S. Lipka, CMAE3, Assessor
Roberta Kudsin, Assistant to the Assessor
assessor and/or her assistant are available on Wednesdays during
regular office hours.
TOWNSHIP BOARD OF REVIEW MEETING ON:
18, 2017 at 11:00 a.m.
information is now available through our website on a pay per click basis.
Residents may access their property information at no charge.
Please see the link at the
bottom of the page to reach this information.
The Assessor's Office
is responsible for the inventory of all property within the Township,
and the valuation of the taxable parcels therein. Both real property (land
and buildings) and personal property (tangible) in the possession of businesses
The Assessor's office
operates under the requirements of what is referred to as the General
Property Tax Law, originally P.A. 206 of 1983. Most of the statutes pertaining
to the assessing practice are located between MCL 211.1 and MCL 211.157.
Assessors must be
certified by the State Assessors Board (SAB) at a Level of 1, 2, 3, or
4 based on education, experience and examination. Municipalities are required
to have an assessor whose certification is at least equivalent to the
SAB's standard based upon total valuation along with complexity of the
unit. Lapeer Township's requirement is a Level 2 assessor.
Residence Affidavits are filed with the Assessor's Office. In order
to qualify for the Principal Residence Exemption (PRE) you MUST own AND
occupy the property as your principal residence prior to May 1st.
Transfer Affidavits are filed with the Assessor's Office. It is important
to understand that the year following a transfer of ownership, the taxable
value of the property transferred, is uncapped and pops up to the assessed
value. This is a result of the passage of Proposal A in 1994 and is explained
All land divisions
and combinations are initiated through the Assessor's Office.
Properties are appraised
by the assessor to determine market value. Market value is defined as
the probable selling price of a property that has been exposed to the
open market for a reasonable period of time and the transaction is between
a knowledgeable buyer and knowledgeable seller. It is considered to be
an arm's length transaction and not one that occurred under duress. Market
value is akin with True Cash Value.
Properties are assessed
at 50% of their true cash value as of Tax Day, which is December 31st
of each year.
Prior to 1994 property
taxes were determined by applying the millage rate to the assessed value.
With the passage of Proposal A in 1994, property taxes are determined
by applying the millage rate to the taxable value. The taxable
value is the lower of the assessed value or the capped value. The
capped value is calculated by multiplying the previous year's taxable
value by the current year Consumer Price Index multiplier or 1.05, whichever
is less. There are two exceptions applicable to the capping process. The
taxable value is uncapped and pops up to the assessed value the
year following a transfer of ownership. Secondly, 50% of the value
of any new construction that occurs on the property is added to the following
year's taxable value.
This can be very
confusing, especially when the market dictates a reduction in assessments.
In most cases, the capped value is lower than the assessed value, so the
taxable value continues to increase even though the assessed value may
be decreasing. Subsequently, the commonly asked question is "Why are
my taxes increasing when my value is decreasing?" The answer is based
on the fact that the taxable value is the lower of the assessed value
or the capped value. See the following example:
Market indicates the
values in the immediate area have decreased by 3% while the Consumer Price
Index multiplier is 1.037. As a result the values for 2008 are:
As you can see by
the above demonstration, the assessed value decreased by $3,000 or 3%,
while the taxable value increased by $2,526 or 3.7%. The result is higher
taxes even though the market value of this property has decreased due
to the fact that the capped value is lower than the assessed value.
Disagree with the
assessor's determination of the value on your property?
If you disagree with
the value of your property, you may appeal to the Lapeer Township Board
of Review. The Board of Review consists of three Lapeer Township electors
and meets three times a year. Appeals of value and classification may
only be made to the March Board of Review. The burden to
prove that the value and/or classification of your property is incorrect
lies with the petitioner. The assessor has already gathered all of the
pertinent information about your property and reviewed sales in your immediate
neighborhood to make their determination of value and classification.
If you disagree with the assessor's determination, you must bring proof
of your contention of value to the March Board of Review. The Board of
Review will hear your concerns and review the information you supply to
them. Their decision will be mailed to you before June 1st. If you disagree
with the Board of Review's decision, you have the right to appeal further
to the Michigan Tax Tribunal. The final date to appeal and the address
of the Michigan Tax Tribunal will be included with the Board of Review's
decision. Again the burden of proof lies with the petitioner when appealing
to the Michigan Tax Tribunal.