Kowenhoven v. County of Allegheny
Kowenhoven v. County of Allegheny
Opinion of the Court
The primary issue in this appeal is whether equity jurisdiction lies in the common pleas court to address a taxpayer’s claim that the manner in which the county adjudicates tax assessment appeals violates constitutional due process guarantees.
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This action was commenced when Appellants filed a class-action complaint in the court of common pleas, invoking the court’s equitable jurisdiction and naming as defendants Allegheny County (the “County”), as well as its Board of Property Assessment Appeals and Review (the “Board”). In the complaint, Appellants challenged certain aspects of the Board’s procedures for disposing of tax assessment appeals, and sought, inter alia, declaratory and injunctive relief.
Within the County, tax assessment appeals are conducted pursuant to the Second Class County Assessment Law, the General County Assessment Law,
When making recommendations, Hearing Officers and Case Reviewers are permitted to accept or discount evidence presented at a hearing based on their professional valuation judgment, knowledge of the area and/or verification of date [sic] in SMDA [Sabre Market Data Analysis].
Hearing Officers and Case Reviewers are not to reappraise the property or submit post-hearing evidence. A Hearing Officer or Case Reviewer who has personal knowledge of an area or more suitable sales comparables to those introduced at a hearing may supply this information for the Board’s consideration....
Every party deserves a well reasoned recommendation. Hearing Officers are encouraged to carefully consider the evidence. If the subject property is located in a market area the Hearing Officer is not familiar with, scrutinizing the marketplace on SMDA is helpful to identify anomalies ....
Assessments reflect values as of January 1 of the year for which the assessment is certified. Hearing Officers shall use their professional judgment and knowledge of the area in determining whether appreciation between 2001 and 2002 is applicable and the amount of appreciation that is appropriate. (2% is only a rule of thumb)....
Complaint at 5-6 (emphasis and bracketed text in original).
Further, the complaint alleged that Appellants Thomas and
In light of the above, Appellants argued that the County’s assessment practices improperly allowed the Board to consider evidence obtained outside of the record, thereby violating Appellants’ due process rights. Appellants also averred that the injection of post-hearing evidence in these and, it is believed, hundreds of other cases, was performed without notice to the taxpayer. Therefore, Appellants asked that the Board be directed to re-decide all cases in which it can be ascertained from the hearing files that evidence outside of the hearing was submitted for consideration as to tax years 2001 or 2002. Appellants also requested relief under Section 1983 of the federal Civil Rights Act of 1871 in the form of unspecified damages, fees, and costs. See 42 U.S.C. § 1983.
By opinion and order dated July 10, 2003, the trial court sustained the preliminary objections and dismissed the complaint, reasoning that, while a taxpayer may bring an equity action to mount a facial challenge to the constitutionality of a tax statute, such a proceeding may not be maintained to test the legality or constitutionality of the manner in which the statute is administered. See Tr. Ct. Op. at 5 (citing Borough of Green Tree v. Board of Prop. Assessments, Appeals & Review of Allegheny County, 459 Pa. 268, 328 A.2d 819 (1974) (plurality)). The trial court interpreted the allegations of the complaint as primarily raising an issue concerning whether the Board had followed its own rules in disposing of Appellants’ assessment grievances, noting:
There have been thousands of appeals filed with the Assessment Board from 2001 and 2002 assessments. If the courts became involved every time the procedures of the Assessment Board are not followed, the courts — rather than the Board of Assessment — would be operating the assessment program.
Trial Court Op. at 4. Apparently on this understanding of the complaint, the trial court rejected the state law equity claim because of the availability of an adequate statutory remedy, namely, a de novo appeal to the common pleas court. The court also dismissed Appellants’ Section 1983 claim based upon Murtagh v. County of Berks, 715 A.2d 548, 551 (Pa. Cmwlth. 1998) (en banc), which held that Section 1983 does not provide a basis for state courts to award damages when an adequate legal remedy exists.
The Commonwealth Court majority distinguished Ward from Appellants’ situation, however, on two principal bases. First, it emphasized that the County Administrative Code does not affirmatively permit a hearing officer or the Board to consider extra-record evidence; thus, although stating that the Board’s procedure “appears to fly in the face of due process notions,” Kowenhoven, 847 A.2d at 174, and that it “inject[s] an improper element into the process of adjudication,” id. at 176, the majority reasoned that the present challenge, unlike in Ward, is to the application of the statute rather than the statute itself. See id. at 175-76. Second, the majority noted that the procedural defect at issue in Ward was that the magistrate retained a financial interest in the outcome of the case, whereas the present dispute concerns the assertion that the Board, as a matter of policy, improperly considers extra-record evidence in the adjudication process. As these claims implicate two distinct aspects of procedural due process, the Commonwealth Court majority considered
Judge Friedman filed a responsive opinion in which she agreed, as an initial matter, that the trial court had properly dismissed Appellants’ Section 1983 cause of action. However, she declined to join the majority’s disposition of the other claims. She noted that Appellants’ complaint was in the form of a class action lawsuit, alleging that hundreds of real estate tax assessment decisions were tainted by the receipt of non-record evidence; she observed, in this regard, that, to defeat equity jurisdiction, the legal remedy provided must be “full, perfect and complete,” and that, where relying solely on the statutory appeal mechanism would result in a “multiplicity of duplicative lawsuits and, in contrast, an action in equity would provide a tidy global resolution,” the legal remedy should be deemed inadequate. Pentlong Corp. v. GLS Capital, Inc., 573 Pa. 34, 43-44, 820 A.2d 1240, 1245-46 (2003). She also suggested that the majority’s denial of equitable relief on the basis that Appellants have only advanced an as-applied challenged to the taxing statute is at odds with the general rule as expressed by this Court in Borough of Green Tree, which focuses on whether a substantial constitutional question is raised and an adequate statutory remedy is lacking.
In their presentations to this Court, the parties primarily differ concerning whether the statutory appeal route afforded to Appellants is adequate to protect their interests. Appellants focus on the asserted initial denial of rights and invoke the United States Supreme Court’s guiding precept in Ward that due process must be observed at the initial stage of adjudication, as well as Pennsylvania decisional law to the effect that such process necessarily includes the ability to cross-examine adverse witnesses and otherwise challenge evidence. See Brief for Appellants at 19-27. . Appellees do not dispute that the introduction of ex parte evidence would be improper, but emphasize that, in an appeal de novo, the presumptive validity of the Board’s assessment falls away as soon as the property owner introduces any evidence tending to undermine its accuracy, with the result that the appeal “become[s] an absolute remedy to any improprieties at the administrative level since the improper evidence, if any, is removed from the proceeding ab initio.” Brief for Appellees at 7.
As a preliminary matter, we agree with the Commonwealth Court’s understanding of the nature of the controversy, as directed to the procedures implemented by the Board affecting potentially hundreds of assessment appeals. This aspect of the dispute seems reasonably clear from a review of the “Class Action Allegations” section of the complaint, see Complaint at ¶¶ 58-64; Pa.R.C.P. 1704, which contains assertions regarding the Board’s general practices that pertain broadly to a potentially large set of property owners. These averments, moreover, which challenge the Board’s alleged policy of utilizing extra-record evidence, subsume the particular instances of impropriety that Appellants contend occurred in their cases, see id. at ¶¶ 24, 88, 55, and are the focus of the relief sought. Thus, we will proceed to determine whether such averments remove the present dispute from the scope of the rule requiring adherence to the administrative appeal route provided by statute. For purposes of our present review — that is, to determine whether the preliminary objections were properly sustained — we view the case as a class action, as no order has been issued denying such status. See Pa.R.C.P. 1701(a) & official comment; Alessandro v. State Farm Mut. Auto. Ins. Co., 487 Pa. 274, 279 n. 9, 409 A.2d 347, 350 n. 9 (1979); Bell v. Beneficial Consumer Discount Co., 465 Pa. 225, 229, 348 A.2d 734, 736 (1975) (recognizing that, upon the filing of a class action complaint, “[t]he class is in the action until properly excluded”); Ravitch v. Pricewaterkouse, 793 A.2d 939, 943 (Pa.Super. 2002). Because the question of the constitutionality of the Board’s alleged procedures, like the issue of whether sustaining Appellees’ preliminary objections was appropriate, is one of law, our review is plenary. See Theodore v. Delaware Valley Sch. Dist., 575 Pa. 321, 333, 836 A.2d 76, 83 (2003).
Due process principles apply to quasi-judicial or administrative proceedings, see generally Khan v. State Bd. of Auctioneer Exam’rs, 577 Pa. 166, 842 A.2d 936 (2004), and require an opportunity, inter alia, to hear the evidence adduced by the opposing party, cross-examine witnesses, intro
Ultimately, however — and importantly for this appeal — that decision did not purport to lay down a per se rule precluding jurisdiction absent a facial challenge to the governing statute, but instead focused on the adequacy of the legal remedy afforded, with facial challenges viewed as the category of claims most likely to be associated with the lack of an adequate legal remedy:
Our opinions in the past have generally shown an awareness that the more direct the attack on the statute, the more likely it is that exercise of equitable jurisdiction will not damage the role of the administrative agency charged with enforcement of the act, nor require, for informed adjudication, the factual fabric which might develop at the agency level. The reason, we believe, is that the determination of the constitutionality of enabling legislation is not a function of the administrative agencies thus enabled. The more closely it appears that the question raised goes directly to the validity of the statute the less need exists for the agency involved to throw light on the issue through exercise of its specialized fact-finding function or application of its adminis*557 trative expertise. Further, the less need there is for compliance with an agency’s procedures as a prerequisite to informed constitutional decision making, then correspondingly greater is the embarrassment caused to litigants by requiring conformity with the statutorily-prescribed remedy.
Borough of Green Tree, 459 Pa. at 281, 328 A.2d at 825. From this passage, and in the context of the opinion as a whole, it is evident, as Judge Friedman suggested, that Borough of Green Tree left room for equity jurisdiction in other settings in which requiring adherence to the statutory avenue would be of little benefit. See id. at 278, 328 A.2d at 824 (advising that the rule requiring litigants to utilize the statutorily-prescribed route of appeal “is not to be unthinkingly applied, but ... exception will be made where the statutory remedy is pointless or inadequate”); accord Pentlong Corp. v. GLS Capital, Inc., 573 Pa. 34, 47 n. 16, 820 A.2d 1240, 1248 n. 16 (2003).
This view was confirmed in the recent case of Pentlong Corp. v. GLS Capital, Inc., 573 Pa. 34, 820 A.2d 1240 (2003), where Allegheny County had sold thousands of property tax liens to a private party (GLS Capital) pursuant to the Municipal Claims and Tax Liens Act. GLS undertook to collect on the liens and sought to force the taxpayers to pay concomitant costs such as interest and lien-docketing fees that the munici
[T]his case calls for judicial declarations regarding the rights of private parties to whom a municipality has assigned its tax liens. Such matters are completely foreign to the scire facias procedure. With their distinct factual focus, scire facias proceedings are simply ill-suited for the resolution of the novel and purely legal challenges presented here. Moreover, even if thousands of delinquent taxpayers affected by GLS’s collection policies were able to have their legal challenges to GLS’s authority resolved through the scire facias procedure, they would have to do so individually in piecemeal litigation, which not only is inefficient, but is also likely to yield inconsistent results.
Pentlong, 573 Pa. at 46-47, 820 A.2d at 1247. On this basis, the Court determined that the legal remedy premised upon wiits of scire facias was inadequate, and Pentlong’s action in equity was maintainable. See id. at 47, 820 A.2d at 1248.
We also note that, if the allegations in the complaint are ultimately borne out, many of the taxpayers potentially affected by the Board’s procedures may not have known that the final assessment in their particular case was reached on
III.
Regarding Appellants’ request for a declaratory judgment, we note that, subsequent to Borough of Green Tree, as part of the Declaratory Judgments Act,
IV.
As a final matter, we must determine whether the Commonwealth Court correctly held that Appellant’s Section 1983 claim was properly dismissed. In Murtagh v. County of Berks, 535 Pa. 50, 62-63, 634 A.2d 179, 185 (1993), this Court indicated that a class of taxpayers challenging the constitutionality of a local taxing system could maintain a Section 1983 cause of action in state court without first exhausting administrative remedies, largely on the premise that issues of federalism and federal-state comity that tend to restrain the federal courts from intruding into state tax matters simply do not exist in the context of a state court proceeding.
The question, then, becomes whether an adequate Pennsylvania legal remedy exists for purposes of Section 1983. Notably, determining whether a remedy is adequate in this setting involves a different inquiry than the one employed above regarding the adequacy of Appellants’ statutory remedy. That analysis was undertaken to determine whether the trial court had equity jurisdiction, and focused upon such considerations as whether numerous duplicative lawsuits were likely to be filed, and whether administrative expertise and factual development would be helpful in resolving the constitutional issues raised. In the Section 1983 context, however, the lack-of-an-adequate-legal-remedy prerequisite is motivated by the federal government’s reluctance to interfere with state tax operations, and its resulting “hands-off approach.” National Private Truck Council, 515 U.S. at 586, 115 S.Ct. at 2354; see supra note 11. Therefore, the specific manner in which the taxpayer obtains relief — whether through administrative exhaustion or through an action in equity — is of little federal concern; what matters is that the litigant have some reasonable means within the state court system to obtain redress for a violation of federal rights. Cf. Rosewell v. LaSalle Nat’l Bank, 450 U.S. 503, 101 S.Ct. 1221, 67 L.Ed.2d 464 (1981) (addressing the meaning of a “plain, speedy and efficient remedy” for purposes of the Tax Injunction Act).
Accordingly, the order of the Commonwealth Court is affirmed insofar as it upholds the dismissal of Appellants’ Sec
. Act of June 21, 1939, P.L. 626 (as amended, 72 P.S. §§ 5452.1-5452.20), and Act of May 22, 1933, P.L. 853 (as amended, 72 P.S. §§ 5020-1-5020-602), respectively. The General County Assessment Law applies to the extent it is not inconsistent with the Second Class County Assessment Law. See 72 P.S. §§ 5020-105, 5452.20; McKinney v. Board of Comm'rs of Allegheny County, 488 Pa. 86, 94, 410 A.2d 1238, 1242 (1980).
. A case reviewer examines a hearing officer's report and supporting documentation to assure that the recommendation is consistent with generally accepted professional valuation methodologies and the Board's guidelines.
. The memo was not attached to the complaint, nor is it otherwise contained in the record (although portions of it were quoted in the
. Section 1983 authorizes, inter alia, actions against local governmental units premised upon a deprivation of federal rights under color of state law. See generally Monell v. Department of Soc. Servs. of City of N.Y., 436 U.S. 658, 690, 98 S.Ct. 2018, 2035-36, 56 L.Ed.2d 611 (1978). The
. Judge Friedman pointed out, as well, that, in a de novo appeal, the taxing authority’s valuation, which presently would allegedly be based upon improperly introduced evidence, is entitled to presumptive validity, and that the burden would be placed on the taxpayers to rebut the extra-record evidence. See id. at 177-78 n. 1.
. Appellees also argue that there is no factual support for Appellants' contention that the Board's decisions as to them were based upon ex parte evidence. As discussed, however, the complaint was dismissed at the preliminary objections stage, and thus, no factual record relating to its allegations has been developed. See supra note 3.
Separately, Appellees state that the parties have settled their administrative appeals in the trial court. See Brief for Appellees at 3, 5, 7-8. However, there is no information in the record concerning these alleged developments, and Appellees do not argue that Appellants' claims are moot or that their representative status in the class is negated. Rather, Appellees refer to the alleged settlements as support for their position that the statutory appeal route provides an adequate legal remedy, a topic analyzed below.
. The lead opinion in Borough of Green Tree represented the views of three Justices. Those jurists considered the primary theoretical issue raised in the case to be how to reconcile apparently conflicting lines of precedent in which this Court had, on the one hand, indicated that an action may be brought directly in common pleas court any time a taxing statute is subjected to a constitutional challenge, see Lynch v. Owen J. Roberts Sch. Dist., 430 Pa. 461, 465, 244 A.2d 1, 3 (1968), and on the other hand had indicated that the absence of an adequate statutory remedy comprised an additional prerequisite to equity jurisdiction. See Rochester & Pittsburgh Coal Co. v. Indiana County Bd. of Assessment & Revision of Taxes, 438 Pa. 506, 508, 266 A.2d 78, 79 (1970). A fourth Justice concurred in the result and expressed the view that the conflict between Lynch and Rochester was illusory. In his view, because assessment appeal boards merely review tax assessments and have no constitutional expertise, any time a substantial constitutional question arises concerning the assessment process, the statutory remedy is inadequate, as following it would result in a multiplicity of duplicative lawsuits. See id. at 283-86, 328 A.2d at 826-28 (Roberts, J., concurring).
. This is not intended to suggest that ordinary administrative review may be bypassed as a matter of course simply by adding a constitutional claim, no matter how tenuous, to an assessment grievance. Rather, "what is required to confer jurisdiction on an equity court is the existence of a substantial question of constitutionality (and not a mere allegation) and the absence of an adequate statutory remedy." Borough of Green Tree, 459 Pa. at 274, 328 A.2d at 822 (quoting Rochester, 438 Pa. at 508, 266 A.2d at 79).
. Act of July 9, 1976, P.L. 586, No. 142, § 2 (as amended, 42 Pa.C.S. §§ 7531-7541).
. For Section 1983 purposes, constitutional precepts governing taxation by the States, as well as issues of federal-state comity, apply to taxation by municipalities, as the latter are subdivisions of the States. See Fair Assessment in Real Estate Ass'n v. McNary, 454 U.S. 100, 102 S.Ct. 177, 70 L.Ed.2d 271 (1981) (applying these principles to a county tax regime).
. In National Private Truck Council, the Supreme Court indicated that, contrary to Murtagh's suggestion, issues of comity and federal restraint do apply to state court proceedings where Section 1983 is invoked in the context of a state tax dispute. This is because Section 1983 is federal law that, in the taxation context, has the potential to interfere with the states' governmental operations by disrupting their revenues. See National Private Truck Council, 515 U.S. at 586, 115 S.Ct. at 2354 (quoting Dows v. City of Chicago, 78 U.S. (11 Wall.) 108, 110, 20 L.Ed. 65 (1870)); California v. Grace Brethren Church, 457 U.S. 393, 410 & n. 23, 102 S.Ct. 2498, 2509 & n. 23, 73 L.Ed.2d 93 (1982); Rosewell v. LaSalle Nat'l Bank, 450 U.S. 503, 527, 101 S.Ct. 1221, 1236, 67 L.Ed.2d 464 (1981); Fair Assessment in Real Estate Ass’n v. McNary, 454 U.S. 100, 110, 102 S.Ct. 177, 183, 70 L.Ed.2d 271 (1981) (observing that the Tax Injunction Act was instituted to curtail federal interference with
[W]e do not understand § 1983 to call for courts (whether federal or state) to enjoin the collection of state taxes when an adequate remedy is available under state law. Given the strong background presumption against interference with state taxation, the Tax Injunction Act may be best understood as but a partial codification of the federal reluctance to interfere with state taxation. After all, an injunction issued by a state court pursuant to § 1983 is just as disruptive as one entered by a federal court.
National Private Truck Council, 515 U.S. at 588, 115 S.Ct. at 2355 (citation omitted). Put differently, because "the principle of federal constraint in the area of state taxation applies not only to federal courts, but also to federal legislation,” Section 1983 is itself circumscribed by that precept. General Motors Corp. v. City & County of San Francisco, 69 Cal.App.4th 448, 81 Cal.Rptr.2d 544, 551 (1999); see also Murtagh, 535 Pa. at 63-64, 634 A.2d at 186 (Cappy, J., dissenting).
. Indeed, the National Private Truck Council Court explained that it granted certiorari to resolve a conflict among state courts on this question, and specifically cited Murtagh as representing the position that it ultimately rejected. See id. at 586 & n. 3, 115 S.Ct. at 2354 & n. 3. See generally Kowenhoven, 847 A.2d at 176 (recognizing that National Private Truck Council essentially overruled Murtagh); Jordan v. Fayette County Bd. of Assessment Appeals, 782 A.2d 642, 644 (Pa.Cmwlth. 2001) (same); Stranahan v. County of Mercer, 697 A.2d 1049, 1052 n. 6 (Pa.Cmwlth. 1997) (same); Garrett Group v. County of Schuylkill, 667 A.2d 255, 257 n. 5 (Pa.Cmwlth. 1995) (same).
. As noted above, Appellants also requested attorney’s fees as part of their civil rights claim. If they prevail on the merits and are unable to secure an award of fees under state law as they might have been able to do under Section 1988(b), 42 U.S.C. § 1988(b), this alone would not render their remedy inadequate. Accord Patel v. City of San Bernardino, 310 F.3d 1138, 1142 (9th Cir. 2002); General Motors Corp. v. City & County of San Francisco, 69 Cal.App.4th 448, 81 Cal.Rptr.2d 544, 550 (1999); Jade Aircraft Sales, Inc. v. Crystal, 236 Conn. 701, 674 A.2d 834, 838 (1996); New England Ilegal Found, v. City of Boston, 423 Mass. 602, 670 N.E.2d 152, 161 (1996); Howell Lumber Co. v. City of Tuscaloosa, 757 So.2d 1173, 1180 (Ala.Civ.App. 1997), rev’d in part on other grounds sub nom. Ex parte City of Tuscaloosa, 757 So.2d 1182 (Ala. 1999).
Concurring in Part
concurring and dissenting.
I agree with the Majority that Appellants’ claim pursuant to 42 U.S.C. § 1983 was properly dismissed. Where I part ways with the Majority is in its analysis of and conclusion regarding the issue of whether equity jurisdiction was properly invoked in this matter.
At issue is whether in seeking relief under state law, Appellants can pursue their claims in equity rather than following the statutorily-mandated procedure of taking a de novo appeal to the trial court from an unfavorable decision of the Board of Property Assessment Appeals and Review (“Board”). It is axiomatic that where the Legislature has provided a statutory remedy to rectify an alleged wrong, a plaintiff is to utilize that statutory method. See Borough of Green Tree v. Bd. of Prop. Assessments, Appeals and Review of Allegheny Cty., 459 Pa. 268, 328 A.2d 819, 823 (1974) (plurality) (stating that our Commonwealth’s constitution empowers our legislature to limit the equitable jurisdiction of our courts of common pleas by establishing statutory methods for seeking redress). This Court has recognized a limited exception to this general rule. This exception declares that a plaintiff may eschew a statutory method of redress and instead turn to equity when the plaintiff shows that the legal remedy is not adequate or complete. Pentlong Corp. v. GLS Capital, Inc., 573 Pa. 34, 820 A.2d 1240, 1245 (2003).
I am unconvinced by this reasoning. First, I do not believe that Pentlong holds that equity jurisdiction may be invoked simply because such invocation will avoid having multiple matters proceed through the legislatively-endorsed appeals process. It is true that the Pentlong Court’s concern over piecemeal litigation supported the Court’s decision to allow the plaintiffs to forego the statutory remedy and invoke equity jurisdiction. See Pentlong, 820 A.2d at 1246. Yet, what drove the Pentlong decision was not simply that equity jurisdiction would provide “a tidy global resolution” to that controversy. Id. Rather, the Pentlong Court noted that that matter involved “purely legal challenges....” Id. at 1247. In Pentlong, there was no simmering question of fact; in that matter, it was undisputed that the County of Allegheny (“County”) sold its title and rights over thousands of tax hens located within
I also reject the Majority’s reasoning that equity jurisdiction is proper here because “the general procedures of which Appellants complain can be facially tested against constitutional norms unaided by agency expertise____” M.O. at at 559, 901 A.2d at 1012. By stating that “agency expertise” is not needed here, the Majority implies that equity is properly invoked because funneling these matters through further agency adjudication will not aid in resolution of these matters. This is paper tiger reasoning. Appellants have already appeared before the Board. In fact, it is the Board’s actions which Appellants complain are constitutionally deficient. The next step in the statutory appeals process which Appellants are trying to avoid would have taken them not to an administrative body but rather to the trial court. Thus, the fact that “agency expertise” is not necessary in the resolution of these legal issues is of no moment because “agency expertise” would not have been sought had Appellants followed the statutory appellate process.
Finally, the Majority reasons that equity is properly invoked because some taxpayers may have declined to take a statutory appeal as they may have been unaware that the Board relied on evidence dehors the record in determining their assessment appeals. Even if we accept such speculation as true, I do not see how it renders the statutory process inadequate or incomplete. As noted by the Commonwealth Court, the statutory process allows taxpayers to ferret out information via discovery. See Commw. Ct. slip op. at 8. And any constitutional issues which a taxpayer would wish to raise could adequately and completely be addressed to a trial court in a de novo appeal.
I fear that the Majority’s interpretation of when a statutory remedy is incomplete and inadequate is so broad that the exception threatens to engulf the rule. As I believe that
Reference
- Full Case Name
- Thomas and Katherine KOWENHOVEN, Robert and Michelle Dewitt, and Daniel and Carol Holtgraver, Appellants, v. the COUNTY OF ALLEGHENY and the Board of Assessment of Allegheny County, Appellees
- Cited By
- 44 cases
- Status
- Published