SUMMARY: Taxpayers the Frankenbergs own real property in Garvin County, Oklahoma. They made improvements to the property in 2001. The Garvin County Tax Assessor did not notice the improvements until 2012. The Assessor then significantly increased the assessed value of the property, and thus the property taxes due on the property. The Taxpayers contested the new valuation of the property citing Oklahoma Constitution Art. X §8B which states that the fair valuation of the property could not be increased by more than 5% in any one year. The Assessor argued that an exception existed for changes in valuation for the year in which an improvement is placed on the property, and that this exemption should include the year that an improvement is discovered to be made on the property.
Legal Issue: The question before the Oklahoma Supreme Court regarded the interpretation of Art. X §8B, which reads in relevant portion:
"...the fair cash value of any parcel of locally assessed real property shall not increase by more than five percent (5%) in any taxable year;... . The provisions of this section shall not apply in any year when title to the property is transferred, changed, or conveyed to another person or when improvements have been made to the property. If any improvements are made to the property, the increased value to the property as a result of the improvement shall be assessed for that year based on the fair cash value as set forth in Section 8 of Article X of this Constitution. ..."
The facts were unquestioned that the improvements were made on the property in 2001 and that the assessor changed the valuation in 2012. The Assessor argued that the exception should be read to include the year in which the Assessor actually becomes aware of the improvement. The Court declined this broad reading of the exception, ruling that the terms of this section are clear and unambiguous: an exception to the 5% rule exists in the year that improvements are made, and not in the year in which they are discovered to have been made.
Discussion: The Court appears to concur with Taxpayer's statement of Assessor's relief, a 5% increase per year in the value of the property until the assessed value reaches the fair value of the property.
The Assessor did not argue any affirmative responsibility on the part of Taxpayer to inform it of the improvement, and in fact admitted that no such responsibility existed. As such, the Court did not rule directly on whether a taxpayer may be obligated to inform the Assessor or whether the burden for discovery of improvements rests solely on the Assessor.