To see tax bills referenced below and evidence of March 24, 2011 meeting (Item #8 on schedule sheet)click on link img-160722113232
1)property tax bills for 2010 through 2015 years showing the steep SEV adjustment on 2011 property tax bills from a much higher SEV on the 2010 tax bills after the Theokas/Richner March 24, 2011 appeals meeting with tax officials on the Board of Review. The annual property taxes on the property were $18,118 for the previous owner in 2010 (winter and summer tax bills less a $4,614 water bill included on the bill) and after the purchase of the property by Theokas & Richner they were $9,285. You will also see on the 2012 through 2015 property tax bills that the city assessor bounced the SEV way back up to the 2010 levels revealing the the lowball SEV given to Theokas & Richner was a one time accommodation for 2011 which saved them huge taxes in 2011 and capped their SEV in the $150,000 range saving them approximately $16,500 per year in illegal tax savings each year in to the future, based on the SEV being uncapped in 2010 due to the transfer of the property. .
2) Email – Charles Leahy (witness to dialogue between Theokas/Richner and tax officials) to Tom Van Lokeren re: request of tax officials for lowball discounted assessed value by Theokas/Richner.
Tom Van Lokeren – “did they as a reason for requesting a lowball assessed value state to the board that they were going to be putting a lot of money in fixing up the building? Just curious.”
Charles Leahy – “Yes, a lower tax would free up money for improvements.”
The above request is not a justifiable request. The law is that the assessment value should be the fair market value. Furthermore the property had been overhauled prior to their purchase at auction with $400,000 of improvements by the former owner.
3)Email – City Council Member Laurie Arora to Tom Van Lokeren re: Gregory Theokas comment to city council members in closed door session re: Theokas stating that there could be a benefit in Grosse Pointe Park not accepting offer of gift of property from Tom Van Lokeren. The purchase aspect referenced below involved Van Lokeren gifting the property to the City of Grosse Pointe Park if the City of Grosse Pointe Park paid the back property taxes.
Tom Van Lokeren – “I wanted to confirm that Dale discussed the City of Grosse Pointe Park purchasing my building from me in a city council meeting.”
City Council Member Laurie Arora – “Yes, what Dale wrote is accurate. Interestingly, Greg saw an opportunity in us not purchasing it.”
The above comment by Greg Theokas was apparently an indicator of his future plans to purchase the property for personal gain.
4)Email – City Council Member Laurie Arora to Tom Van Lokeren re: Grosse Pointe Park City Council policy that provides for closed door sessions when real estate transactions are being discussed by the City Council.
City Council Member Laurie Arora – “Mr. Van Lokeren, Discussions of real estate purchases occur in closed-door sessions and therefore do not show up in the minutes.”
Closed door sessions allow for city officials to abuse their power and line their pockets with insider deals.
4)property tax bills for 2010 through 2015 years showing the steep SEV adjustment on 2011 property tax bills from a much higher SEV on the 2010 tax bills after the Theokas/Richner March 24, 2011 appeals meeting with tax officials on the Board of Review. The annual property taxes on the property were $18,118 for the previous owner in 2010 with a taxable assessed value of $302,663. Because the property was transferred in 2010 the new taxable assessed value was deemed by the GP Assessor to be $417,800 which also would have been the new taxable value. This new value would have yielded an annual tax bill of $25,862. Theokas & Richner’s revised taxes after their meeting with the Board of Review were $9,285–an illegal annual tax discount of $16,577 ($25,862 less $8,285).