On August 12, 1968, plaintiff, Jack W. Hutson, filed a complaint in the Oakland County Circuit Court seeking repayment of taxes, for a writ of mandamus, and for an order to show cause. Plaintiff had previously paid his personal property taxes on July 24, 1968, accompanied hy a statement of protest.

Plaintiff alleges that the City of Royal Oak has consistently assessed the personal property of business and professional individuals hut has fraudulently neglected to assess the owners of household goods with an aggregate valuation exceeding $5,000. The trial court found for the plaintiff. It ordered a refund of the taxes paid hy plaintiff, and directed that a writ of mandamus he issued compelling the City Assessor to assess on the aforementioned household goods. Defendant’s motion for a summary judgment was denied, and defendant brings this appeal, claiming that the trial court erred in so ruling.

The parties on appeal discuss three separate questions. These can he summarized in one issue:

Whether the plaintiff is entitled to judicial relief at the present time in this matter.

*395 We are bound by tbe doctrine of stare decisis. It is the general rule that before one is entitled to sue for taxes paid under protest, he must show he has followed the proper procedural steps, such as application to the board of review. Michigan Savings Bank v. City of Detroit (1895), 107 Mich 246. It is clear that before resorting to the courts to recover taxes on the theory that property of another was fraudulently omitted from the tax roll or undervalued, the taxpayer should exhaust the remedies given him by the law. Fletcher Paper Co. v. City of Alpena (1912), 172 Mich 35. The basis of exhaustion of administrative remedies is the presumption that the administrative agency, if given a chance to pass upon the matter, will decide correctly and will not fail in the performance of its duty.

Moreover, we do not believe that the facts of this case constitute a perpetration of fraud, either actual or constructive, which would place it within the exception to the aforementioned general rule. See Spoon-Shacket Company v. County of Oakland (1959), 356 Mich 151. 1

The motion for summary judgment should have been granted by the trial court. No costs, a public question being involved.