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Michigan Property Tax Appeal Procedures and Deadlines


This summary serves as a quick reminder of some of the fast approaching deadlines and procedures applicable to the appeal of real and/or personal property taxes in local Michigan taxing jurisdictions. Please fell free to contact us if you have questions concerning any of these deadlines/procedures.

I. Real Property

A chronological summary of the process for the given year assessment period is as follows:

• December 31, prior year:  current year property tax assessments are based on the value of the property as of December 31, prior year end.

• January – Early March: Notices of Assessment (not a tax bill) are issued to property owners from January through early March depending on the jurisdiction. Taxpayers must often act upon the deadlines discussed in this memo with short (or no) actual notice. Protective appeals are recommended if any relevant information or consequences are unavailable or unclear. Consider a valuation appeal if the true cash value of the property is less than twice the Taxable Value determined on the assessment/tax rolls. Notices of Assessment may also raise other issues including classification, transfer (uncapping), homestead (recently renamed “principal residence”) and leasehold improvement valuation. Please call to discuss the varying appeal procedures for these other issues.

• February Assessor’s Board of Review: Certain jurisdictions (including Detroit, Grand Rapids, Wyoming) require a protest during February to an Assessor’s Board of Review as a prerequisite to a statutory protest to the jurisdiction’s March Board of Review. The current year meeting periods for the Boards in the larger jurisdictions are: Detroit (February 1-15), Grand Rapids (February 7-18) and Wyoming (February 7-25). Consult with the Assessor’s office in each jurisdiction concerning the availability of, and deadline for, a written protest as an alternative to a Board appearance.

• March Board of Review (“BOR”): As a procedural prerequisite to a Michigan Tax Tribunal appeal of property tax valuation issues, a protest must be pursued in the taxing jurisdiction’s Board of Review which begins the second Monday in March (March 10, current year) unless a city or township ordinance has established either the Tuesday or Wednesday after the second Monday in March (March 11 or 12, current year) as the beginning of the BOR. Consult with the Assessor’s office in each jurisdiction concerning the availability of, and deadline for, a written protest as an alternative to a Board appearance .

• June 2, current year: A written determination by the local BOR must be provided to taxpayers by the first Monday in June. We recommend pursuing a timely Tribunal appeal even if a BOR determination has not been received.

• June 30, current year: If the BOR relief is inadequate (or unknown), a Petition must be filed in the Michigan Tax Tribunal by June 30th of the tax (billing) year at issue. If the valuation of a parcel is under active appeal for a prior year, an appeal of the current year assessment can be added to the existing Tribunal matter, by motion, without a current year BOR appeal. Such a Motion must also be filed by June 30, current year.

II. Personal Property

• February 20, current year: Personal Property Statements (Form L-4175) must be filed with local taxing jurisdiction by February 20, current year. The return instructions appear to require filing by February 1, current year but recognize in an easily missed footnote the statutory due date of February 20th). File timely in order of preserve appeal and amendment rights.

• February and March BORs: See above discussion of real property appeals for valuation appeal procedures. If personal property is not assessed in a manner consistent with personal property cost (depreciated to derive taxable value) reported on the Personal Property Statement as filed, a protective BOR appeal should be considered to preserve the right to pursue a valuation appeal.

• Alternative Appeal Procedures: For certain types of error/mistake correction, alternative appeals to the State Tax Commission or directly to the Michigan Tax Tribunal are allowed without a prior BOR appeal and covering as much as a three-year period. Generally, a timely Personal Property Statement must have been filed in order to preserve these appeal rights.

It is important to note that timely, and strict, compliance with the administrative review procedures set forth above is a prerequisite to contesting property tax issues in the Michigan Tax Tribunal and in succeeding proceedings in Michigan courts.


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