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1. What is the March Board of Review?

The Board of Review checks the assessment roll received from the Assessor to see it is complete, accurate, uniform and valid. They conduct public hearings in March to hear appeals from property owners.

2. Should I appeal to the Board of Review?

Each year, prior to the March meetings of the local board of review, assessment change notices are mailed. These informational notices include State Equalized Value, Taxable Value, the percent of exemption as a Principal Residence or Qualified Agricultural Property, and whether or not an Ownership Transfer has occurred. If you believe the Assessed Value is more than half the value of your property, you may appeal the Assessed and/or Taxable Values at the March Board of Review. You can obtain information about the specific meeting dates and schedule an appearance with the Board of Review by contacting your local assessing office. The Board has no control over millage rates or property taxes.

3. Why are the amounts on my neighbor’s tax bill different than mine?

On March 15, 1994, Michigan voters approved the constitutional amendments known as Proposal “A”.

Prior to Proposal “A” property tax calculations were based on State Equalized Value (SEV).  Proposal “A” established “Taxable Value” as the basis for the calculation of property taxes.  Increases in Taxable Value (TV) are limited to the percent of change in the rate of inflation or 5%, whichever is less, as long as there were no losses or additions to the property.  The limit on TV does not apply to a property in the year following a transfer of ownership (sale).

Suppose your neighbor purchased their home March 20, 2016 and their 2016 State Equalized Value (SEV) was 75,000 and his Taxable Value was 55,000. Their July 2016 tax bill will be calculated based on the prior owners taxable value of 55,000 for 2016 only.  The year following the transfer, the TV becomes uncapped.  Based on sales of homes in your neighborhood, your neighbor’s new SEV for 2017 is 80,000. Because of Proposal “A” your neighbor’s home became uncapped for tax year 2017, which means their TV will be the same as their SEV for 2017.  Their July 2017 tax bill will be calculated using 80,000 TV instead of the prior year’s 55,000.

In other words since Proposal “A” passed, you can no longer compare property taxes with your neighbors.  You can compare SEV, but remember to compare apples to apples.  Items to compare would be square footage of the home, style, how many baths, is their basement finished, fireplace, garage, decks etc.

 

4. I live on a decreased or limited income, can I ask the Board of Review to lower my taxes?

The State of Michigan does not offer a senior citizen or disability discount on Property Taxes.  If your income falls at or below Federal Poverty Guidelines, you may apply for a Poverty Exemption.  The Poverty Exemption is an application process which requires proof of income and expenses; completed applications will be presented at the July and December Boards of Review.  The applicant does not need to be present at the Board of Review.  If you believe you may qualify for a Poverty Exemption, please call the Assessor’s office at 810-229-0558 to request additional information or you can access our guidelines and application here.  The township administrative policy regarding poverty exemptions can be found here.

5. Am I required to attend the March Board for a Commercial/Industrial Real Property?

No. As of the year 2007 Commercial and Industrial Real properties no longer have to petition to the March Board of Review. These appeals can be made directly to the Michigan Tax Tribunal on or before May 31st.

6. Am I required to attend the March Board for Personal Property?

No. Personal Property can be appealed directly to the Michigan Tax Tribunal provided a Personal Property Statement has been filed before the commencement of the March Board of Review. If the statement has not been filed an appearance at the March Board is required. Michigan law indicates that Personal Property Statements are due February 20th. The appeals to the Michigan Tax Tribunal must be made by May 31st.

7. Who can schedule/attend a March Board of Review appointment?

Any individual may file an appeal regarding the assessment of any property within the board’s jurisdiction. By law, non-resident property owners can appeal by letter. Some local Cities/Villages/Townships will allow letter appeals by residents as well. Most commonly the property owners appeal in person. You will need to schedule an appointment if you or your agent is to appeal in person. If an agent will be appearing on your behalf, he/she must present a statement signed by you designating that person as your agent. The Board of Review meetings are open to the public in compliance with the Open Meetings Act.

8. How do I prepare for the Board of Review?

The taxpayer must provide evidence showing the assessment placed upon the property is incorrect. The Board of Review needs good reason to alter an assessment. It is imperative to be able to answer the questions, “What do you think the property is worth?” and “What are you basing your opinion on?”
All assessments are to be based on the sales of similar properties. You may hire a professional appraiser, or you can look at sales in your neighborhood and compare them to your home. Per state law, the sale price of a property cannot be the sole determining factor of the assessment of that property. Neither the Assessor nor the Board of Review can raise or lower a property assessment based solely on its sale price. Mortgage appraisals also may not show True Cash Value.

9. How do I find comparable sales to present as evidence to the Board of Review?

A professional appraisal may be presented as evidence to the Board of Review, but you should be aware that this may not necessarily influence a change in your assessment. We encourage our petitioners to also look for their own comparable sales to supplement their case. Our sales study for the current tax year can be found on the Assessor page and is a great source for starting the comparison process. You can also check with your realtor and see if they can find comparable sales for you. These sales would have to take place on or before December 31 of the previous year. Our public records database can be utilized to aid you in finding the differences between your property and the comparable sales. When comparing sales, you will need to look for similarities and differences between your property and the sales to find the closest matches to your property; make note of these differences for presentation at your appointment: 

• Proximity of comparable home to yours
•  Age of home 
• Type of home (compare 1 story to 1 story, 2 story to 2 story, etc) 
• Finished square footage of home (make adjustments to your comparables as needed to determine value) 
• Foundation type (crawl, slab, basement, etc) 
• Basement finish (unfinished or finished) 
• Number of bathrooms and bathroom extras 
• Kitchen built-ins 
• Fireplaces 
• Garage and outbuildings (size and finish quality) 
• Size of decks, patios, and porches 
• Additional amenities and land improvements 
• Land value differences (waterfront, water view, lot size, location, and topography) 

Make sure you bring a copy of your evidence for the Board to keep. If you do not bring a copy for the board, we will need to charge a copy fee. For the current sales study, please visit the assessor page.

10. How do I find assessing information?

You can view your record card, look up and reprint tax bills, and access additional information regarding your sales comparables in our public records database.

11. I found a discrepancy on my record card, what should I do?

Please contact the Assessor's Office at 810-229-0558 as soon as you note the discrepancy. It is important for the Assessor to physically verify discrepancies in order to make a change on your record card.

12. What can I expect at my Board of Review appointment?

During the hearing, the property owner or representative will have the opportunity to state his or her case and present evidence. The Board of Review members may ask some questions, but they will mainly listen to statements made and briefly review your evidence. Decisions are not generally made on the spot. Discussion and deliberation of your appeal will take place at a later time. The Board’s decision will be sent to the property owner by the Assessor in a few weeks after the appeal is heard.

13. When do I receive notification on the outcome of the Board’s decision?

Every person who makes a request, protest, or application to the March Board of
Review must be notified in writing of the Board of Review’s action and information
regarding the right of further appeal, not later than the first Monday in June.
The decision of the Board is binding for the current assessment year only. This notice will include information concerning the right to appeal to the Michigan Tax Tribunal, the time limits for appealing, and the tribunal's address.

14. Can I Appeal the March Board of Review's Decision?

Yes. Assessments reviewed by the Board of Review can be appealed to the Michigan Tax Tribunal.

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1. Does the Charter Township of Brighton have an ordinance about...?

The Code of Ordinances can be searched for any topic they cover. Search the Ordinances.

2. When is my performance bond refunded?

Once you have received a final approved inspection you are automatically put on a list to be approved by the Township Board. This process is done once a month and normally takes 2.5 weeks. The bond will be mailed directly back to whomever posted it.

3. Are signs allowed for garage sales?

Signs are permitted only for the day of the sale and can only be placed on your property. Any signs that are placed on corners in a road right-of-way or at the entrance to subdivisions, will be removed.

4. Do I have to pay off my special assessment when I sell my home?

The township does not require that special assessments be paid off when property is sold. That is a buyer-seller decision. The assessment is against the property, not the property owner. The assessment will continue with the parcel when ownership changes.

5. When does the Township newsletter go out?

The newsletter is done by the Clerk's Office and is mailed out twice a year with the tax bills.

6. Where can I obtain information or copies regarding agendas, meeting minutes, ordinances, etc.?

For copies or questions, direct them to the Clerk's Office. A resident can review these on the Township website.

7. How do I find an internet/broadband provider for my home or business?

Connect Michigan offers a free interactive map that allows you to search available internet/board band providers by address. Connect Michigan is a non-profit working in partnership with the Michigan Public Service Commission with the goal of ensuring that everyone has access to the benefits of broad band.

Connect Michigan Interactive Map

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1. How do I contact the assessor about a property?

Please click on the link to read our accessibility policy.

2. I just received a Notice of Assessment that has "This is not a bill" on it. What is it and what does this mean?

Every property owner is notified of their property's assessed value, taxable value, property classification, Principal Residency Exemption (PRE) status, and the dates of the Board of Review on their annual Notice of Assessment. If you disagree with your assessment, then the Board of Review (BOR) is the place to start. For additional BOR information, you should contact us.

3. I did not file my Principal Residence Exemption Affidavit. How can I get my taxes adjusted?

In order to claim the Principal Residence Exemption (PRE), you must both own and occupy the residence on or before June 1 of the year of your claim.  If you currently claim the exemption on another house, you must rescind that exemption prior to claiming the new PRE.  In order to receive an adjustment on your tax bill, you must provide the following to the assessor:

• A completely filled out Principal Residence Exemption Affidavit
• Proof that you are not currently claiming a similar exemption elsewhere
• Proof of occupancy for the applicable tax years (an assessor can consider an adjustment for the current year and up to three years prior); we require three proofs of residency for the tax year(s) in which an adjustment is requested.  Proof of occupancy as a principal residence does not depend on any particular fact, but on whether all the facts and circumstances taken together tend to establish that the property was occupied by the person asserting eligibility for the PRE.  Generally, documentation demonstrating occupancy may include: 

1. Mover or moving truck rental invoice
2. Both sides of a driver’s license with the property address
3. Federal and/or State Income Tax returns showing the property address 
4. A voter’s registration record
5. Cancelled checks showing the property address
6. Medical billings from physicians within the vicinity of the of the property
7. Insurance policies
8. Telephone or cable bills with the mailing address of the property
9. Bank and charge accounts showing purchases in the vicinity of the property

NOTE: Ultimately, the burden of proof is on the taxpayer to prove eligibility for a PRE. When submitting documentation, please remember to blackout any sensitive information and provide a phone number and/or email address in case we have any questions.

4. I recently purchased a home in Livingston County. Why isn't my assessed value half of what I paid for the property?

General Property Tax Law prohibits an assessed value from being set at half of a particular sale price. All arm's length sales of similar properties must be considered in determining assessed values. Arm’s length sales generally exist when the property has had proper exposure on the open market and involves an informed buyer and seller each acting prudently, knowledgeably and assuming the price is not affected by undue stimulus or special financing.

5. Why can't current real estate listings be used when determining the value of my home for assessment purposes?

Current real estate listings cannot be used in determining the true cash value and resulting assessed values of local properties. Assessed value cannot be based on speculation as to what a home might sell for. By law, assessed values must be based on confirmed arm's length sales that have taken place.

6. Are financial institution sales used in the sales study?

Normally, sales that involve mortgage foreclosures and sales from relocation companies (Distressed Sales) are not considered typical sales and are not used to determine the value of property in the assessment process. The State Tax Commission has allowed the use of these sales but only under strict conditions. The assessor has to be able to contact and interview the mortgage company holding the original mortgage, the seller, the buyer, and the buyers mortgage company. The assessor must also be able to perform an interior inspection to determine that the structure when sold remains in the same condition as when it was assessed.

7. How do I calculate an approximate amount of annual property tax dollars for a property?

You would multiply the current year's taxable value (TV) by the total millage rate depending on Principal Residency status, then divide by 1,000 (i.e.: TV X Millage rate / 1,000 = estimated taxes). This will give you an approximate annual amount of property tax. This formula does not include any administrative fees or special assessments that may apply to your property. Millage rates can change from year to year, as does a property's TV; therefore it can be difficult to determine an exact amount until the millage rates are finalized shortly before the taxes are billed. You should contact your local assessor to obtain millage rate information for your city or township.

8. How often is my property evaluated?

The General Property Tax Law requires all properties to be evaluated each year. This does not necessarily mean that a field inspection is made of each individual property each year. Assessed values are generally determined by mass appraisal techniques. This is done by grouping similar property types together and analyzing the sales activity in those groups as well as performing field inspections on a sampling of properties within these groups. It is important that property owners periodically review their property record cards, which are available from your local assessor or online (in most jurisdictions).

9. If I add a deck to my house is it taxable?

Yes. Any structure that adds value to your property is taxable. This includes decks, sheds, additions, detached garages, etc.

10. How can I appeal my assessed and/or taxable value?

Change Notices are sent out at the end of February of each year. When you get your change notice, it will tell you when the March Board of Review will meet and where to call for an appointment. Before your hearing you will want to gather as much information as possible to prove to the Board of Review that your assessed and/or taxable value is too high. Typically this information would consist of sales of similar homes in your area. The assessing department keeps a list of all the properties in the Township and which ones have sold.

If you are not satisfied with the decision of the March Board of Review, you can then appeal to the Michigan Tax Tribunal (MTT), however, you cannot appeal to the MTT unless you first appealed to the March Board of Review. The deadline to file an appeal with the MTT is June 30th of each year. 

The Board of Review also meets in July and December, however, they can only consider "clerical errors", "mutual mistakes of fact", and poverty exemption appeals for the current year, qualified agricultural exemptions, and disabled veterans exemptions.

11. What is the Board of Review and what does it do?

The Board of Review (BOR) is a panel of property owners in your jurisdiction. Their duty as members of the BOR is to hear property assessment appeals, property classification appeals, applications for hardship exemptions, and to correct any clerical errors or mutual mistakes of fact that occur after assessments are finalized each year.  For more information, please visit the Board of Review page.

12. How can I obtain Property Tax Forms?

Taxpayers can access the State Property Tax forms on the State of Michigan website. The website will have Real and Personal (Business) Property forms.  We also have links to common property tax forms on our website.

13. How do I qualify for a Homeowners Principal Residence Exemption (FKA Homestead Property Exemption)?

In order to qualify it must be your primary residence. This is typically the address that you use on your driver's license and on your voter's registration. You can only have one principal residence exemption. Vacation homes and second homes are not eligible for this exemption. The Homeowners Principal Residence Exemption qualifies you to be exempt from the school operating millage on your tax bill. Once the exemption is in place, it will remain active until a change in ownership takes place, the exemption is denied, or a Request to Rescind Principal Residence Exemption is filed.

14. How can I get a copy of a subdivision plat or master agreement?

Livingston County Register of Deeds records and maintains final versions of plats and master agreements.  Please visit their website for more information.

15. Do you have a survey of my property?

The assessing department does not have copies of surveys of the parcels in the township. We may have a survey of a specific parcel if it was recently created due to a land division. We also have section and subdivision maps of the entire township. Many of the maps show dimensions of the lot lines. The maps do not show the placement of the house on the lot.

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1. How do I dispose of yard waste?

Tuthill Farms and Composting, South Lyon, MI (734-449-8100) accepts yard waste for a fee.  Please note that Johnston Farm and Composting in  Deerfield Township, MI is no longer accepting yard waste at their location. 

2. Does the Township have pick-up service for large items?

Residents can purchase a sticker for $15 from the Township Treasurer's office to attach to the large item. The township will notify the hauler and the item will be picked up on Mondays. Stickers must be purchased by Friday at noon. One sticker is required for each item to be disposed of. Large items include appliances, furniture and mattresses. Refrigerators must have the Freon removed. Specific details on what will be picked up and how to prepare items for disposal will be provided at time of sticker purchase.

3. Some of my neighbors and I would like to contract with the same municipal refuse hauler. Can this service be placed on our taxes?

Yes, if a majority of the property owners in the area where the service will be provided sign a petition requesting the service, the board can create the special assessment district. Jointly contracting for this service actually helps preserve your roads. Refuse trucks are very heavy. If your neighborhood can reduce the number of trucks coming into the neighborhood by contracting for a single hauler you will help preserve the longevity of your road. Contracting with a single hauler often reduces the cost for the service.

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1. What procedure do I follow to obtain information under the Freedom of Information Act (FOIA)?

A Freedom of Information Act (FOIA) request can be made by filling out the appropriate form in the Clerk's Office, or by sending a detailed written request by mail or fax (810-229-1778).
Clerk's Office Page

2. How long will it take for me to receive the FOIA information requested and is there a charge for this information?

Under the FOIA, a public body has 5 days from the date of the request (6 if the request is received by email or fax). Yes, there is a charge. Contact the Clerk's Office regarding charges.

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1. Can I pay my tax and sewer bills online?

Please visit our Online Payments page.  All online payments will include a convenience fee.

2. How do I obtain a dog license?

Please visit our Dog License page for information.

3. When are property tax payments due?

Summer property tax payments are due July 1 and payable without interest or penalty through September 14. Winter tax payments are due December 1 and payable without interest or penalty through the last day of February.

4. What should I do if I do not receive a tax bill?

Tax bills are mailed to the last known address on July 1 and December 1 of each year. Every attempt is made to make certain the property owners receive their bill. The tax law clearly states the property owner is responsible for the timely payment of the taxes even if they have not received a tax bill. Failure to receive your tax bill does not exempt you from being assessed late charges. If you do not receive a tax bill, please contact the Treasurer’s Office immediately at 810-229-0556.

5. Why have I received a tax bill when my mortgage company pays my taxes?

As a courtesy, a tax bill is sent to the Mortgage Company on record as well as the homeowner. Please verify that your mortgage company has received a copy of the bill. If your mortgage company does not receive your tax bill, please ask them to contact the Treasurer’s Office at 810-229-0556.

6. Should I notify anyone if I have changed mortgage companies?

Yes. If you have an escrow from which your tax bill is being paid, you should contact the Treasurer’s Office to make certain they have received the information.

Treasurer's Office Page

7. Can I use a credit card to pay my taxes?

You may charge your taxes either by phone or Internet through a credit card processing service provider, Point and Pay, LLC. For additional information, please see our Tax Payment Options page.  Please note: A convenience fee will be charged to the taxpayer.

8. What is the difference between “homestead” and “non-homestead” or “Principal Residence Exemption (PRE)” and “non-PRE?”

If you own and occupy your home as your principal residence, it should qualify as Homestead (now called a Principal Residence Exemption (PRE)) and it may be exempt from a portion of your local school operating taxes. Non-principal residence and certain business are considered Non-Homestead or Non-PRE, and are liable for school operating taxes totaling 18 mills.

9. My taxes are too high. How can I find out if my property is being fairly taxed?

Your taxes are based on the taxable value of your property. You may contact the Brighton Township Assessing Department for an explanation of how your taxable value was computed. Check out sales on comparable properties in your area and discuss all of these with the Assessor’s Office.

10. Do you accept postmarks?

We do not accept postmarks.

11. What is a millage rate?

1 mill = $1 per each $1,000 dollars of taxable value. Each local government agency has the ability to levy millage. Some examples of different agencies that levy taxes are:
- County
- Fire Authorities
- Intermediate Schools
- Libraries
- Local School Districts
- Township
- Village

12. Where do I file my Homestead Affidavits and Property Transfer Affidavits?

File your homestead (PRE) and property transfer forms with our Assessor’s office. The Property Transfer Affidavit must be filed within 45 days of closing on the purchase your property. If this is not done, there is a fine which accrues at the rate of $5 per day beginning the 46th day after closing and continues to accrue up to a maximum of $200.

13. Where do I make name and address changes?

The Assessor’s Office processes the name changes. The Assessor’s Office also provides the change information to Treasurer’s Office so that we may send any current billing or special assessment notifications out to the new owners, or new addresses. We make every effort to find correct names and addresses on any returned tax and special assessment bills.

Contact the Assessor’s Office.

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1. Can I register to vote at the Township Hall?

Yes, as long as your address where you reside is the same as your Michigan Driver's license or Michigan I.D. card. You may also register to vote at the local Secretary of State's office. Under the national Motor Voter Law, implemented by the statewide Michigan Qualified Voter File, a change in your driver's license address will produce a change in your voter registration location and vice versa.

2. How do I get an absentee ballot?

Complete an "Application for Absent Voter's Ballot" (available at the Township Clerk's office or online). Submit it to the Clerk's Office at:
4363 Buno Road
Brighton, MI 48114

Residents must be a registered voter at the time of application with a valid signature on file for verification of voter identity. You can receive a ballot by mail or in the office at the time of application, depending on how close to election day you make the request.

3. Where do I vote?

View the Voter Precinct Map (PDF)

Please also see the Michigan Voter Information Center

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1. Where do I find the Unemployment Office?

5015 South Cedar Street
Lansing, MI 48910

Phone: 517-334-6726

2. Where do I find the Social Security Office?

5015 South Cedar Street
Suite 150
Lansing, MI 48910

Official Social Security Website

3. Where do I find the Post Office?

Brighton area Post Office is located at the 100 Orndorf Drive address.

4. Where do I find the License Plate Office?

Michigan Secretary of State
1448 Lawson Drive
Howell, MI


Phone: 888-767-6424

5. Where do I find the Drivers License Office?

Michigan Secretary of State
1448 Lawson Drive
Howell, MI


Phone: 888-767-6424

6. Where do I find the Abused Women and Children Agency?

LACASA is the Agency for help. 24 Hours a day: For Domestic Violence call 810-227-7100. For Sexual Assault call 517-548-4228.