S & R PROPERTIES v. Maricopa County

875 P.2d 150, 178 Ariz. 491, 148 Ariz. Adv. Rep. 54, 1993 Ariz. App. LEXIS 216
CourtCourt of Appeals of Arizona
DecidedSeptember 28, 1993
Docket1 CA-TX 91-0024
StatusPublished
Cited by21 cases

This text of 875 P.2d 150 (S & R PROPERTIES v. Maricopa County) is published on Counsel Stack Legal Research, covering Court of Appeals of Arizona primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
S & R PROPERTIES v. Maricopa County, 875 P.2d 150, 178 Ariz. 491, 148 Ariz. Adv. Rep. 54, 1993 Ariz. App. LEXIS 216 (Ark. Ct. App. 1993).

Opinion

OPINION

TOCI, Presiding Judge.

The taxpayers brought separate special actions in the tax court, claiming that each taxpayer’s property had been misclassified, and that as a result, each had paid excessive real property taxes for the years 1985 through 1989. They also alleged that Maricopa County (“the County”) and the Arizona Department of Revenue (“DOR”) failed to perform duties required by law in refusing to respond to their refund requests and to negotiate in good faith with their agent. The taxpayers requested refunds of the excess taxes pursuant to Ariz.Rev.Stat. Ann. (“A.R.S.”) sections 11-505 and -506 (1990). 1

The County appeals from the tax court judgment directing it to consider and respond to the taxpayers’ claims. The County’s appeal also challenges the tax court’s decision to award the taxpayers attorneys’ fees pursuant to A.R.S. section 12-2030 (Supp.1992). Appellant S & R Properties cross-appeals from the tax court’s ruling reducing the fees award to approximately 35% of the amount requested.

The primary issues are (1) whether property taxes paid in error may be refunded under former A.R.S. sections 11-505 and -506, independently of the appeal procedure in A.R.S. section 42-204(E) (1991), and (2) whether the 1991 amendment to A.R.S. section 11-506 (Sup.1992), which excludes from the reach of the statute questions of valuation that can be appealed according to Title 42, A.R.S., and limits refund claims to those involving “clerical or computation error,” retroactively defeats the taxpayers’ claims. Our answer to the second question turns on whether retroactive application of the amendment to A.R.S. section 11-506 would violate due process by depriving the taxpayers of a substantive vested right.

We hold that the taxpayers’ special actions under A.R.S. section 11-506 are not untimely classification appeals. We further hold that section 42-204(E), which provides that a taxpayer dissatisfied with the valuation or classification of his property may appeal to the superior court, does not preclude the taxpayers from seeking a refund under section 11-506 for clear and indisputable classification or valuation errors. In addition, the tax court was correct in holding that the County *496 and the DOR must respond to the taxpayers’ refund claims by determining whether the County made an erroneous assessment. We also hold that if the County made a clear and indisputable error in the valuation or classification of the taxpayers’ property, former section 11-506 confers a vested substantive right to a refund on the taxpayers. The legislature may not, therefore, impair that right by the adoption, with explicit retroactive intent, of amended section 11-506. Finally, we reverse the tax court’s reduction in attorneys’ fees and remand for a hearing on this issue.

I. FACTS AND PROCEDURAL HISTORY

A. The Taxpayers and Their Properties

The taxpayers in these consolidated appeals are owners of property in Maricopa County classified either as class 8 (commercial) or class 6 (residential-rental). See A.R.S. § 42-162 (1991 and Supp.1992). Those whose properties had been classified as commercial filed claims with the Maricopa County Assessor (“Assessor”) asserting that only a portion of each property was actually commercial. Those whose properties were classified as residential filed claims asserting that the properties qualified as class 5, owner-occupied residences. The taxpayers filed their claims by February 28, 1989. Each requested a refund, pursuant to A.R.S. sections 11-505 and -506 of portions of the taxes paid in error in 1985, 1986, 1987, and 1988.

The Assessor failed or refused to review, process, or investigate the basis or validity of any of the taxpayers’ requests for reclassification. In at least eleven other cases involving either these taxpayers or others, however, the Assessor investigated requests made by letter or telephone and made classification changes. Although all the taxpayers brought actions in the tax court to obtain refunds, only those taxpayers in cause Nos. TX-89-01164 and TX-89-01166 filed an administrative appeal of the 1990 classifications of their properties. The Assessor reclassified the latter properties from class 6 rental to class 5 owner-occupied for the tax year 1990 due to obvious classification errors.

B. This Litigation

Each taxpayer’s complaint asked the tax court to direct the County Board of Supervisors and the director of the DOR to authorize and direct the Maricopa County Treasurer to refund tax overpayments with interest pursuant to sections 11-505 and 11-506. Each complaint also requested an award of attorneys’ fees.

The County and the DOR responded separately to the taxpayers’ complaints. The County moved to dismiss on the ground that special action relief was inappropriate under A.R.S. section 11-506. The County argued that section 42-204(E) 2 precluded the taxpayers from contesting classifications or valuations under sections 11-505 and -506. DOR filed answers alleging that the taxpayers’ complaints failed to state claims against it and that the DOR was only a “nominal party” to this litigation.

The tax court consolidated all cases for the purpose of oral argument and consideration of the County’s motion to dismiss. After briefing and argument, the tax court denied the County’s motion to dismiss because the court felt it did not have adequate information to resolve it. The court accepted jurisdiction of the taxpayers’ special actions.

The County and the taxpayers thereafter filed cross-motions for summary judgment. After argument, the tax court denied the County’s motion for summary judgment and granted the taxpayers’ motion. The tax court held that the County had “an implied duty” under A.R.S. section 11-506 to respond to the claims, to determine whether it erred, and then to grant or deny the claims. Addi *497 tionally, the court held that each taxpayer was entitled to pursue his section 11-506 claims without having previously obtained a determination that the County had erroneously assessed his property.

The taxpayers filed applications for sums totalling $77,124.50 as attorneys’ fees pursuant to AR.S. section 12-2080. The County opposed the application and requested an evidentiary hearing. Before the hearing, the County caused subpoenas duces tecum to be issued for each of the taxpayers and their counsel and had them all served on the taxpayers’ counsel. The taxpayers moved to quash the subpoenas. At the evidentiary hearing, the tax court declined to quash the subpoenas but ruled that the subpoenas for the taxpayers had been improperly served on their attorneys. The tax court later ruled that the taxpayers were entitled to fees pursuant to AR.S. section 12-2030, and it awarded $26,667.00 of the $77,124.50 the taxpayers had sought.

We have jurisdiction pursuant to A.R.S. sections 12-2101(B) (1982) and 12-120.1 (1992).

II. ANALYSIS

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Bluebook (online)
875 P.2d 150, 178 Ariz. 491, 148 Ariz. Adv. Rep. 54, 1993 Ariz. App. LEXIS 216, Counsel Stack Legal Research, https://law.counselstack.com/opinion/s-r-properties-v-maricopa-county-arizctapp-1993.