•  How long have you been in business?

Answer: Since 1998

•  How long have you been licensed?

Answer: Since 1996

•  How long have you been involved in the real estate market?

Answer: Since 1988

•  Are you fully insured?

Answer: Yes, since 1998

•  Do you have long standing clients that will provide references for your company?

Answer: Yes, See attached reference list under contact area.

•  What is the difference between Assessed Value and Taxable Value?

Answer: The Assessed Value of a property is 50% of the estimated "true cash value" that a property potentially will sell for in the open market without any special conditions. The Taxable Value is used for the calculation of property taxes. The millages voted in by local taxpayers are spread over the Taxable Value to determine a tax obligation by the taxpayer. Taxes are used to pay for services and schools within the local and county area.

•  Who and what determines the value of my home?

Answer: A Certified Residential Appraiser for most cities and Townships is to assess all property in the cities/townships at its estimated fair market value. What? The market value of your property is the probable price that it would sell for in an arm's length transaction between a willing buyer and a willing seller. Market value, in Michigan, is defined as "true cash value". Market value changes from one year to the next.

•  How does the Assessor determine the market value of my home?

Answer: As of December 31st each year, Tax Day , the Assessor is required by Michigan State Law to assess at 50% of true cash value all assessable property within the Cities/Townships. This includes homes, commercial properties, industrial properties, agricultural properties, vacant land, and personal property used to operate business. After gathering pertinent information, such as sales, construction costs, rental incomes, operating expenses, and interest rates, the Assessor determines a property value in three different ways.

1. Sales Comparison Approach. First, to estimate the value of a property as of a given date, the Assessor selects, objectively analyzes, and makes the necessary adjustment for differences on recently sold comparable homes or properties. It is important to realize that the sales price for an individual property does not necessarily dictate the market value of that property.

2. Cost Approach . Second, the Assessor determines at current materials and labor costs, how much money it would take to replace your home or building with one just like it. This approach provides an estimate of value based on a determination of land value added to the depreciated cost of buildings and other improvements. If your home or building is not new, the Assessor determines how much it has depreciated due to normal wear and tear or any negative factors. The value of your lot as vacant, is also estimated from sales, and added to the value of the home or building.

3. Income Approach . The third approach provides an estimate of value by analyzing the income producing capacity of investment property. Investment property is worth the present value of income that is to be received in the future. This approach is used mostly for appeals of commercial and industrial properties, or for houses used as a rental property.

•  My assessment went up this year, and I did nothing new to my house. Why?

Answer: Since assessments must be set by market value, changing real estate values in the community will be reflected in assessments. Market value is a product of the prices paid for property. As prices increase or decrease, so does market value. Property owners have a responsibility to report any changes to the Assessor on their home or property that would affect value. Most city/township building departments notifies assessing of any building permits issued. If you plan to make changes or demo a house, contact your assessing/building department offices.

•  How can I get the square footage, story height, lot size, parcel number, assessed value, taxable value, or legal description of a property?

Answer: Call the assessing office within the city/township that your property resides within. Be sure to have the owner's last name, or a street number/address, or a parcel number available to assist the staff in identifying the information you need. Some will fax you a "Real Estate Summary" sheet and drawing of the home for a nominal fee.

•  How do I combine or divide my land?

Answer: An applicant shall file all of the following with the City/Township Assessor or other official designated by the City or Township Board, for review and approval of a proposed land division, or combination before making any division either by deed, land contract, lease for more than one year, or for building development. (Applications are usually found under the Assessing Department's Form Section.)

A . A completed application form is mostly provided by the City/Township.

B. Proof of ownership.

C. A survey map or drawing to scale of existing land and proposed divisions with legal information.

D . Proof that all taxes or special assessments are paid in full.

E . Proof that all Standards of the State Land Division Act (Public Act 591 of 1996, Effective 3-31,1997) and any application City/Township Land Division Ordinances that have been met.

F. All divisions shall comply with minimum area and width requirements of the City/ Township Zoning Ordinance/requirements.

G. Fees: Parcel Splits - Metes & Bounds -Varies depending on the City/Townships, mostly around $100.00
Parcel Split - Platted Lots approximately $100 (If public hearing is not required)
Parcel Combination - Platted or Metes & Bounds approximately $100.00
Parcel Split - New Plat or Condominium Development approximately $100 for the First 2 lots/units
Additional lots/units over 2 approximately $ 25.00 per lot/unit

H. Sign and date a copy of the applicable Resolution No. 2000-40. The resolution states," The payment of property taxes, which are due and payable on July 1st and December 1st of any given year, for any parcel of real property that has been divided and sold during the same year, shall be the responsibility of the record owner of said property at the time the application to divide the property is submitted to the Cities/Townships.

When combining or dividing land, the existing "parent parcel number" will be retired, and a new "child" number will be issued for the effective year of the land division or combination.

•  Do you have flood plain maps?

Answer: Yes, flood plain maps are available for viewing purposes at the Cities/Townships that participate with the FEMA flood program. Most areas will tell you that they are not experts in the Flood Hazard Areas and that the maps are for Flood Insurance purposes. They will recommend you to contact your insurance agent, or call the National Flood Insurance Program at (800) 638-6620 or (800) 424-8872.

•  What are my taxes this year, and can I find out what my neighbor's taxes are?

Answer : Current and delinquent taxes can be obtained from the local city/county or township treasurer's office. Yes, under FOIA (Freedom of Information Act) you can also request your neighbor's taxes. ( You can link to the individual County Website & County Treasurer's Office on the Link Section of the applicable Assessing Department.)

•  My house is not worth the value it is assessed at. What are my rights of appeal?

Answer: First, if your opinion of the value of your property differs from the Assessor's, go to the assessor's office and discuss the matter. They are there to listen and help you. Second, after receiving your February Assessment notice, go to the March Board of Review the 2nd Monday in March at the City/ Township Civic Community Center to exercise your right of appeal. Be sure to support your opinion of value with a list of recent sales in the local area, provide pictures showing the condition and depreciation of your home, or bring a recent appraisal of comparable homes with similar size, story height, lot size, square footage, amenities, and the same school district. If denied by the March Board of Review, petition to the Michigan Tax Tribunal in writing by June 30th. The mailing address is: Michigan Tax Tribunal, P.O. Box 30232, Lansing, MI 48909.

•  What school district am I in, and what is the homestead and non-homestead rate?

Answer: There are different school districts in each City/Township. The millage rates for each school district can be found on the Assessing Department's Information Section.

•  What is a Property Transfer Affidavit?

Answer: Whenever real estate or some types of personal property are transferred from one owner to another, this form must be filed. It is used by the Assessor to ensure the property is assessed properly and receives the correct taxable value. It must be filed by the new owner with the Assessor for the city or township where the property is located within 45 days of the transfer. If it is not filed timely, a penalty of $5/day (maximum $200) applies. This form is issued under Authority of P.A. 415 of 1994 , and filing is mandatory. (The Property Transfer Affidavit can be found on the Assessing Department's Form Section.)

•  What is a Homestead Exemption, and how do I qualify?

Answer: If you own and occupy your home as a principle residence, it may be exempt from a portion of your local school operating taxes. A Homestead Exemption Affidavit issued under Authority of P.A. 237 of 1994 (available under the Forms Section of the Assessing Department) must be completed and filed with your township or city by December 31st. Owning means you hold the legal title, or you are currently buying it on a recorded contract. (Renters should not file this form). Occupying means your principle residence is the place you intend to return to whenever you go away. It is the address that appears on your Driver License or Voter Registration Card. Your children should attend school from this address, and your State Income Tax Form is received there. A Farmland Exemption or Agricultural Use Homestead is for property classified agricultural by the Assessor. To qualify, Contact the local Assessor for an explanation of details and request a copy of Form 2599. (The Homestead Exemption Affidavit can be found on the Assessing Department's Form Section.)

•  Why and when do I have to Rescind/Withdraw my Homestead Exemption?

Answer: By filing a Request to Rescind Form, issued under Authority of P.A. 237 of 1994 , enables people who are selling or converting their home to another use to rescind their exemption. It also enables people to change the percentage that they occupy as their principle residence, or to remove an exemption they had been receiving erroneously. (The Rescind/Withdraw Form with instructions is available on the Assessing Department's Form Section .)

•  How much does a building permit cost?

Answer: Building permits are charged by the square foot. The amount varies per square foot on residential construction such as the subject property, attached/detached garages, sheds and barn type buildings. Residential alteration permits vary depending on the roof pitch changes, porch overhangs and etc.


•  How long does it take to obtain a building permit?

Answer: Once you have submitted your completed building permit application, plan review process is usually complete and the permit is ready for pick up approximately a week.

•  How close to the lot lines can I build a structure?

Answer: It depends on the type of structure you are building and what zoning district your property is located in. Call the Building/Zoning Department for further information.

•  Want to replace my roof this year. Do I need a building permit?

Answer: No. Building permits are not required for replacing a roof, windows, or siding in most areas. Only when you are changing the actual structure such as roof pitch, trusses, or window and/or door way size. Call the Building Department if ever in doubt.

•  A new home is being built in my neighborhood and I think the owners are living in it while they are building it. Is this allowed?

Answer: No it is not permissible for anyone to live in a structure that has not been completed and inspected. A final certificate of occupancy must be obtained before anyone may move in.

•  I understand that my City/Township does not do the plumbing, electrical, or mechanical inspections, and that they are performed through the State of Michigan. How do I obtain my permits for them?

Answer: Go to the Department of Consumer & Industry Services website and look under "Construction Codes & Fire Safety", then go to "Forms". From there you will find what you need. www.michigan.gov/cis

•  Can I purchase a copy of the Michigan Residential Building Code at my local City/Township's Building Department?

Answer: Yes, they generally have extra copies on hand for that reason. Call the local office for pricing.

•  How do I file a complaint on an Ordinance violation and do I have to give out my name or any other personal information?

Answer: Call your local office and ask for the Ordinance Enforcement Department. They will be glad to assist you in filing a complaint.

•  My neighbor's dog is frequently in my yard or running around the rest of the neighborhood, and it seems to be barking all the time when it is confined to its own property. What can I do about it?

Answer: Most local municipalities have a Dog Control Ordinance that prohibits dogs from running at large. Ownership or guardianship of a barking dog is prohibited in most Cities/Township. A copy of that Ordinance is mostly available and can be obtained on that municipality's website.

•  What is considered to be blight?

Answer: Blight can be anything from old tires lying around, to broken out windows in a home, to rubbish that has sat out for pick-up too long. Most municipalities have a copy of the Blight Elimination Ordinance available on their website.

• What is the Homeowner Protection Act of 1998?

Answer: Was passed to protect homeowners from paying thousands of dollars of unnecessary PMI premiums. The Act allows a homeowner to request cancellation of the PMI Insurance once you have 78% of the property's original value.

•  Does your property tax appear to be a lot more than the average homeowner in your area?

Answer: Maybe your property is not homesteaded. If you are interested in trying to get it reduced, please call my company. We may be able to help you.