Hadnott v. Berrios

CourtDistrict Court, N.D. Illinois
DecidedSeptember 25, 2018
Docket1:17-cv-07320
StatusUnknown

This text of Hadnott v. Berrios (Hadnott v. Berrios) is published on Counsel Stack Legal Research, covering District Court, N.D. Illinois primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Hadnott v. Berrios, (N.D. Ill. 2018).

Opinion

UNITED STATES DISTRICT COURT NORTHERN DISTRICT OF ILLINOIS EASTERN DIVISION

EDWARD HADNOTT, ) ) Plaintiff, ) ) v. ) No. 17 C 7320 ) COOK COUNTY ASSESSOR ) Judge Rebecca R. Pallmeyer JOSEPH BERERIOS, ) ) Defendant. )

MEMORANDUM OPINION AND ORDER

Plaintiff Edward W. Hadnott is a former Cook County homeowner. In this lawsuit, Hadnott alleges that Joseph Berrios, the Cook County Assessor, has violated Hadnott’s rights under the federal and state constitutions and Illinois law by over-assessing real properties in Cook County’s “poor and minority neighborhoods.” (Am. Compl. [17], at 6.) If the allegations of Plaintiff’s complaint and media reports are to be believed, the practices of the Assessor are indeed troubling.1 The court takes judicial notice that Hadnott is not alone in his concerns; two Chicago neighborhood associations have sued Mr. Berrios and Cook County in state court, alleging that “Joseph Berrios, as the Cook County Assessor, systematically and illegally shifts residential property tax burdens in Cook County both from property owners in majority-White neighborhoods

1 The Chicago Tribune and ProPublica Illinois’s collaborative investigation of the Cook County Assessor’s office during 2017 and 2018 put a spotlight on the office’s assessment policies and appeals process. CHICAGO TRIBUNE, The Tax Divide, http://www.chicagotribune. com/news/watchdog/taxdivide (last visited Sept. 12, 2018); PROPUBLICA ILLINOIS, The Tax Divide, https://www.propublica.org/series/the-tax-divide (last visited Sept. 12, 2018). See also CIVIC CONSULTING ALLIANCE, RESIDENTIAL PROPERTY ASSESSMENT IN COOK COUNTY: SUMMARY OF ANALYTICAL FINDINGS 11 (Feb 15, 2018), http://www.cookcountyassessor.com/assets/forms/ CivicConsultingAllianceStudyResults.pdf (finding that “outcomes produced by the current [assessment] system are much more regressive than industry standards recommend”); Susie Allen, Value Judgment, 110 U. CHI. MAG., No. 4, Summer 2018, at 14, 15 (describing the work of Harris School of Public Policy professor Christopher Berry to provide the Cook County Assessor with a new computer model for property assessment, following former Assessor James Houlihan’s recognition that past assessments had been flawed, and noting the new model’s subsequent non- implementation under Mr. Berrios). to property owners in majority-Hispanic and majority-African American neighborhoods and from the rich to the poor.” Brighton Park Neighborhood Council and Logan Square Neighborhood Association v. Berrios, Complaint for Injunctive and Other Relief, No. 2017 CH 16453, ¶ 1. Any governmental program that treats citizens unfairly breeds distrust and cynicism. For the reasons explained here, however, the Tax Injunction Act and principles of comity preclude the federal court’s exercise of jurisdiction over this dispute. Accordingly, Defendant’s Motion to Dismiss [18] is granted. BACKGROUND Until November 27, 2017, Plaintiff Edward Hadnott owned a single-family home in Chicago Heights. (Am. Compl. [17], at 6.) The Cook County Assessor’s office assessed the land on which that home sits at $18,000, and the “total assessment”—presumably the assessed value of the land plus the home—totaled $36,420.2 (Id.) Plaintiff alleges that this valuation “over-assessed the land by 600%” and that “[t]he total assessment was 233% over the actual value.”3 (Id.) Mr. Hadnott “filed [an appeal of the assessment] every year for the last 5 years.” (Id.) On October 17, 2017 (days after he filed his initial complaint in this case), he received a letter “stating that the appeal had been denied.” (Id.) Plaintiff does not specify to whom he appealed, nor does he identify which of the five appeals was addressed in the October 2017 letter. Ultimately, in response to what he deems unfair assessments, Plaintiff sold his house. He alleges it was “listed at its fair market value and sold for $15,500 on November 27, 2017.” (Id.)

2 Plaintiff does not provide the date of this assessment. The court presumes these figures represent the home’s most recent assessment from the Cook County Assessor. Pursuant to 35 ILCS 200/9-200, property in Cook County must be reassessed every three years.

3 Plaintiff appears to calculate these percentages based on his allegations that the “real land value is between $1,500 and $3,000” and that the home sold for $15,500 in November 2017. (Am. Compl. [17], at 6.) He does not provide information on how he determined the “real land value.” To illustrate the alleged bias in the Assessor’s operations, Plaintiff identifies another home, located at 1091 Cherry Street in Winnetka, that was assessed at “$535,130, which is 28% below the homes [sic] actual value.” (Id. at 5.) The land on which that home sits “was assessed at $141,600 which is less than half of the actual land value.” (Id.) Plaintiff does not provide dates for the assessment value or actual value. Another property, 1493 Asbury Avenue,4 “sold for $750,000 in June of 2017.” (Id.) The property taxes on that property were $11,295.00, “which is 1.5% of market value.” (Id.) Plaintiff believes the unfairness reflected in these assessments violates the Fourteenth Amendment to the United States Constitution, the Illinois Constitution, and the Illinois Civil Rights Act of 2003, 740 ILCS 23/5(a). Plaintiff alleges that Defendant “taxes wealthy majority neighborhoods at approximately two percent of assessed valuation while taxing poor minority neighborhoods at three to twenty percent of assessed valuation.” (Id.) Plaintiff further asserts that Defendant, who is “the current chairman of the Cook County Democratic Party, the 31st ward Democratic committeeman, and the current Cook County Assessor,” “accepts political donations from tax attorneys, a number of whom Hadnott identifies in his complaint. (Id.) In “conspiracy” with these attorneys, Plaintiff alleges, Defendant “gives wealthy high value property owners an advantage while keeping poor minority property owners at a disadvantage.” (Id. at 3.) The factual assertions underlying these claims are a bit thin: In his pro se amended complaint [17], Plaintiff asserts that Defendant “fails to use market data to estimate assessed valuations and fails to be transparent in how he values 1.8 million parcels in Cook County” (id. at 5), and that Defendant relies on “outdated sales” figures (id. at 7), but beyond that, simply assures

4 Plaintiff does not otherwise identify the location for this property, but the court takes judicial notice that there is a residence at 1493 Asbury Avenue, in the north shore suburb of Winnetka, and another at 1493 Asbury Avenue in neighboring Evanston. 1493 Asbury Avenue, Winnetka, Illinois 60093, BING, https://binged.it/2IhiGHv (last visited Sept. 24, 2018); 1493 Asbury Ave, Evanston, IL 60201, BING, https://binged.it/2pvTWm5 (last visited Sept. 24, 2018). the court that he “can provide as many examples as the court sees fit of high dollar under assessed real estate in predominantly white affluent New Trier Township.” (Id. at 6.) He provides no factual allegations in support of his claim of conspiracy between Defendant and tax attorneys. As relief, Hadnott requests damages, including punitive damages, in the amount of $5,000,000 for his own “overpayment of real estate taxes and the resulting loss of value caused by the over taxation over the past thirty years.” (Am. Compl. [17], at 6 ¶ 1; Rep. to 2nd Motion to Dismiss [21] ¶ 1.) He also seeks to recover $100,000,000 in damages for “other minority tax payers in Cook County” for overpayment and loss in value. (Am. Compl. [17], at 6 ¶ 2.) In addition to damages, Plaintiff asks the court to supervise County assessment practices and impose a variety of corrective measures: • The Plaintiff Edward W.

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Bluebook (online)
Hadnott v. Berrios, Counsel Stack Legal Research, https://law.counselstack.com/opinion/hadnott-v-berrios-ilnd-2018.