FAQs
Assessment FAQs
The market value of your property is simply the probable price that it would sell for in an arm's length transaction between a willing buyer and a willing seller. In Michigan, market value is defined as True Cash Value.
Determining a Property's Value
Determining a property's value is the Assessor's job, and is required for every piece of property, no matter how large or small. Also, each year the Assessor has to do the whole thing all over again, because the market value of almost everything changes from one year to the next.
The Assessor is required by state law to assess at 50% of true cash value all assessable property, as of December 31. This includes:
Determining a Property's Value
Determining a property's value is the Assessor's job, and is required for every piece of property, no matter how large or small. Also, each year the Assessor has to do the whole thing all over again, because the market value of almost everything changes from one year to the next.
The Assessor is required by state law to assess at 50% of true cash value all assessable property, as of December 31. This includes:
- Commercial properties
- Factories
- Homes
- Personal property (machinery and equipment for commercial and industrial properties)
- Vacant land
To find the value of any piece of property, the Assessor must first gather all pertinent information in the community, such as real estate sales, construction costs, rental incomes, operating expenses. Interest rates and any other factors available. Utilizing the information collected, the Assessor can then go about finding a property's value in three different ways:
- Sales Comparison Approach: The first way is to find properties like yours, which have sold recently. Their selling prices must be analyzed very carefully to get at the true picture. One property may have sold for more because the buyer was in a hurry to occupy the property and would pay any price. Another may have sold for less because the owner needed cash right away and took the first offer.
- Cost Approach: The second way the Assessor values property is based on how much money it would take, at current material and labor costs, to replace your property with one just like it. If your property is not new, the Assessor must also determine how much it has depreciated due to normal wear and tear or other negative factors. In addition, the Assessor must estimate how much a lot like yours would be worth if vacant.
- Income Approach: The third approach measures a property's value by its ability to generate net income. In most cases, this approach is not used for residential property unless the home is used as a rental.
Every year you receive an assessment notice indicating changes in the assessed value and the taxable value of your property. The assessed value represents 50% of the estimated market value of your property and the taxable value indicates how much of that value you will pay taxes on. It is important that you review your property assessment record for any errors. The notice indicates the dates and times the Board of Review is in session to hear protests to the assessed value of your property. Any evidence you can provide to the Board of Review as to why you feel the assessment is incorrect makes the appeal more effective.
How to Read Your Assessment Notice
How to Read Your Assessment Notice
The assessed value must reflect 50% of market value. As market values change, so does the assessment.
For instance, if you add a garage to your home, the assessed value would increase. However, should your property be permanently damaged by fire, the assessed value would decrease. Property owners have a responsibility for reporting any changes to their property that would affect values. If you obtained a building permit, our office will be notified by the Building Inspector's Office.
For instance, if you add a garage to your home, the assessed value would increase. However, should your property be permanently damaged by fire, the assessed value would decrease. Property owners have a responsibility for reporting any changes to their property that would affect values. If you obtained a building permit, our office will be notified by the Building Inspector's Office.
This describes the different values that the Assessment Department places on your home each year.
The passage of Proposal A in March of 1994 drastically changed the property assessment and taxation system. Some of the changes are hard to understand. One such change is the “taxable value cap.” The language in Proposal A stated that starting in 1995, the taxable value can be increased only by the amount of the Consumer Price Index (C.P.I.) or 5% (whichever is less) and for construction changes. However, other laws still require that the state equalized value (S.E.V.) is to be 50% of the current market value. Since 1982, the S.E.V. and assessed value have been virtually the same. The capped value and the S.E.V. could be totally different.
As a result, there will be three different “values” recorded for each property: state equalized value, capped value, and taxable value.
The Assessor is still required to estimate the market value of every property and record 50% of that as the assessed value (eventually referred to as S.E.V.). In addition, the Assessor is also required to multiply individually each previous year's taxable value by the Consumer Price Index (C.P.I.) to calculate each individual capped value. The lesser of the assessed value and the capped value will be the taxable value for that property. Structural items not previously assessed, for example, new construction, are also added to taxable values.
In most cases, a property's taxable value will not be increased more that the previous year’s taxable value multiplied by the C.P.I. Taxable value can not be higher than the S.E.V.
Taxable value can still increase even if assessed value decreases as long as taxable value does not exceed assessed value.This “capping” process will continue annually until the ownership is transferred.
The taxable value will be used for the calculation of property taxes. When a transfer of ownership occurs, the taxable value the following year will be based on the S.E.V. that is calculated annually in the year following the sale.
In Summary:
The passage of Proposal A in March of 1994 drastically changed the property assessment and taxation system. Some of the changes are hard to understand. One such change is the “taxable value cap.” The language in Proposal A stated that starting in 1995, the taxable value can be increased only by the amount of the Consumer Price Index (C.P.I.) or 5% (whichever is less) and for construction changes. However, other laws still require that the state equalized value (S.E.V.) is to be 50% of the current market value. Since 1982, the S.E.V. and assessed value have been virtually the same. The capped value and the S.E.V. could be totally different.
As a result, there will be three different “values” recorded for each property: state equalized value, capped value, and taxable value.
The Assessor is still required to estimate the market value of every property and record 50% of that as the assessed value (eventually referred to as S.E.V.). In addition, the Assessor is also required to multiply individually each previous year's taxable value by the Consumer Price Index (C.P.I.) to calculate each individual capped value. The lesser of the assessed value and the capped value will be the taxable value for that property. Structural items not previously assessed, for example, new construction, are also added to taxable values.
In most cases, a property's taxable value will not be increased more that the previous year’s taxable value multiplied by the C.P.I. Taxable value can not be higher than the S.E.V.
Taxable value can still increase even if assessed value decreases as long as taxable value does not exceed assessed value.This “capping” process will continue annually until the ownership is transferred.
The taxable value will be used for the calculation of property taxes. When a transfer of ownership occurs, the taxable value the following year will be based on the S.E.V. that is calculated annually in the year following the sale.
In Summary:
- State Equalized Value (S.E.V.) equals 50% of the Appraised Market Value.
- Capped Value equals last year's taxable value increased by the Consumer Price Index (with a maximum of 5%) plus construction changes.
- Taxable Value equals the lesser of the State Equalized and Capped Values. The Taxable Value will be used for the calculation of property taxes.
Since assessments must be set by market value, changing real estate values in the community will be reflected in the assessments. Market value is a product of the prices paid for similar properties. As prices increase/decrease, so does market value.
All properties do not change in value to the same degree. Many factors influence values. Those properties with water or scenic views, for example, may well increase more rapidly than others or maintain value as others decline.
All properties do not change in value to the same degree. Many factors influence values. Those properties with water or scenic views, for example, may well increase more rapidly than others or maintain value as others decline.
Your property bill is the end calculation of multiplying your taxable value by the millage rate. The Assessor simply reports the current assessed value and taxable value of your property. You determine the amount of the tax by voting for, or against, local millages.
Remember: A general increase in assessment can be negated on the tax bill by a general decrease of the millage rate.
Remember: A general increase in assessment can be negated on the tax bill by a general decrease of the millage rate.
If your opinion of the value of your property differs from the Assessor's, by all means, go to the office and discuss the matter. The staff will be glad to answer your questions and explain how to appeal if you cannot come to an agreement. The Assessor's Office relies on the property owner for information. You can help by providing accurate information.
Building FAQs
If removal of a section of sidewalk is necessary, the contractor shall replace it. Once the above is done and the permit is issued, then the contractor may start work. Demolition shall include the following:
A Building Permit Application (plus any additional forms linked below) is required for any work to be done on commercial or residential buildings including:
- New structures:
- Building
- Home
- Addition
- Garage/Carport
- Sheds greater than 200 square feet
- Pole Barn
- Deck/Porch/Paved Terrace/Patio
- Structural changes to an existing structure
- Demolition
- Roof installation or repairs (two layers allowed only)
- Siding installation or repairs
- Window installation or repairs
- Exterior door installation or repairs
- Furnace installation or repairs
- Plumbing installation or repairs (including hot water heater installation or repairs)
- Water or sewer line installation or repairs
- Mechanical installation or repairs (including air conditioner installation or repairs)
- Electrical installation or repairs (including air conditioner installation or repairs)
- Fences taller than 6 feet
- Signs
- Swimming pools and hot tubs
- Irrigation systems
You do NOT need a building permit for replacement of existing fixtures (cabinets, counters, flooring, painting, awnings attached to the home, plumbing fixtures, electrical fixtures, switches, and outlets.
Please include the following with your Building Permit Application:
- A plot plan to scale (i.e. one-inch equals 20 feet). The plot plan may be hand drawn. Certified property survey or mortgage survey are acceptable. The plot plan must include the following items:
- All property lines and dimensions
- Existing structures, fences, driveways, and dimensions
- Proposed structures, fences, driveways, and dimensions
- Easements and dimensions, if applicable
- Two hardcopy sets of building plans (commercial builds and any plans 24"x36" or larger require digital copies) including the following:
- Footings or foundation type and size
- Front, rear and side elevations (views) of the proposed building with accurate elevations
- A complete floor plan, which indicates accurate dimension of room sizes, use of space, header, window, and door sizes
- A wall sectional that identifies the stud spacing, insulation type, interior finish, joist spacing and type of flooring, all structural supports, complete specifications for pre-engineered trusses, and all other engineered wood products (I-joist, LVL, and Glue lam)
- Copy of builder's license
- Fees
The requirements for a deck, porch, or patio steps can be found in the Residential Deck Plan Review Checklist.
Signs allowed without a permit include:
- Directional signs less than or equal to four square feet (one for each public entrance from a collector/arterial street up to a maximum of two per zoning lot/development)
- Flags bearing national, state, municipal, educational institution or organization as approved by the Chief Building Official
- Nameplates less than or equal to two square feet
- Temporary special event signs up to 30 days per year (cannot be in right-of-way, may be up to 10% of the front face area of the building)
The requirements are subject to the review of the Chief Building Official, Building Inspector, Mechanical Inspector, Plumbing Inspector, Electrical Inspector, and Zoning Administrator.
For new detached single-family dwellings, the following information shall be submitted for review:
For new detached single-family dwellings, the following information shall be submitted for review:
- Three copies of structural plans
- Plot Plan and Grading Plan
- More information: Section 5.41 and 5.42 of the Engineering Standards & Design Specifications
- Before a Certificate of Occupancy is released, a grading certificate (as built) under Section 5.43 of the Engineering Standards & Design Specifications will be required from the grading engineer or land surveyor
- Residential Lot Stabilization Policy
- Floodplains, Wetlands, Easements: Distances from any structures on the lot or parcel
- More information: Federal Emergency Management Agency (FEMA) Flood Map Service Center
- Health Permit for Septic Tank and Well: Washtenaw County Health Department
- Public Water and Sewer Tap Application: Ypsilanti Community Utilities Authority (YCUA)
- Driveway Approach Permit: Washtenaw County Road Commission
- Proof of Ownership: Tax bill, print out verification from Assessment Department, deed, land contract in addition to a statement from owner stating no objections to the erection of a residence on this land
- New Split: Please make sure that this division is recorded with the Assessment Department
- Pre-manufactured/Modular Built Homes: A certificate of approval must be submitted from the State Construction Code or Department of HUD if the home is “pre-manufactured/modular” built
When contracting work to be done to your home:
- Always hire a State of Michigan licensed contractor, licensed in the trade in which they are doing work
- Always have your contractor pull permits before the work has started
- Always make sure that your contractor shows you the copy of the permit and displays it in a visible location
- Verify a Contractor's License: Department of Licensing and Regulatory Affairs (LARA)
The following items are required by Code and Building Department policy. Requirements may be adjusted at the sole discretion of the Chief Building Official or his designee based on the totality of circumstances in the interest of public safety and future land use commitments.
The Contractor must sign all demolition permits. The Contractor must be licensed by the State and must provide proof of insurance.
The contractor must notify YCUA, DTE and any applicable franchise utilities and obtain utility termination releases prior to applying for a permit (electricity termination, natural gas cut & cap, and water/sanitary sewer).
- Ypsilanti Community Utilities Authority (YCUA) (water/sewer) 734.484.4600
- The water service will be shut off by YCUA. The water line shall be cut off completely on the house side of the water stop device.
- The sanitary sewer must be disconnected and plugged at the front property line using a plug and a concrete encasement around the plug. All work is to be done by the contractor.
- Excavations for items above shall not be backfilled until inspected and the Township makes a record of the two service locations.
- DTE Energy (electric/gas) 800.477.4747
- Electricity and natural gas terminations shall be completed by DTE.
- Comcast (cable) 888.266.2278
- Ameritech (phone) 800.244.4444
If removal of a section of sidewalk is necessary, the contractor shall replace it. Once the above is done and the permit is issued, then the contractor may start work. Demolition shall include the following:
- Remove ALL buildings completely including primary, accessory and temporary structures.
- Remove all footings, foundations, basement walls and piers.
- All debris must be removed from the site. No demolition debris can be buried in the basement or any other place below grade.
- Clean fill dirt shall be used.
- The site shall be cleaned and graded for final inspections. The approved graded site shall be seeded to grow quality weed-free grass to stabilize soils on site.
- Remove all concrete and asphalt walks, retaining walls, driveways, patios, and slabs from the site. This includes parking lots at commercial/industrial property.
- Soil erosion control measures may need to be installed when near a body of water.
- Post-demolition conditions: all stored vehicles, equipment and other items shall be removed from the property.
- All electric service boxes and pedestals situated away from structures shall be properly terminated and removed from the site.
- At least two inspections shall be required:
- Open hole
- Final grade and soil stabilization
The following specifications, drawings and details must be submitted:
- Completed, signed and sealed architectural plans, structural plans and material specifications of all work. The first page must be stamped by a State of Michigan licensed professional.
- A site plan including:
- Size and location of all new construction and all existing structures on the site
- Distances from lot lines
- Established street grades and proposed finish grades
- Architectural plans and specifications to include Cover page with:
- Description of uses and the proposed use group(s) for all portions of the building. The design approach for mixed-uses (as applicable).
- Proposed type of construction of the building.
- Fully dimensioned drawings to determine areas and building height.
- Adequate details and dimensions to evaluate means of egress, including occupant loads for each floor, exit arrangement and sizes, corridors, doors, stairs, etc.
- Exit signs/means of egress lighting, including power supply.
- Accessibility provisions.
- Description and details of proposed special occupancies such as a covered mall, high-rise, mezzanine, atrium, public garage, etc.
- Adequate details to evaluate fire-resistant construction requirements, including data substantiating required ratings.
- Details of plastic, insulation, and safety glazing installation.
- Details of required fire protection systems.
- Intended occupant load.
- A complete code summary.
- Structural plans, specifications, and engineering details to include:
- Soils report indicating the soil type and recommended allowable bearing pressure and foundation type.
- Signed and sealed structural design calculations, which support the member sizes on the drawings.
- Local design load criteria, including frost depth.
- Earthquake seismic zone/effective peak acceleration coefficient.
- Details of foundations and superstructure.
- Provisions for required special inspections. (List agency)
- Applicable construction standards and material specifications (i.e., masonry, concrete, wood, steel, etc.).
Curbside Collection FAQs
No. The truck will lift WM toter carts only. This leads to a more efficient and cost-effective process for both parties.
If you have additional trash bags, please contact Waste Management at 866.797.9018 to process a payment of $3.12 per bag on your credit card. Trash tags are no longer sold at Township offices. You may also contact Waste Management to rent an additional 96-gallon trash cart for $86.40/cart/year, billed annually. Payment will be processed over the phone when you order.
No. Extra carts can only be rented.
If you would like to rent a 96-gallon recycling toter cart, contact Waste Management at 866.797.9018. Cost is $54/cart/year, billed annually. Payment will be processed over the phone when you order.
Each week residents are entitled to one bulk item. You must contact Waste Management 48-hours in advance (before your trash day) for ANY bulk collection. A separate truck and crew will pick-up your bulk item.
Contact Waste Management: 866.797.9018
Contact Waste Management: 866.797.9018
Residents are entitled to one bulk item each week, free of charge. If you have additional items you can contact WM and pay by phone.
No. Our contractor now operates single staffed, compressed natural gas, grapple trucks that grab the carts therefore, there is not an extra worker riding on the back to take bags or cans.
Yes. Call Waste Management at 866.797.9018 to request a smaller toter cart. They will arrange drop off of the smaller toter cart and pick up of the 96-gallon toter cart. There is a one-time delivery fee of $25.
Check the Waste Management Holiday Schedule for any trash or recycle service changes due to holidays.
Per ordinance, trash cans must be stored on the side or in the back of the home. You can find this language in Chapter 50 of our Municode; "Solid waste containers must be stored at the rear or side of a structure."
If you are a part of a HOA, please contact your HOA to make sure you are in compliance with their rules as well.
If you are a part of a HOA, please contact your HOA to make sure you are in compliance with their rules as well.
Place the cart to the roadway with the bottom bar and serial numbers facing the road. This is how the machine picks up the trash toter cart.
Contact Waste Management at 866.797.9018 to request a replacement.
No. The trash toter cart is mandatory and must be used for trash collection only.
Subscribe to Ypsilanti Township Email on our home page.
We will also update the ypsitownship.org home page to notify residents of late collections which is especially helpful during the winter months or if a truck breaks down.
We will also update the ypsitownship.org home page to notify residents of late collections which is especially helpful during the winter months or if a truck breaks down.
Dog License FAQs
Dog licenses are available for purchase in person at the following locations:
Humane Society of Huron Valley
Treasurer's Office
Tilden R. Stumbo Civic Center
7200 S. Huron River Dr.
Ypsilanti, MI 48197
OR Mail the application with proof of rabies vaccination to the address above with a check or money order. Your rabies certificate will be returned to you with your new license.
Yes, it's the law! All dogs in Ypsilanti Township are required to be licensed and to wear a license tag at all times. Licensing can help reunite a lost or stolen dog with its owner and provides assurance that the dog is properly vaccinated against rabies.
If you live on a rental property, you must have your landlord’s permission to keep a dog.
A regular dog license is $3 for 1 year, $6 for 2 years, or $9 for 3 years (dependent when the rabies expires). You must show proof of current rabies vaccination to purchase or renew a license.
Stray and nuisance dogs that are impounded at the Humane Society will not be released without proof of rabies vaccination and a current license. Microchip identification may also be required. The fee to license an impounded dog is $20 for a sterilized nuisance dog and $120 for an unsterilized nuisance dog.
The civil fine for owning an unlicensed dog ranges from $100 - $500 in addition to the licensing fee.
If someone finds your dog and reports the license tag number to the Treasurer's Office, we will use the owner name and contact information on file to notify you that your dog has been found and where it is located.
The Humane Society of Huron Valley is also the designated animal shelter for Washtenaw County. Stray dogs picked up by the police or animal control are taken to the HSHV shelter. Residents who find lost dogs may also drop them off at the shelter.
Contact Animal Control: 734.994.2911
All Pit Bull type dogs are required to be spayed or neutered. Ypsilanti Township has a partnership with the Humane Society of Huron Valley to provide Pit Bull spay/neuter services and community cat programs.
Fire FAQs
Fire reports:
The information in the reports is public information. We will be glad to provide it upon request.
Emergency Medical Reports:
The incident information is public information and will be provided upon request. Any specific patient information is protected as confidential medical information by Federal regulation (HIPPA) and is only available to the actual patient or with a Court ordered Subpoena. You need to contact an attorney to obtain that information.
We will need some information to honor your request:
222 S. Ford Blvd.
Ypsilanti, MI 48198
The information in the reports is public information. We will be glad to provide it upon request.
Emergency Medical Reports:
The incident information is public information and will be provided upon request. Any specific patient information is protected as confidential medical information by Federal regulation (HIPPA) and is only available to the actual patient or with a Court ordered Subpoena. You need to contact an attorney to obtain that information.
We will need some information to honor your request:
- The Date of the incident.
- The Location of the incident (a street address or if it was at an intersection, the two crossroads).
- Stop by the Fire Department and provide us with the information.
- Send us a letter with the report information requesting a copy of the report to:
222 S. Ford Blvd.
Ypsilanti, MI 48198
Safety of citizens and Fire Fighters is the primary consideration for response. Responding to structure fires requires many tasks to be accomplished simultaneously. These tasks include one fire officer to command the overall incident (Incident Commander), and one or more to manage specific operations on the scene. Teams of two or more are required to accomplish fire attack, ventilation of the structure, obtain a water supply, operate the vehicles (one for each vehicle pumping water), perform search and rescue of the building, control utilities (gas and electric), and two personnel to standby should the other fire fighters become trapped (this is required by MiOSHA). This is for a single-family residence, as the size of the building increases so does the resource requirement of personnel and apparatus. As you can see, we often have to rely on mutual aid or recalling personnel of off duty Fire Fighters.
The Fire Department uses a Computer Aided Dispatch system. The system typically includes information for every address in the township including the location of the fire hydrants that would normally be used for a fire at that address. With over 2,500 fire hydrants it is impossible to list them all. If you call the department, we will look up your address on Computer Aided Dispatch system and locate your closest hydrant.
The Fire Department is funded through a dedicated fire millage levied for Fire Protection. The funds collected from the millage pays for the operations and capital improvements for the department. The residents of the township vote on the millage every few years. At the current millage rate of 3.1068 a homestead exempted house valued at $100,000 is $310.68. That cost includes all of the resources available with the Township Fire Department, 24 hours a day, 365 days a year.
The answer is sometimes, depending on circumstances. Even though we consider pets and other animals to be very important, our policy is that we will not attempt an animal rescue when it may endanger the Fire Fighters during the rescue. The guideline the Fire Department has adopted is that we will respond to animal entrapments as long as it meets a few general conditions, including:
We also have some other recourses available to us through professional Animal Rescue services. The department is willing to assist with the rescue within established safety guidelines. The Humane Society of Huron Valley also does some animal rescues.
Contact Humane Society of Huron Valley: 734.662.5585 (ext 112)
Washtenaw County Sheriff's Office
Animal control service is provided by the Washtenaw County Sheriff's Office and is a statutory responsibility of all Michigan counties.
Contact Animal Control: 734.994.2911
- The animal is not dangerous to the Fire Fighters attempting the rescue.
- The animal is not in a position that requires endangering the Fire Fighters during the rescue (for instance in a confined space, on unstable ice or in water that is not accessible from a safe place, or in another position which would be dangerous).
- Our resources are available.
We also have some other recourses available to us through professional Animal Rescue services. The department is willing to assist with the rescue within established safety guidelines. The Humane Society of Huron Valley also does some animal rescues.
Contact Humane Society of Huron Valley: 734.662.5585 (ext 112)
Washtenaw County Sheriff's Office
Animal control service is provided by the Washtenaw County Sheriff's Office and is a statutory responsibility of all Michigan counties.
Contact Animal Control: 734.994.2911
If anyone is feeling ill:
- Determine how many occupants are ill and determine their symptoms.
- Call 911
- Do not re-enter the home without the approval of a fire department representative.
- Call a qualified professional to repair the source of the detector.
If no one is feeling ill:
- Silence the alarm.
- Turn off all appliances and sources of combustion (i.e. furnace and fireplace).
- Ventilate the house with fresh air by opening doors and windows.
- Call a qualified professional to investigate the source of the possible CO buildup.
Public Protection Classification: 04/4Y
ISO's Public Protection Classification Program (PPC) plays an important role in the underwriting process at insurance companies. PPC information is used to determine coverage for personal or commercial property insurance.
ISO's Public Protection Classification Program (PPC) plays an important role in the underwriting process at insurance companies. PPC information is used to determine coverage for personal or commercial property insurance.