteran Tereal Wilson owned the Subject Property. During that time, he was using the Subject Property as an income- generating property rented to tenants. Mr. Wilson was therefore acting as a sole proprietor. 8. Mr. Wilson organized Good Properties as a Michigan limited liability company. A copy of Good Properties’ Articles of Organization is attached to this Petition as Exhibit A. 9. Mr. Wilson is the sole member of Good Properties. A copy of Good Properties’ Operating Agreement is attached to this Petition as Exhibit B. 10. On or about June 28, 2024, Mr. Wilson conveyed the Subject Property to Good Properties. Mr. Wilson’s purposes for conveying the Subject Property to Good Properties included limitation of liability because the Subject Property is used as an 2
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income-producing property. A copy of Mr. Wilson’s Quit Claim Deed conveying the Subject Property to Good Properties is attached to this Petition as Exhibit C. Respondent Erroneously “Uncapped” the Subject Property’s Taxable Value for the 2025 Tax Year 11. For the 2024 tax year, Respondent established the Subject Property’s assessment in the following amounts: True cash value Assessed value Taxable value $254,600 $127,300 $41,814 12. Respondent established the Subject Property’s 2025 assessment in the following amounts: True cash value Assessed value Taxable value $268,800 $134,400 $134,400 13. Respondent established the Subject Property’s 2025 taxable value in the amount set forth in Paragraph 12 based on Respondent’s conclusion that Mr. Wilson’s conveyance to Good Properties during June 2024 was a “transfer of ownership” as the General Property Tax Act, MCL 211.1 etseq.(the “GPTA”), defines that term. 14. Mr. Wilson’s conveyance to Good Properties during June 2024, however, qualifies as a conveyance among commonly controlled entities and otherwise is excluded from the definition of “transfer of ownership” under the GPTA. 15. Accordingly, the increase in the Subject Property’s taxable value from 2024 to 2025 was an error. Under the GPTA, the Subject Property’s taxable value for 2025 could not exceed $43,110. 3
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Petitioner’s Appeal to the 2026 July Board of Review 16. Under MCL 211.53b, a municipality’s July Board of Review may correct a “qualified error.” MCL 211.53b(1). A “qualified error” includes “An adjustment under section 27a(4)” of the GPTA. MCL 211.53b(6)(c). 17. Section 27a(4) of the GPTA provides that if a property’s taxable value was increased based on the property experiencing a “transfer of ownership,” when in fact no transaction qualifying as a transfer of ownership occurred, the increase in the taxable value may be corrected for the current year and as many as three preceding years. SeeMCL 211.27a(4). 18. Accordingly, Respondent’s July Board of Review possesses authority to correct an increase in a property’s taxable value based on a transfer of ownership when in fact no transaction qualifying as a transfer of ownership occurred, including correcting a property’s taxable value in the preceding year. SeeMCL 211.53b(1). 19. Under MCL 211.53b(2), “Action under subsection (1) may be initiated by the taxpayer or the assessing officer.” Thus, either the taxpayer or the assessing officer may request that the July Board of Review correct a qualified error such as an increase in a property’s taxable value based on a transfer of ownership when in fact no transaction qualifying as a transfer of ownership occurred. 20. On July 14, 2026, Good Properties submitted a request for Respondent’s 2026 July Board of Review to revise the Subject Property’s 2025 taxable value because Mr. Wilson’s conveyance to Good Properties was a conveyance among commonly controlled entities and therefore did not qualify as a transfer of ownership. 4
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21. Good Properties’ request to Respondent’s 2026 July Board of Review explained that under MCL 211.27a(7)(m), “A transfer of real property or other ownership interests among . . . limited liability companies . . . or other legal entities if the entities involved are commonly controlled,” is excluded from the definition of “transfer of ownership” that authorizes a property’s taxable value to increase and equal its assessed value. A copy of Good Properties’ request to Respondent’s 2026 July Board of Review is attached to this Petition as Exhibit D. 22. Good Properties’ request further explained that
Page 6
T
These are text excerpts, not the complete document. Text recognition and reading order can contain errors. Check the PDF for complete wording, formatting, and context.
EntireTribunalCaseISPetition.pdfRead complete document text →
Read document text excerpt
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STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Entire Tribunal Case Information Sheet - Petitioner MTT DOCKET NO. Section 1: Petitioner’s Contact Information Filer type: Local Unit of Government Organization First Name M.I. Last Name/Company Name Good Properties, LLC Home Address (No., Street, P.O. Box or Rural Route) c/o 380 N. Old Woodward Ave. Ste. 300 City or Town State ZIP Code Birmingham Michigan 48009 Telephone Number 2486420333 E-mail Address (do not enter unless you want MTT to send all correspondence via e-mail) jlong@wwrplaw.com Section 2: Attorney/Authorized Representative’s Contact Information First Name M.I. Last Name Jason C. Long Firm Name (if any) Williams Williams Rattner & Plunkett, PC Address (No., Street, P.O. Box or Rural Route) 380 N. Old Woodward Ave. Suite 300 City or Town State ZIP Code Birmingham Michigan 48009 Telephone Number 2486420333 E-mail Address (do not enter unless you want MTT to send all correspondence via e-mail) jlong@wwrplaw.com Section 3: Issue Please designate one: Valuation Section 4: Subject Property Information How many parcels are you Property Address (No., Street, City, ST, ZIP) [If multiple, list first property’s address] appealing? 13620 Pearson Ave. 1 Oak Park
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STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR Michigan 48237 Taxing Authority (City or Township) County City Of Oak Park (OAKLAND) Oakland If you are appealing more than one parcel, are they contiguous or adjoining? (*If no, you must file separate appeals for each non-contiguous or non-adjoining parcel.) N/A Section 5: Check which of the following you are appealing (check all that apply) Uncapping of Taxable Value If “Other”, please explain: Section 6: Valuation Information for Each Parcel under Appeal Parcel Number: 25-31-276-074 Classification of Property: Real (check one) Residential (check one) Current Assessed Value (also known as State Equalized Value) as established by the Board of Review: 134400 Current Taxable Value as established by the Board of Review: 134400 What do you believe is the fair market value (also known as True Cash Value)? 268800 Multiply the True Cash Value by 50% and enter here. This is your contention of Assessed Value (also known as State Equalized Value). 134400 If you belive the Taxable Value differs from your contention of Assessed Value, enter your contention of Taxable Value. 43110 Fee Information 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. If the State Equalized Value or Taxable Value in contention is: Your filing fee is: $100,000.00 and under $250.00 $100,000.01 to $500,000.00 $400.00 $Over $500,000.00 $600.00 * Plus $25.00 for each additional parcel, not to exceed a total filing fee of $2,000.00.
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STATE OF MICHIGAN GRETCHEN WHITMER DEPARTMENT OF LICENSING AND REGULATORY AFFAIRS MARLON I. BROWN, DPA GOVERNOR LANSING DIRECTOR A fee of $250.00 is required for the filing of a Special Assessment Appeal. A fee of $250.00 is required for the filing of an Equalization Tax Appeal. A fee of $250.00 is required for the filing of a Non-Property Tax Appeal. A fee of $150.00 is required for the filing of a Classification Tax Appeal Electronic Signature *Typing your name below will serve as your signature Petitioner or Attorney/Authorized Representative’s Signature: /s/ Jason C. Long Payment Information Amount: 250 Success: True Message: "" Waiver Code: Transaction Number: 26072995189645 Supporting Waiver Documents:
These are text excerpts, not the complete document. Text recognition and reading order can contain errors. Check the PDF for complete wording, formatting, and context.