In Re Appeal & Review of the Assessment of Properties of U.S. Steel Corp.
In Re Appeal & Review of the Assessment of Properties of U.S. Steel Corp.
Opinion of the Court
The facts in this case are clear and undisputed. In 1976 the State Tax Commissioner’s Office conducted a reappraisal of all industrial and coal mining properties in West Virginia. The purpose of the reappraisal was to insure fair, equal and uniform assessments in the taxation of similar properties and to update previous appraisals. State Tax Commissioner’s Manual for County
The County Assessor of McDowell County, Albert Falvo, admits that he knew that all of the reports were made in reliance on the State Tax Commissioner’s appraisal and that he had received a copy of the Commissioner’s appraisal of coal properties in McDowell County before making his assessment of U.S. Steel in 1976. Assessor Falvo, in reviewing the reports from all coal companies other than U.S. Steel, found that they had used fifty percent of the value as determined by the State Tax Commissioner’s appraisal. As a result all of the reports from the other companies claimed a lower valuation than had been claimed in the previous year. In order to maintain the county’s revenues, Assessor Falvo decided to assess all companies’ property, other than U.S. Steel, at a uniform rate of eighteen percent over the value assigned by the companies on their returns. U.S. Steel claimed a lower assessed value than in the previous year, but valued its property at one hundred percent of the State Tax Commissioner’s appraisal.
Assessor Falvo refused to accept U.S. Steel’s valuation of its property, which he admittedly knew to be based on the State Tax Commissioner’s recent appraisal, and he did not check the accuracy of the report by inspection; instead the Assessor relied upon the previous year’s report filed by U.S. Steel. He fixed the assessed value of the U.S. Steel property in McDowell County at
The Assessor’s action was upheld by the County Commission of McDowell County sitting as a Board of Equalization and Review. The decision of the County Commission was properly appealed to the Circuit Court of McDowell County which reversed the County Commission. After making extensive findings of fact
W.Va. Code, 18-9A-11 [1972] read in pari materia with W.Va. Code, 11-3-1 [1972] gives the Assessor discretion to set the assessed value of property between fifty and one hundred percent of the appraised value. Tug Valley Recovery Center, Inc. v. Mingo County Commission, _ W.Va. _, 261 S.E.2d 165 (1979).
Where there is a systematic plan to assess all property of a certain species at a particular per-centum of its value, substantially less than a showing that there were sporadic variations to the plan of assessment will not deprive the owner of property of another species of his right to relief under the provisions of Section 1, Article X of the Constitution of this State, where the property of the latter was assessed at a substantially higher percentum of actual value than the approximate level of valuation of the other species of property of equal value. Syl. pt. 6, Kanawha Valley Bank, supra at 651.
As that principle applies where the assessment of property of different species varies substantially, it applies with equal if not more force where the variation is among parcels of property of the same species.
While it is true that unintentional, sporadic deviations from an established system are not a sufficient basis for reversal of an assessment, see Bankers Pocahontas Coal Co. v. County Court, 135 W.Va. 174, 62 S.E.2d 801 (1950), we find that in this case the treatment afforded U.S. Steel was more than a sporadic deviation from the system,
This Court does not have the authority to fix assessments because such authority is vested by statute in the circuit courts. Kanawha Valley Bank, supra. Consequently we remand this case to the Circuit Court of McDowell County to fix the assessment in accord with this decision.
Reversed and remanded.
The court found, inter alia, that U.S. Steel had relied in good faith upon the State Tax appraisal in making its report. Further, the trial court found that: the report conformed completely to the State appraisal; all companies had relied on the State appraisal, although all companies other than U.S. Steel had claimed a value equal to fifty percent of the State Tax appraisal; the Assessor recognized and accepted the State Tax appraisal as the basis of his assessments of all companies other than U.S. Steel, while he rejected the State appraisal for U.S. Steel; the Assessor made no effort to inspect or examine U.S. Steel’s property in order to make an independent determination about the accuracy of its return based on the Tax Commissioner’s report; the Assessor’s fixing of the assessed value of U.S. Steel’s property was based solely and entirely upon the previous year’s report made before the State reappraisal and that such a method was not used in making any other assessment; and, in fixing all other assessed values the Assessor had followed a systematic plan of increasing the assessed values from fifty percent of the State appraisal by a uniform eighteen percent. Finally, and crucial to our limited holding in this case, the trial court conclusively found that there was a systematic plan of assessment which intentionally was not applied to U.S. Steel.
Appellant also argues persuasively that the action of the circuit court in setting the assessed value of their property at one hundred percent of the appraised value while allowing the assessed value to the other coal properties in the county to remain at sixty-eight percent of their appraised value denies them their right to equal protection and due process of law under the Fourteenth Amendment to the Constitution of the United States. Considering our disposition of this case on the basis of the West Virginia Constitution we need not reach the federal constitutional question presented.
Tug Valley presented the situation where a taxpayer sued because a large taxpayer was not bearing an equal proportion of its burden of paying for social services. In that case we allowed a small taxpayer to sue to have the assessment against the delinquent large taxpayer increased. In the case sub judice a large taxpayer has sued to have its unequal assessment reduced. The remedies are not mutually exclusive but are rather opposite sides of the same coin. Both will result in an equitable tax scheme that meets the standard set by W. Va. Const., art. X, sec. 1.
Indeed there is evidence in the record of knowing, active discrimination against U.S. Steel. Commissioner Moore was quoted in the Welch Daily News as saying he would not vote “to cut any of this assessment one nickel.... Damn U.S. Steel and all the big businesses.... I ain’t got a nickel (from U.S. Steel), that’s why I
Concurring Opinion
concurring:
This case stands for the simple proposition that where the taxpayer can prove that he is the victim of “intentional discrimination” on the part of the assessor, whereby the assessor has knowingly permitted other taxpayers owning similar property to obtain assessments of their property at a substantially different value, he may require that his property be similarly assessed.
This decision does not alter the rule in Tug Valley Recovery Center, Inc. v. Mingo County Commission, _ W.Va. _, 261 S.E.2d 165 (1979), where we held that every person affected by the tax base could challenge improper tax assessments. Nor does it alter the assessor’s statutory mandate, under penalty of removal, W. Va. Code 11-3-1, that: “All property shall be assessed ... at its true and actual value.”
Finally, the decision does not relieve the assessor, under penalty of removal, from carrying out his mandatory duty under W. Va. Code 18-9A-11, which requires: “The total assessed value in each of the four classes of property shall not be less than fifty percent or more than one hundred percent of the appraised valuation of each paid
I am authorized to state that Justices Harshbarger and Miller join with me in this opinion.
Reference
- Full Case Name
- In the Matter of Appeal and Review of the Assessment of Properties of U.S. Steel Corp., a Corp., in McDowell County, Etc.
- Cited By
- 18 cases
- Status
- Published