Musial Offices, Ltd. v. Cuyahoga Cty.

2020 Ohio 5426, 163 N.E.3d 84
Ohio Court of Appeals·Decided November 25, 2020·No. 108478·Published·Cited by 10 cases

Opinion

[Cite as Musial Offices, Ltd. v. Cuyahoga Cty., 2020-Ohio-5426.]

COURT OF APPEALS OF OHIO

EIGHTH APPELLATE DISTRICT COUNTY OF CUYAHOGA

MUSIAL OFFICES, LTD., :

Plaintiff-Appellee/ :

Cross-Appellant, No. 108478 :

v.

:

COUNTY OF CUYAHOGA, ET AL., :

Defendants-Appellants/

Cross-Appellees. :

JOURNAL ENTRY AND OPINION

JUDGMENT: AFFIRMED IN PART, REVERSED IN PART, AND REMANDED

RELEASED AND JOURNALIZED: November 25, 2020

Civil Appeal from the Cuyahoga County Court of Common Pleas Case No. CV-11-746704

Appearances:

Dworken & Bernstein Co., L.P.A., and Patrick J. Perotti, Nicole T. Fiorelli, and James S. Timmerberg; Mellino Robenalt L.L.C., and Thomas D. Robenalt, for appellee/cross-appellant.

Michael C. O’Malley, Cuyahoga County Prosecuting Attorney, and Charles E. Hannan, Brian R. Gutkoski, and Kenneth M. Rock, Assistant Prosecuting Attorneys; Greg G. Huth, Cuyahoga County Director of Law, and Joseph W. Boatwright, IV, Assistant Director of Law, for appellants/cross-appellees.

ON RECONSIDERATION1 EILEEN T. GALLAGHER, A.J.:

Defendants-appellants, Cuyahoga County, Armond Budish, and the Cuyahoga County Board of Revision (collectively “Cuyahoga County” or “the county”), appeal a judgment rendered in favor of plaintiff-appellee, Musial Offices, Ltd. (“Musial”), on behalf of a class of plaintiffs composed of Cuyahoga County property owners (collectively referred to as “Musial” or “plaintiffs”). The county claims the following five errors:

1. The trial court lacked subject matter jurisdiction to hear a case challenging the valuation of real property that was filed in the court of common pleas in an effort to bypass Ohio’s comprehensive statutory administrative process that was established to adjudicate and resolve such complaints.

2. The trial court erred by entering judgment against Cuyahoga County, an Ohio political subdivision, on the basis of an alleged claim founded upon unjust enrichment.

3. The trial court erred by denying the appellants’ motions to decertify the class after material factual variations among the purported class members emerged after the class was certified.

4. The trial court erred by awarding the plaintiff class prejudgment interest.

5. The trial court erred by ordering the county to pay the judgment to class counsel.

Musial filed a cross-appeal and claims the following two assignments of error:

1 The original decision in this appeal, Musial Offices, Ltd. v. Cty. of Cuyahoga, 8th Dist. Cuyahoga No. 108478, 2020-Ohio-3660, released on July 9, 2020, is hereby vacated. This opinion, issued upon reconsideration, is the court’s journalized decision in this appeal. See App.R. 22(C); see also S.Ct.Prac.R. 7.01.

1. The trial court erred in denying Musial Offices’ equal protection claim in its March 23, 2018 judgment entry.

2. The trial court erred in denying plaintiffs’ statutory claim for illegal taxation in its March 23, 2018 judgment entry.

Finding some merit to the county’s appeal as well as Musial’s cross-

appeal, we affirm the trial court’s judgment in part, reverse it in part, and remand the case to the trial court (1) to enter judgment in favor of Musial and the plaintiff class on their illegal taxation claim and (2) to vacate the trial court’s award of prejudgment interest.

I. Facts and Procedural History Musial brought this class action to recover the overpayment of real property taxes on behalf of itself and members of a certified class of similarly situated property owners. Musial is the owner of real property located in Westlake, Ohio. In 2005, the Cuyahoga County auditor2 assigned a tax value of $679,500 to Musial’s property for the 2006, 2007, and 2008 tax years. Following the start of the Great Recession in December 2007, real estate values declined, and Musial filed a decrease complaint with the Cuyahoga County Board of Revision for the 2008 tax year. The Westlake Board of Education filed a counterclaim seeking to retain the auditor’s valuation.

Real property tax is based on a percentage of the property’s taxable value. Pursuant to R.C. 5713.01(B), the county auditor is required to determine the

2 On January 11, 2011, Cuyahoga County converted to a charter form of government pursuant to Article X, Section 3, Ohio Constitution. The new Cuyahoga County Charter created the position of a Fiscal Officer, who is appointed by the County Executive, to replace the formerly elected auditor position.

taxable value of real property through periodic appraisals, known as sexennial and triennial appraisals. R.C. 5713.01(B). The sexennial appraisal, which is conducted every six years, requires the auditor to actually “view and appraise” the property. R.C. 5713.01(B). A triennial appraisal, also referred to as a “statistical update,” is conducted three years after the last sexennial appraisal and does not require the auditor to view the property. (Tr. 304, 321.) The triennial appraisal is based on statistical data, such as property sales and construction in the surrounding community. (Tr. 306.) The statistical data is used to generate a “use factor” applied to all properties in a particular area based on an estimation of the average percentage of appreciation or depreciation in value of the properties since the last appraisal. (Tr. 246-248.) By applying the use factor, all parcels within a specific class are reappraised up, down, or without a change, by the same percentage amount.

A property owner may challenge the auditor’s valuation for a current tax year, regardless of whether the auditor reappraised the property that year, by filing a decrease complaint with the county auditor by March 31st of the following tax year. R.C. 5715.19(A)(1)(d). Because real property taxes are billed almost one year behind, a taxpayer is billed in December for the first half of a tax year based on the property’s value as of January 1st of that same year. A taxpayer challenging the tax value of property for the 2008 tax year would have until March 31, 2009, to file the complaint.

If a complaint is filed with the auditor, the auditor is required to present it to the county’s board of revision to “hear complaints and revise assessments of real property for taxation.” R.C. 5715.01(B). As part of the process, the auditor must notify the local board of education of the taxpayer’s complaint within 30 days of March 31, whereupon the board of education, the recipient of a large percentage of the tax collected, may file a counterclaim against the value within 30 days, i.e., by April 30th. R.C. 5715.19(A)(1). Pursuant to R.C. 5715.19(C), the board of revision “shall hear and render its decision on a complaint” within 90 days of the date the property owner’s complaint was filed with the board, or, if the board of education asserted its own challenge to the value, within 90 days of the board’s counterclaim. Thus, the board of revision is statutorily required to render a decision on a complaint with a counterclaim no later than 120 days after April 30th, i.e., before the end of August. The auditor records property values in a database called Sigma. (Tr. 302.)

The Cuyahoga County auditor conducted a sexennial reappraisal of properties within the county in 2006, and valued Musial’s property at $679,500. When real property values declined in 2008 during the Great Recession, Musial filed a complaint against the valuation of its property in January 2009, for the 2008 tax year.3 Following the board of revision hearing, on January 13, 2010, Musial received a letter of correction from Frank Russo (“Russo”), who served as both the county auditor and secretary of the board of revision. The letter stated that the tax value of Musial’s property was reduced to $499,000 for the 2008 tax year. The letter further

3 In a typical year, the Cuyahoga County auditor received between 2,000 and 3,000 complaints. The auditor might have received between 6,000 and 7,000 complaints in an unusually busy year. The auditor received 25,000 decrease complaints for the 2008 tax year and another 20,000 complaints for the 2009 tax year. (Tr. 228.)

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Musial Offices, Ltd. v. Cuyahoga Cty., 2020 Ohio 5426, 163 N.E.3d 84 (Ohio Ct. App. 2020).

2020 Ohio 5426 (Musial Offices, Ltd. v. Cuyahoga Cty.) — published by Counsel Stack Legal Research, free access to 12M+ legal documents.

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