Burrows v. Board of Assessors

116 Misc. 2d 133, 455 N.Y.S.2d 196, 1982 N.Y. Misc. LEXIS 3847
CourtNew York Supreme Court
DecidedSeptember 29, 1982
StatusPublished
Cited by1 cases

This text of 116 Misc. 2d 133 (Burrows v. Board of Assessors) is published on Counsel Stack Legal Research, covering New York Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Burrows v. Board of Assessors, 116 Misc. 2d 133, 455 N.Y.S.2d 196, 1982 N.Y. Misc. LEXIS 3847 (N.Y. Super. Ct. 1982).

Opinion

OPINION OF THE COURT

Harold J. Hughes, J.

In separate proceedings under article 7 of the Real Property Tax Law, petitioners seek judicial review of the assessment of their real property on the ground it is overvalued by reason of the operation of subdivision 5 of section 458 of the Real Property Tax Law as interpreted by the State Board of Equalization and Assessment (6 Opns of Counsel of St Bd of Equal & Assess No. 67). They also seek a judgment declaring that such statute, as interpreted, is unconstitutional, being in violation of due process of law and equal protection of law.

Petitioners Mortimer and Elizabeth Burrows reside in the Town of Chatham which voluntarily went from 10% [134]*134valuation to 100% valuation in 1977. Petitioners Walter and Olga Speanburg reside in the Town of Kinderhook which voluntarily went from 17% valuation to 100% valuation in 1973. All petitioners qualify for the veterans’ exemption provided by section 458 of the Real Property Tax Law. Subdivision 5 thereof provides as follows:

“5. (a) If the ratio between the exemption granted under this section and the total assessed value of the real property for which such exemption has been granted increases or decreases due only to a change in the manner of assessing real property by a court ordered full value assessment in the tax district in which such property is located, the amount of the exemption heretofore or hereafter granted shall be increased or decreased in such subsequent year in the same proportion as the total assessed value has been increased or decreased. Such adjustment shall be made by the assessors in the manner provided in paragraph three of subdivision one of this section and no application therefor need be filed by or on behalf of any owner of any eligible property.

“(b) If the ratio between the exemption granted under this section and the total assessed value , of the real property for which such exemption has been granted increases or decreases due only to a change in the manner of assessing, other than a court ordered full value assessment, in the tax district in which such property is located, the amount of the exemption heretofore or hereafter granted may, pursuant to local law, be increased or decreased in such subsequent year in the same proportion as the total assessed value has been increased or decreased. Such adjustment shall be made by the assessors in the manner provided in paragraph three of subdivision one of this section and no application therefor need be filed by or on behalf of any owner of any eligible property.”

Paragraph (a) of subdivision 5 provides an automatic proportionate tax exemption to veterans residing in a tax district where the change to full value assessment was court ordered, while paragraph (b) would give the same exemption to veterans living in tax districts where the change was voluntary only if the tax district so provides by local law. After the enactment of subdivision 5 of section [135]*135458, counsel for the State Board of Equalization and Assessment issued an opinion that paragraph (b) of subdivision 5 operates prospectively, and that the only tax districts that could pass local laws giving veterans the same increase in exemption provided for in paragraph (a) were those tax districts that changed to full value assessment after May 24, 1979. Petitioners allege that although both the Town of Kinderhook and the Town of Chatham desire to enact such a local law, they have been prevented from doing so because of the opinion of the counsel for the State Board of Equalization and Assessment.

Respondents initially moved to dismiss the petitions upon the grounds that: (1) petitioners could not challenge the constitutionality of subdivision 5 of section 458 of the Real Property Tax Law in the context of an article 7 proceeding; (2) the State of New York was not a proper party to the proceeding; and (3) an advisory opinion of the State Board of Equalization and Assessment could not be challenged in an article 7 proceeding. Although this court is of the opinion that a declaratory judgment action rather than an article 7 proceeding would be the appropriate vehicle for a constitutional attack upon a statute, Matter of Harley v Assessor of Town of Hoosick (80 AD2d 929) holds that an article 7 proceeding is a proper procedural vehicle to challenge the constitutionality of a section of the Real Property Tax Law. Accordingly, in the decision of November 10, 1981 the court allowed the litigation to remain in the article 7 form except for converting that portion of the proceedings challenging the advisory opinion of the State board to an article 78 proceeding. Additionally, this court held that the State was a proper party to the action citing the decision in Cass v State of New York (109 Misc 2d 107). Since that time Cass has been reversed (88 AD2d 305) and the Third Department has held that the State is not a proper defendant in an action seeking to declare legislation unconstitutional as violating the equal protection clause. The court will grant summary judgment to the State of New York dismissing all claims against it.

Turning to the present motion, petitioners contend that subdivision 5 violates the equal protection clauses of the United States Constitution and the New York State Con[136]*136stitution by treating members of the same class, i.e., veterans, differently without a rational basis for so doing. The contention is that the fortuitous circumstance of living in a tax district where full valuation was court ordered rather than voluntary is not a sufficient basis to make the legislative classification contained in the challenged statute. The petitioners further contend that the interpretation given to the statute by counsel for the State Board of Equalization and Assessment is arbitrary and capricious. Respondents take the position that petitioners have not overcome the presumption that the legislation is constitutional. More particularly, respondents argue that the Legislature has made a permissible distinction between tax districts based upon geographic considerations, without articulating those geographic considerations to the court.

The addition of subdivision 5 to section 458 of the Real Property Tax Law by chapter 134 of the Laws of 1979 was, to a great extent, a direct result of the decision in Matter of Hellerstein v Assessor of Town of Islip (37 NY2d 1) which held that section 306 of the Real Property Tax Law required that all real property be assessed at full value. Prior to Hellerstein, many of the tax districts throughout the State followed the custom of fractional assessments which, in many instances, permitted veterans such as petitioners who were eligible for the up to maximum $5,000 exemption to avoid payment of local real property taxes. Subsequent to Hellerstein, many local taxing authorities voluntarily complied by converting to full value assessment, and were aided in this endeavor by interim legislation allowing continued fractionalized assessments until full value assessment could be properly implemented (see Matter of Slewett & Farber v Board of Assessors of County of Nassau, 54 NY2d 547, 553, 554).

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Related

Burrows v. Board of Assessors
98 A.D.2d 250 (Appellate Division of the Supreme Court of New York, 1983)

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Bluebook (online)
116 Misc. 2d 133, 455 N.Y.S.2d 196, 1982 N.Y. Misc. LEXIS 3847, Counsel Stack Legal Research, https://law.counselstack.com/opinion/burrows-v-board-of-assessors-nysupct-1982.