Assessing |
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How can my Taxable Value go up when my Assessed Value went down?
With the passage of Proposal A of 1994, taxable value (the value you pay your property taxes on) was separated from your assessed value. Assessed value, also known as your State Equalized Value, must represent 50% of the property's True Cash Value. This number also represents a maximum limit of the taxable value. In the year following a transfer of ownership, the two must be equal. In any other year, your taxable value will be the lesser of the SEV or your capped value calculation. If you have owned your property through periods of rapid growth, it is possible for there to be a substantial gap between your SEV and your capped value calculation. In this instance, you will still see an increase in your Taxable Value, up to the point it reaches the limit of the SEV.
I just bought my home. Why isn't my SEV 1/2 my purchase price?
The SEV represents 50% of the property's True Cash Value. True Cash Value is a term defined by law, and is specifically NOT purchase price. Your sale may be affected by numerous variables that may influence the individual transaction, that have no bearing on the property itself. To minimize the effect of these variables, all sales within a neighborhood (similar characteristics) are reviewed together to determine a usual selling price based on standardized units of comparison.
I don't agree with my assessment. What can I do?
When dealing with a current assessment year (following calendar year after April) please come talk to us. We will be happy to review your property with you. When dealing with a roll that has been finalized by the assessing department (after you receive your change notice in February) your first step is to appeal to the March Board of Review. Our office will provide the forms, but it is up to you to present your case, even if you appeal in writing, so please support your claim. The Board of Review will notify you in writing with their decision. If you find their decision unsatisfactory, you may further appeal to the Michigan Tax Tribunal. Contact information for the MTT will be provided along with the Board of Review decision. IMPORTANT: For residential and agricultural properties, you may NOT appeal to the MTT on a valuation dispute unless you appeal to the March Board of Review. Click here for more info on How to Appeal your Property Assessment
What if I'm assessed for things I don't have?
For tax years 2006-2009, P.A. 13 of 2006 allows the July and December Boards of Review to correct errors of "incorrectly reported and omitted property". The ability of the July and December Boards of Review to make these changes will end with the 2009 year, absent of an amendment to the law; however the Michigan State Tax Commission always has the ability to make these changes under MCL 211.154. Please review your valuation statement, and if such an error has occurred we would be happy to assist you with the 154 petition process. IMPORTANT: Applies only to real property or to a personal property assessment based on a timely filed statement. The STC refuses to amend personal property assessments where a statement was not filed as required by law.
How do you calculate personal property assessments?
All businesses with tangible assets within a local jurisdiction are required by law to file a Personal Property Statement with that jurisdiction by February 20 of that year. This statement is the basis for your personal property assessment. Garfield Township will accept these statements through the close of the March Board of Review, and petition the Board of Review on your behalf to accept these statements as filed. In the absence of a timely filed statement, we are required by law to place an assessment on the property based on our reasonable estimate of the value of the business assets. In most cases, these will begin with reported values of similar businesses. Statements received after the close of the March Board of Review will not be accepted for that year, but will be entered as a starting base for the following year should we not receive one in that year requiring another estimate. IMPORTANT: If you do not timely file a statement, the assessed value can not be changed for that year, even if you subsequently file.
Click here for more info on Operating a Business in Garfield Township
Building |
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How much does a building permit cost?
Fees vary from project to project, so please give us a call and we'll help you determine what any applicable building permit fees for your project will be.
Do I need a permit for constructing a shed?
In residential areas a building permit is not required for a detached accessory structure under 200 square feet. In commercial areas, anything under 120 square feet does not require a building permit. However, as always contact the zoning department regarding their requirements.
Do I need a permit for a swimming pool?
Yes, unless the pool is prefabricated and less than 24 inches deep. We have a swimming pool requirement booklet in our office to aid you in your project.
Do I need a permit to reroof my house?
No, unless there are structural repairs such as replacing sheathing or the repair of trusses or rafters. Please note that only a maximum of two layers of shingles are allowed.
Do I need a permit to replace or build a deck?
Any deck over 30 inches above grade will require a building permit regardless of overall square footage. You will also need to contact the zoning office regarding their requirements. We have an extremely helpful deck booklet that covers all the requirements you will need to aid you in your project.
Where can I find information on the new energy code?
This information is available at RESCHECK.GOV. Please note that you will be required to complete a one-time user registration at this website.
How deep do my footings need to be?
42 inches, unless sandy well draining soils are present, where the requirement then becomes 24 inches. Pole barns typically require 48 inch deep footings.
What is the snow load in this area?
Sixty pounds per square foot.
How detailed do my plans have to be?
The plans should show enough detail to ensure code compliance. We have a plan submittal requirement handout in our office for your convenience. Commercial projects typically require an engineer or architect's stamp.
Can you recommend a builder, engineer, or architect?
Unfortunately no, due to possible conflict of interest concerns. However, we would recommend talking with the home builders association or asking friends, co-workers, or neighbors for any recommendations they may have.
Clerk |
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When is the next election?
We have one election scheduled for 2011. The school election is November 8, 2011. Please see the Precinct Map to identify your voting location.
Garfield Township has six precincts. Your precinct location is determined by your address. You vote at the same place for all elections. Refer to voting precinct maps on our website, follow this link to the Secretary of State information center, or you may call the clerk's office for a new voter registration card which gives name and location of your voting precinct.
Am I registered to vote in Garfield Township?
Please follow this link to the Secretary of State information center, where you will be asked to input your information. If you are registered to vote, it will tell you your voting location. You may also call the Township Clerk to determine if you are registered to vote in the Township.
General |
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Does the township issue burn permits?
Due to the size of our population, the Michigan DEQ prohibits open burning in the Township. According to the DEQ, "Open Burning" is the burning of unwanted materials such as paper, trees, brush, leaves, grass, and other debris where smoke and other emissions are released directly into the air. During open burning air pollutants do not pass through a chimney or stack. Accordingly, burning of yard waste, even in burn barrels, is prohibited.
The law does provide that Townships may enact ordinances authorizing open burning if the ordinance is approved by the Michigan DEQ. However, such an ordinance is not currently in place in Garfield Township. If sufficient interest is shown in this issue, the Township Board may look into enacting an open burning ordinance. Please contact us and express your support or non-support of an open burning ordinance.
Alternatives to burning do exist! Composting yard waste and using leaves and grass clippings for mulch is an excellent way to get rid of the material and create natural fertilizer. Compost piles are simple to begin and maintain, and take up relatively little space.
Brush, leaves, stumps, Christmas trees, etc. can be dropped off at the G.T. County Composting facility located on Keystone Rd. The Brush Drop-off site is scheduled to open for the season on Sat., April 4, 2009. Hours are: Tuesday noon - 7 pm, and Thursday and Saturday 9 am-3 pm.
Additional information: Michigan DEQ Open Burning Webpage Michigan DEQ Open Burning Brochure
What are the township's office hours?
7:30 am to 6:00 pm, Monday through Thursday. Closed Fridays.
Planning |
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What are the Planning Commission Submittal Deadlines?
I would like to rezone my property. Where do I get started?
Please come in and speak with us. A successful request for rezoning depends upon a number of factors, including the Future Land Use Plan, the land uses presently surrounding your property, and the existing zoning in the vicinity. Although nothing is certain, we can try to give you an idea on if the Planning Commission will be agreeable to your request.
Can I put a wind turbine up on my property?
Yes, but currently all wind turbines require a Special Use Permit, which can be an expensive and time consuming process. We are aware of the gaining popularity of the small-wind or personal wind energy systems and are working to simplify the approval process for those smaller systems.
How long will it take to rezone my property?
Because of state law, all rezoning requests require multiple steps and a number of months to process. Your request will first be considered by the Township Planning Commission, and then by the County Planning Commission; each commission recommends to the Township Board whether the request should be approved. The Township Board is the ultimate authority in granting a rezoning request.
What zoning district could I potentially rezone my property to?
It depends on what type of future land use is identified in the Comprehensive Plan. The Comprehensive Plan identifies varying intensities of future residential and commercial areas, on which rezoning decisions are based. For example, if the Comprehensive Plan calls for medium-density residential in your area, it's unlikely that a request for rezoning to commercial will be granted.
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