Mid America Management Corp. v. Department of Treasury

395 N.W.2d 702, 153 Mich. App. 446, 1986 Mich. App. LEXIS 2772
CourtMichigan Court of Appeals
DecidedJuly 21, 1986
DocketDocket 85245
StatusPublished
Cited by9 cases

This text of 395 N.W.2d 702 (Mid America Management Corp. v. Department of Treasury) is published on Counsel Stack Legal Research, covering Michigan Court of Appeals primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Mid America Management Corp. v. Department of Treasury, 395 N.W.2d 702, 153 Mich. App. 446, 1986 Mich. App. LEXIS 2772 (Mich. Ct. App. 1986).

Opinion

Allen, J.

Respondent Department of Treasury appeals as of right from a May 16, 1985, decision and order of the Michigan Tax Tribunal canceling a single business tax assessment of $21,991.08, plus interest, for the taxable years ending October 31, 1977, 1978 and 1979. The basis of the alleged deficiency was the taxpayer’s failure to include in its tax base the compensation which the taxpayer paid to various "on site” employees. We affirm.

FACTS

Following receipt of the deficiency assessment, Mid America, on June 21, 1982, filed a petition for review by the Michigan Tax Tribunal. A hearing was held before hearing officer Michele Halloran on January 23, 1984, at which the following facts were presented. Petitioner is a corporate property manager involved primarily in the management of apartment complexes and shopping centers. Clients, hereinafter referred to as project owners, include individual property owners, syndicators, and developers in Michigan and Kentucky. Clients also include nonprofit organizations which are federally subsidized through the United States Department of Housing and Urban Development (hud). Petitioner is one hundred percent owned by Joseph Schmitt, Jr., and his wife. Joseph Schmitt, *451 Jr., has an ownership interest in several of petitioner’s clients. The principal office is in the City of Flint. On-site employees, in most instances, live in the project owned by the project owner and generally include the resident manager and grounds and maintenance staff.

For tax purposes petitioner divided its employees into two groups: (1) office and management personnel and (2) on-site employees of the clients being served by petitioner. It was petitioner’s position that on-site employees are the employees of the project owner; therefore, the compensation paid to the on-site employees is includable in the tax base of the project owner. Mid America Management offered as evidence in support of its position (1) the management agreement; (2) the testimony of Mr. Schmitt (President of Mid America Management) and Mr. Dietz (a project owner) to the effect that the owner retains the right to hire, fire and supervise the on-site employees, and that on occasion this right is exercised; and (3) the corporate treasurer’s testimony, which reveals that the project owner reimbursed the management company for the payroll.

The department, on the other hand, took the position that Mid America is the employer of the on-site employees because Mid America controls the day-to-day operation of the business, i.e., the hiring, firing and supervising of all employees, and it controls the payroll for all employees. Therefore, according to the department, the entire compensation paid should be includable in the tax base of Mid America.

Another fact presented at the hearing and pertinent to the issue before us is that one of the project owners, Paul Dietz, testified that the single business tax returns for his project were always filed with on-site employees being treated as em *452 ployees of the project. No other proof on this point was presented at the hearing.

Other witnesses testified that clients engaged petitioner’s services by entering into one of two standard management agreements. One agreement was used for federally subsidized projects and contained detailed terms which are required and approved by hud. The standard management agreement for nonsubsidized projects contained more general language, but under both agreements petitioners had authority to hire, discharge, and supervise on-site employees. Mid America was also to perform all payroll functions, subject to the project owner’s obligation to reimburse petitioner for all salaries, wages, related payroll taxes and fringe benefits. Mid America’s fee for its management services is computed at four percent to six percent of gross collections, which includes rental and other miscellaneous income of the project.

Petitioner’s primary duties as interpreted by its president, Joseph Schmitt, Jr., include (1) maximizing a project’s income, (2) operating the project within the budget approved by the project owner, (3) hiring and training the resident manager of the project, and (4) insuring that the project is physically maintained, cosmetically appealing and, consequently, marketable. Testimony concerning the respective powers and duties of petitioner and project owners vis-á-vis on-site employees is summarized below.

Management Agreement Provisions: The management agreement for federally subsidized projects provides that (1) all on-site employees will be employees of the project owner and not petitioner, (2) on-site employees will be hired, paid, discharged, and supervised through petitioner, acting as the project owner’s agent, (3) all compensation paid to on-site managerial and maintenance em *453 ployees will be reimbursed to petitioner, as agent of the project owner, (4) compensation for the on-site manager and maintenance employees will be as prescribed in the management plan, and (5) the compensation for bookkeeping, clerical, and other managerial personnel will be within the sole discretion of petitioner. Thus, the management agreement for subsidized projects clearly delineates the responsibilities of petitioner in relation to on-site employees. The management agreement for non-subsidized projects contains similar responsibilities, but is in substantially less detail.

Procedures for Hiring and Firing On-Site Employees: Petitioner has its own "property management department.” Each property manager in that department is responsible for seven or eight projects. The property manager hires and trains the on-site resident manager. The project owner also has authority to hire, fire and supervise the resident manager and in some cases has actually chosen to do so. Paul Dietz, for instance, stated that he actively participated in hiring and termination decisions in his capacity as a project owner. If a conflict over which decision to make occurred, Dietz’s decision controlled. Petitioner would then act as Dietz’s agent and hire and fire as he instructed.

All other on-site employees are hired by the resident manager. Petitioner’s written management and employment policies, including its fringe benefit and pay scales, are brought into the project. Some economy-of-scale benefits are obtained by this arrangement. In particular, insurance policies are centrally obtained by petitioner and then reimbursed by the project owners at the lower premium rates. If a project owner objects to petitioner’s policies, then the project owner’s decision controls the matter. Basically, petitioner tailors its *454 management plan to meet the project owner’s objective.

Pertinent Financial Procedures: A separate banking account is maintained by petitioner for each project. The resident manager deposits rental and other miscellaneous receipts from the project into the operating account. A single payroll clearing account titled "Mid America Management Payroll Account” is maintained by petitioner for all payroll and related expenses, including the payroll for petitioner’s corporate employees and the on-site employees of each project. For payroll purposes, petitioner’s corporate employees are essentially treated as employees of a corporate "project.”

Free access — add to your briefcase to read the full text and ask questions with AI

Related

Herald Wholesale, Inc v. Department of Treasury
687 N.W.2d 172 (Michigan Court of Appeals, 2004)
Apcoa, Inc v. Department of Treasury
536 N.W.2d 785 (Michigan Court of Appeals, 1995)
Upjohn Co. v. Aetna Casualty & Surety Co.
850 F. Supp. 1342 (W.D. Michigan, 1993)
Taco Bell Corporation v. Bloor Automotive, Inc.
924 F.2d 1059 (Sixth Circuit, 1991)
Johnson v. Michigan Mutual Insurance
454 N.W.2d 128 (Michigan Court of Appeals, 1989)
Mourad Brothers, Inc. v. TREASURY DEP'T
431 N.W.2d 98 (Michigan Court of Appeals, 1988)
Keith v. Department of Treasury
418 N.W.2d 691 (Michigan Court of Appeals, 1987)
Briarwood v. Faber’s Fabrics, Inc
415 N.W.2d 310 (Michigan Court of Appeals, 1987)

Cite This Page — Counsel Stack

Bluebook (online)
395 N.W.2d 702, 153 Mich. App. 446, 1986 Mich. App. LEXIS 2772, Counsel Stack Legal Research, https://law.counselstack.com/opinion/mid-america-management-corp-v-department-of-treasury-michctapp-1986.