Published Tax Court Opinions

Tax Court: Eagle Rock Convalescent Center v. Township of West Caldwell; Docket Nos. 006780-2008; 008154-2009; 002089-2010; 010834-2011; 000264-2012; 000868-2013; 005687-2014, opinion by Nugent, J.T.C., decided January 6, 2021. For plaintiff – Daniel J. Pollok, Esq. (Brach Eichler L.L.C., attorneys); for defendant – Levi Kool*, Esq. (O’Donnell McCord, P.C., attorneys).

*Levi Kool argued the matters but the opinion is being sent to the current municipal attorney, Joseph McGlone.

Taxpayer, Nursing Home filed complaints alleging the property was over-assessed. Utilizing the income and cost approaches Taxpayer’s appraisal expert reconciled the concluded values opining that the property’s market value exceeded the value as equalized. Under the income approach the expert utilized the property’s actual income and expenses as economic rent in the absence of market leases. The court rejected the proofs as insufficient and found the allocation between income attributable to the business versus the real estate to be lacking. The court found the value conclusion reached under the cost approach unreliable where Taxpayer’s expert utilized the Marshall & Swift, SwiftEstimator computer program for all tax years. The program’s scientific reliability has yet to be established, and it yielded inconsistent results in this case. West Caldwell relied on two appraisal experts who both utilized only the cost approach. Because of a town-wide 2011 revaluation, West Caldwell’s revaluation first expert opined on value for tax years 2011 and 2012. The second expert utilized the SwiftEstimator software for the remaining tax years a method not accepted by the court, and where the proofs revealed a similar inconsistency in the computer output. The assessments were affirmed for lack of proofs for tax years 2008-2010, and 2013 and 2014. The court accepted Taxpayer’s expert’s land value, and the replacement cost new under the cost approach opined by West Caldwell’s revaluation expert using the Marshall & Swift calculator method. The court found no basis to apply external obsolescence or functional non-curable obsolescence but applied depreciation for physical and functional curable obsolescence. Finding the assessments for tax years 2012 fell within the common level range the court affirmed the assessment. The court also affirmed the assessment for tax year 2011 since West Caldwell did not file a counterclaim, thus, the court cannot increase the assessment.

Tax Court: Township of Freehold v. CentraState Healthcare Services, Inc., Docket Nos. 000047-2016; 000048-2016; opinion by Sundar, J.T.C., decided January 5, 2021. For plaintiff – Martin Allen, Esq. (DiFrancesco Bateman et al., P.C. (Kevin A. McDonald, Esq. and Wesley E. Buirkle, Esq., on the brief); for defendant – David B. Wolfe, Esq. (Skoloff & Wolfe, P.C.)

Held: Plaintiff taxing district’s omitted assessment complaints for tax years 2014 and 2015 are dismissed for failure to file timely appeals. Although the court, in January 2018, after reconsideration, had granted partial summary judgment motions to plaintiff taxing district denying local property tax exemption to an office condominium owned by defendant (CHSI) because CHSI was a for-profit entity, the lack of the court’s subject matter jurisdiction can be raised at any time, especially as to non-final interlocutory orders. Therefore, although CHSI’s motions do not state a cause of action for reconsideration under R. 4:49-2, the court deems them as motions to dismiss under R. 1:6-2 for untimely filing. Those motions are granted pursuant to the ruling in Borough of Red Bank v. RMC-Meridian Health, 30 N.J. Tax 551 (Tax 2018), aff’d, 2019 N.J. Super. Unpub. LEXIS 574, *1 (App. Div.), motion for leave to appeal denied, 238 N.J. 455 (2019), and the taxing district’s omitted assessment complaints are dismissed for lack of subject matter jurisdiction. As a result of the dismissals, claims raised by both parties pertaining to valuation of the property do not survive.

Tax Court: 30 Journal Square Partners, LLC v. City of Jersey City Docket No. 9666-2020; opinion by Brennan, J.T.C., decided December 30, 2020. For plaintiff – David B Wolfe (Skoloff & Wolfe, P.C.,attorneys); for defendant – David J. Yanotchko (Florio Kenny Raval,LLP, attorneys) and Robert D. Blau (Blau & Blau, attorneys).

Taxpayer’s motion requesting an Order verifying the exclusive jurisdiction of the Tax Court in the event of a dual filing with both the Tax Court and the County Board of Taxation, and requiring the party that filed with the County Board of Taxation to withdraw their appeal(s) with prejudice. The Tax Court confirmed its exclusive jurisdiction but ordered the county board filer to request a judgment of dismissal without prejudice from the County Board of Taxation. The court held that N.J.S.A. 54:3-21(a) did not require a withdrawal with prejudice of the county board petition(s) thereby limiting the party that filed with the county board to a timely counterclaim in order to proceed with its independent right to litigate a property tax appeal.

Tax Court: B & D Assoc., LTD. v. Township of Franklin Docket Number 6112-2017 and 6387-2018, opinion by Brennan, J.T.C.,decided October 26, 2020. For plaintiff – Lawrence S. Berger (Berger & Bornstein LLC, attorneys); for defendant – Gregory B. Pasquale (Shain Schaffer PC, attorneys)

Held: The municipality’s summary judgment motion was denied.Municipality’s summary judgment motion challenged a property owner’s standing to pursue tax appeals during a time when the property was in foreclosure and tax payments were made by the mortgagee. The Tax Court found that an owner of real property has a sufficient stake in the property’s tax assessment while it holds title to the property and therefore qualifies as an aggrieved taxpayer pursuant to N.J.S.A. 54:3-21. The court held that plaintiff had standing to appeal the 2017 and 2018 tax assessments as it held title to the property until at least August 8, 2018, which was beyond the October 1 valuation date and the April 1 filing date for those years.

Tax Court: Metz Family Ltd. Partnership v. Township of Freehold, Docket Nos. 001064-2015; 000482-2016; 000783-2017;opinion by Sundar, J.T.C., decided October 20, 2020. For plaintiff - Daniel J. Pollak and Michael Rienzi (Brach Eichler, L.L.C. attorney); for defendant - Martin Allen and Wesley E. Buirkle (DiFrancesco, Bateman, Coley, Yospin, Kunzman, Davis, Lehrer & Flaum, P.C., attorney); for the Monmouth County Board of Taxation and the Director, Division of Taxation - Abiola G. Miles and Michelline Capistrano Foster (Gurbir S. Grewal, Attorney General of New Jersey, attorney).

Held: Defendant’s motions to require joinder of the Monmouth County Board of Taxation and the Director, Division of Taxation under R. 4:28-1 are granted. Only these two governmental entities can explain why they considered, verified, and certified the annual assessments in the defendant to be “reassessments” excepted from the application of the Chapter 123 ratio (or the average ratio), which is an issue of first impression and involves significant public interest.

Tax Court: Grace Ashkenazi v. Borough of Deal, Docket Nos.003252-2016; 000434-2017; 000107-2018; 001026-2019, opinion by Sundar, J.T.C., decided October 2, 2020. For plaintiff – Michael I. Schneck (Schneck law Group, LLC, attorney); for defendant – Martin M. Barger (Barger & Gaines, attorney).

Held: Plaintiff’s appraiser’s sales comparison approach as a valuation methodology for the subject property, a 11,330 square-feet single-family home located on a 2.54-acre lot, is rejected due to the quantum of adjustments and reliance on a computer-generated linear regression computation as the basis for certain adjustments. The court agrees with defendant’s appraiser (who found the subject property’s value to be lesser than the assessment for each tax year) that the cost approach was the most credible valuation methodology and accepts his land value conclusions. Based on the cost data included in plaintiff’s appraiser’s report, and other credible cost provisions, and after using higher depreciation rates than used by defendant’s appraiser, the court finds the value of the subject property at an amount lesser than defendant’s appraiser value conclusions for each tax year. The court will decide the issue of whether the average ratio should apply in a separate hearing.

Tax Court: National Winter Activity Center v. Dir., Div. of Taxation, Docket No. 008480-2017; opinion by Bianco, J.T.C., decided September 25, 2020. For plaintiff – Cara A. Parmigiani (Law Office of Cara A. Parmigiani LLC, attorney); for defendant - Joseph A. Palumbo (Director, Division of Taxation, attorney); for movant – Joshua A. Zielinski (O’Toole Scrivo, LLC, attorneys).

The court held that the movant, Vernon, satisfied the requirements for intervention as of right under R. 4:33-1, and granted Vernon’s motion to intervene, finding that Vernon has a legitimate interest in the subject of the litigation due to its authorization to use the funds in its municipality to further the purposes of the Fair Housing Act (N.J.S.A. 52:27D-301 to 329.9). The court also found that Vernon’s interest in the litigation was not adequately represented by the named defendant, the Director, and that the Municipality’s presence is necessary in cases where it is the ultimate user of the funds. Further, the court decided that Vernon’s application is timely because Vernon did not have actual notice of the pending litigation. The court rejected the Plaintiff’s motion to transfer the fees held in escrow by Vernon to the State because Vernon is the ultimate user of the funds, given that Vernon has obtained authorization to assess and maintain Non-Residential Development Fee funds under N.J.S.A. 52:27D- 329.2(a),(b).

Tax Court: Erin B. O’Connell v. Township of Neptune, Docket No. 009646-2020, opinion by Sundar, J.T.C., decided September 23, 2020. For plaintiff – Erin B. O’Connell (self-represented);for defendant – Gene J. Anthony (Law Offices of Gene J. Anthony, attorney).

Held: Defendant’s motion to dismiss plaintiff’s complaint as untimely filed is denied. Although plaintiff’s complaint to the Tax Court was filed on June 30, 2020, thus, beyond the deadline for filing complaints from the judgment of a county board of taxation, she benefits from the filing deadline extension due to COVID-19. Such extension was specifically provided for by the Orders of the New Jersey Supreme Court which culminated into law (L. 2020, c. 35). Although that law specifically excepts the tolling of appeal deadlines for properties which are located in Monmouth County (since Monmouth County participates in the Assessment Demonstration Program), and plaintiff’s property is located in Monmouth County, it does not affect the court’s conclusion. This is because the law applies only to “appeals filed with a county board of taxation,” and not as here, to appeals filed with the Tax Court from a county board of taxation’s judgment.

Tax Court: Glenpointe Associates, Glenpointe Associates II, LLC, and Glenpointe Associates III v. Township of Teaneck; Docket Nos. 004987-2007; 004989-2007; 004982-2007; 004984-2007; 004989-2007; 004992-2007;002967-2008; 002975-2008; 002977-2008; 002982-2008; 002987-2008; 001623-2009; 001638-2009; 001639-2009; 001640-2009; 001642-2009; 017684-2009;002077-2010; 002080-2010; 003183-2010; 003198-2010; 003207-2010;020410-2010; Opinion by Andresini, P.J.T.C., decided August 11, 2020.For plaintiff - Carl A. Rizzo (Cole Schotz P.C., attorneys); for defendant - Kenneth A. Porro and Edna J. Jordan (Chasan Lamparello Mallon & Cappuzzo, P.C., attorneys).

Held: In the valuation of an office complex portion of the subject property with exceptional quality, amenities, and location, the court concluded that the leases contained in the subject office are the best metric for determining economic rent. The court further found that plaintiff taxpayers’ claims that the subject leases must be adjusted to reflect alleged above market leasing commissions while simultaneously taking an expense for the commission is not a valid appraisal practice supported by any accepted source or methodology. Furthermore, adjustments made to comparable leases from the subject market must be grounded in cognizable data and may not be applied in an arbitrary fashion, though when stripped of arbitrary adjustments the comparable leases may still be of probative value in determining economic rent. Additionally, the use of outlier capitalization rates without adequate justification or support on the record renders those figures unreliable to the court in determining the fair market value of the subject.

The court further concluded that in the valuation of a hotel portion of the subject property, it cannot accept plaintiffs’ expert’s conclusions as valid or credible when the expert relies on lower-end data sets and improper hotel classification as the basis for his valuation conclusions. When relying on competitive hotel sets, an expert must base his conclusions on the correct classification of the subject hotel and rely on adequately comparable sources of hotel data from within that classification. An expert’s reliance on inferior hotel properties in his competitive set cannot be afforded any weight. Further, the court cannot accept capitalization rates based on unsubstantiated theories of risk without support in the record.

Tax Court: Carmine Paul, Executor v. Director, Division of Taxation; Docket No. 000307-2016, opinion by Nugent, J.T.C., decided June 2, 2020. For plaintiff – Thomas M. Wolfe (Wolfe Ossa Law, attorneys); for defendant – Heather Lynn Anderson (Gurbir S. Grewal, Attorney General of New Jersey, attorney).

Decedent formed an irrevocable inter vivos trust in June 2007, funded with cash and securities, naming himself and his son-in-law, Carmine Paul, as trustees. By the terms of the Trust Indenture the trustees were required to pay to Decedent the net income from the trust on a quarterly basis. Trustees had the discretion to distribute principal to the beneficiaries in an amount limited by the trust, but Decedent was not entitled to any distribution of trust principal. At Decedent’s death, the remaining trust property was to be distributed to the beneficiaries named in the Trust Indenture. Prior to his death Decedent suffered a stroke and Carmine Paul assumed the role of trustee. Decedent continued to receive net income distributions from the trust until his death in 2013. After Decedent’s death Defendant audited the New Jersey Resident Decedent Inheritance Tax return and included in Decedent’s estate the value of the trust. Defendant found that Decedent had reserved a life estate in the trust income and assessed inheritance tax on the assets under N.J.S.A. 54:34-1(c) as a transfer “intended to take effect in possession or enjoyment at or after . . . death.” In challenging the tax, Plaintiff claimed that because the trust authorized the trustees to distribute principal to the beneficiaries on a discretionary basis, Decedent never retained a life estate in the property since the trustees could have drained the trust principal. Moreover, Plaintiff claimed the court should apply N.J.S.A. 54:34-1.1 to exempt the property from tax. The court finds that neither the statutes nor the case law provides support for Plaintiff’s claim. The facts fit within the plain text of the statutes, where Decedent reserved an interest in the property transferred for a period measured by Decedent’s life. Moreover, N.J.S.A. 54:34-1.1 requires that a Grantor who retained an interest in the property transferred must execute in writing a complete disposition of the property interest more than three years prior to death. Plaintiff failed to meet his burden of proof to establish that the transfer was outside the reach of the “at or after death” provision of the statute or that Decedent executed a timely and complete disposition of his interest in the property. Accordingly, the court grants Defendant’s motion for summary judgment affirming the assessment.

Tax Court: Scott Dickerson v. Town of Dover,Docket Nos. 005403- 2010; 004187-2011; 008887-2012; opinion by Bianco, J.T.C., decided March 30, 2020. For plaintiff – Joseph G. Buro (Zipp & Tannenbaum, LLC, attorneys); for defendant – David C. Pennella (Law office of David C. Pennella, attorneys).

Held: The Saturday, June 1, 2019 deadline for defendant to remit the refund payment to plaintiff without interest cannot be extended to Monday, June 3, 2019 pursuant to R. 1:3-1, N.J.S.A. 36:1-1, or equitable principles, given that the Saturday, June 1, 2019 deadline was not a court-ordered payment date, but rather a contractual deadline negotiated between the parties and set forth in the Stipulation of Settlement.

Tax Court: Buckeye Perth Amboy Terminal, LLC, v. City of Perth Amboy;Docket No. 013403-2019; opinion by Sundar, J.T.C.,decided March 27, 2020. For plaintiff - John S. Wisniewski (Wisniewski & Associates, LLC, attorneys); for defendant -William T. Rogers (Hoagland, Longo, Moran, Dunst & Doukas,LLP, attorneys).

Held: Defendant’s imposition of an assessment in September 2019 for tax year 2019, to capture the assessment on a bidirectional petroleum pipeline that was constructed and placed in service in May 2018, is proper under the omitted assessment statute, N.J.S.A. 54:4-63.31, although defendant’s assessor called it an “added” assessment in the assessment notice. The newly constructed pipeline was assessed for the first time in 2019. Therefore, precedent voiding added or omitted assessments to change an already-imposed regular assessment (even if the improvement was valued at $0) does not control. Additionally, the omitted assessment statute presupposes the existence of an improvement as of an assessment date; therefore, invalidating an assessment on this ground cannot be supported under the statute’s plain language, or its underlying intent and purposes as interpreted by our higher courts.

Tax Court: Pella Realty, LLC v. Paterson City; Docket Nos. 002345-2017 and 002348-2017; opinion by Novin, J.T.C., decided February 27, 2020. For Pella Realty, LLC – Peter J. Zipp and Joseph G.Buro (Zipp & Tannenbaum, LLC, attorneys); for Paterson City –Michael T. Wilkos (Florio Kenny Raval, LLP, attorneys); for amicus curiae, Director, New Jersey Division of Taxation – Abiola G. Miles and Michelline Capistrano Foster (Gurbir S. Grewal, Attorney General of New Jersey, attorney).

The court concluded that the Director of the New Jersey Division of Taxation’s regulation sanctioning use of an annual reassessment program, under N.J.A.C. 18:12A-1.14(i), was intended for counties electing to adhere to the Real Property Assessment Demonstration Program, N.J.S.A. 54:1-101 to -106 (the “RPADP”). During the tax years at issue, Passaic County was not a "demonstration county" under the RPADP, therefore, Paterson’s implementation of an annual reassessment program was improper. Moreover, the court found that implementation of an annual reassessment program under N.J.A.C. 18:12A-1.14(i) does not preclude application of the Freeze Act, N.J.S.A. 54:51A-8, as same does not constitute a complete reassessment of all real property in the taxing district. Finally, the court found that the Director inappropriately determined that Paterson’s annual reassessment program should receive credit for completion of a district-wide reassessment and recognition in the Director’s annual Certified Table of Equalized Valuations. Therefore, the court will conduct a plenary hearing to determine whether the annual reassessment program implemented by Paterson satisfied the district-wide reassessment criteria as expressed under established legal authority, N.J.A.C. 18:12A-1.14(c), and the Application for Full Reassessment, Form AFR.

Tax Court: Stanard v. Dir., Div. of Taxation, Docket No. 008149-2018; opinion by Fiamingo, J.T.C., decided February 24, 2020. For plaintiff - Joseph Kernen and Ellis L. Reemer (DLA Piper, LLP, attorneys); for defendant – Ramanjit K. Chawla (Gurbir S. Grewal, Attorney General of New Jersey, attorney).

Tax Court: Saulwil, Inc. v. Dir., Div. of Taxation, Docket No. 014062-2013; Samuel and Louise Hammer v. Dir., Div. of taxation, Docket No. 014061-2013; opinion by Sundar, J.T.C.,decided January 10, 2020. For plaintiff – Robert A. Fee (Robert A. Fee, Esq., attorneys); for defendant - Heather Lynn Anderson (Gurbir S. Grewal, Attorney General of New Jersey, attorney).

Held: Defendant’s decision that the books and records of corporate plaintiff were inadequate, which therefore required that its reported sales be increased using an estimated markup, was unreasonable and unsupportable. Therefore,defendant’s final determination assessing additional sales tax on the corporate plaintiff based on its markup methodology is reversed. Also reversed is defendant’s final determination imposing additional gross income tax upon the individual plaintiffs on the constructive receipt of the deemed additional corporate sales.

Tax Court: Plaza Twenty Three Station, LLC v. Township of Pequannock, Docket Nos. 002870-2018; 002215-2019; 000062-2019; opinion by Bianco, J.T.C., decided January 9, 2020; published opinion January 22, 2020. For plaintiff – Daniel P. Zazzali and Michael D. Benak (McCarter & English, LLP, attorneys); for defendant – Robert H. Oostdyk, Jr. (Murphy McKeon, PC, attorneys).

HELD: The court invalidated the 2018 and 2019 local property tax assessments, along with a 2018 added assessment, imposed by defendant upon the subject property owned by plaintiff. The court found that these assessments were based on and carried forward, the 2017 added assessment, which this court had held constituted an unconstitutional spot assessment, the same being based on the 2017 sale of the subject property.

Tax Court: Jesse Wolosky v. Fredon Twp. and Michael & Penny Holenstein, Docket Nos. 008267-2016; 009548-2017; 010326-2018; opinion by Bianco, J.T.C., decided December 18, 2019. For plaintiff – Walter M. Luers (Walter M. Luers, LLC, attorneys); for defendant Fredon Twp. - William E. Hinkes (Hollander, Strelzik, Pasculli, Hinkes, Wojcik, Gacquin, Vandenberg & Hontz, L.L.C., attorneys); for defendants Michael and Penny Holenstein - Tara Ann St. Angelo (Gebhardt & Kiefer, P.C., attorneys); for the Amicus Curiae, Association of Municipal Assessors of New Jersey - John R. Lloyd (Chiesa Shahinian & Giantomasi, P.C., attorneys).

Tax Court: City of Plainfield v. Borough of Middlesex, Docket No. 000160-2019; opinion by Sundar, J.T.C., decided December 24, 2019. For plaintiff - John S. Wisniewski (Wisniewski & Associates, L.L.P., attorneys); for defendant - Michael P. O’Grodnick (Savo, Schalk, Gillespie, O’Grodnick & Fisher, P.A., attorneys).

Held: Property owned by plaintiff, City of Plainfield, located in defendant, Borough of Middlesex, is exempt from local property tax under N.J.S.A. 54:4-3.3. The exemption is not lost because a portion of the property is undisputedly used by defendant and the general public for public purposes, and the remainder is retained in its natural wooded state.

Tax Court: Valentina Tartivita v. Borough of Union Beach, Docket No. 007705-2018; opinion by Sundar, J.T.C., decided December 9, 2019. For plaintiff – Valentina Tartivita (Self- Represented); for defendant – John T. Lane, Jr., Esq.
Held: Plaintiff is entitled to the benefit of the relief under the Freeze Act for tax year 2018 based on a final judgment of the Monmouth County Board of Taxation for tax year 2017. There was no evidence of internal or external changes to the subject property, plaintiff’s residence. Further, defendant’s annual assessments do not equate to a “complete reassessment” under the Freeze Act statute N.J.S.A. 54:3-26 or a “district-wide reassessment” under the regulations, N.J.A.C. 18:12A-1.13; 12-1.14(c). Therefore, defendant failed to meet its burden that Freeze Act relief is unavailable to plaintiff for tax year 2018.

This is the court's opinion after trial of the above-captioned matter wherein Chaxisma Byrd (“Taxpayer”) challenged the Final Determination of the Director, Division of Taxation (“Taxation”). Taxation denied Taxpayer’s claim for the New Jersey Earned Income Tax Credit (the “EITC”) in the amount of $1477 for the tax year 2016. For the reasons set forth below, Taxation’s decision is reversed.