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Finding the market value of your property involves discovering the price most people would pay for it in its present condition. It's not quite that simple, however, because the assessor has to find what this value would be for every property, no matter how big or small. But the assessor's job doesn't stop there. Each year it has to be done all over again because the market value of almost everything changes from one year to the next-as we all know.
Properties are appraised so that those of us who want the advantages of having schools, fire and police protection, and other public benefits (which means just about all of us), can absorb our fair share of the cost, in proportion to the amount of money our individual properties are worth. The property tax is part of a well-balanced revenue system. It is a more stable source of money than sales and income taxes because it does not fluctuate when communities have recessions. When the community spends your tax dollars on better schools, parks, and so on, your property values rise. Some of the windfall benefits you receive are recaptured by the property tax
To find the value of any piece of property the assessor must first know what properties similar to it are selling for, what it would cost today to replace it, how much it takes to operate and keep it in repair, what rent it may earn, and many other dollar facts affecting its value, such as the current rate of interest charged for borrowing the money to buy or build properties like yours. Using these facts, the assessor can then go about finding the property's value in three different ways.
When market value changes, naturally so does assessed value. For instance, if you were to add a garage to your home, the assessed value would increase. However, If your property is in poor repair, the assessed value would decrease. The assessor has not created the value. People Make Value by their transactions in the marketplace. The assessor simply has the legal responsibility to study those transactions and appraise your property accordingly
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. Staff will be glad to answer your questions about the appraisal 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. If you feel taxes are too high, you should make your opinion known to the proper taxing authorities. Ask about your eligibility for special exemptions.
(If you just bought your home, you want to read this!)In the year following the purchase of a property, the Taxable Value becomes equal to the Assessed Value. This is commonly referred to as “uncapping.” In the second year after a property is purchased, the Taxable Value is again capped, and may only increase by the Inflation Rate Multiplier (IRM) or 5%, whichever is less, provided there is no new construction or losses. In Michigan, taxes are based on Taxable Value. Taxable Value can never be greater than the Assessed Value.
When a property transfers ownership, the taxable value uncaps to the current assessed value. This is one (1) of the impacts of Proposal A of 1994 that the voters of Michigan passed. For an example:
2021 Taxable Value 105,000
2021 Assessed Value 150,000
Date of sale 07/01/2021
2022 Taxable Value 150,000
2022 Assessed Value 150,000
This is a STATE law and the local government or board of review have no authority to change this impact.
Link to bulletin 15 of 2021:
Link to bulletin 17 of 2021:
Unfortunately, Proposal A is typically no longer stressed to new buyers during the process of buying property in Michigan. The officials at the Township are not aware of a transfer until after it occurs and become responsible for educating the new buyer.
An owner may keep the Principle Residence Exemption on the previous principal residence for up to three years if that property is not occupied, is for sale, is not leased, and is not used for any business or commercial purpose and the owner has filed a Principal Residence Exemption on another home in Michigan.
To apply for a conditional rescission, the owner must submit a Conditional Rescission of Principal Residence Exemption (PRE) (Form 4640) (PDF) to the assessor in which the property is located on or before June 1st or November 1st of the first year of the claim. The exemption has to be renewed by filing a new form in each of the succeeding 2 years.
How to read your Assessment Change Notice
The cost of the permit depends on the type of work to be done and the cost of the project to be completed. All permit fees are regulated by and specified in the Code of Ordinances. You can also call the Building department at 810-424-2600 Ext. 2904
The reputable contractors know the requirements and abide by them. Unfortunately, not all contractors comply with the Township code. Remember, it is the property owner who is responsible for ensuring that all work on his/her property is preceded by acquisition of the appropriate permits.
State law requires that all construction work be done by a licensed contractor. Residents are discouraged from hiring unlicensed contractors. Both the unlicensed contractor and the owner who ordered the work may be subject to severe fines and penalties. Call the Building Department at 810-424-2600 Ext. 2904 to verify a contractor's status before you sign a contract for repairs or construction work.
To protect yourself from a lawsuit, verify that the contractor has adequate workers' compensation and general liability insurance coverage. The Township requires contractors to file proof of such insurance coverage before any work can begin.
Contractors are required to obtain occupational permits in order to solicit or perform any type of construction work in the Township. The Township will not issue the permit unless the contractor first provides proof of the appropriate insurance coverage.
Minimally, the building inspector will issue a "cease work" order until you obtain the proper building permit. The minimum penalty for doing work without a permit is that you will be charged twice the normal fee for the building permit for the type of work you are having done. If the work being done is in violation of the building codes or the zoning regulations, the work must be changed to comply or else the work must be undone.
The Township of Grand Blanc has adopted a policy that all complaints must be in writing for the township to investigate. Please fill out the Complaint Referral Form.
Any vehicle stored on a property must be operable, have a current license and be parked on a paved surface.
Once a complaint has been received, the Township sends the property owner a letter informing them of the violation and informs them that they have 10 business days to resolve the issue. If the property owner does not take care of the violation, the Township may issue the property owner a court appearance ticket. Once a ticket is issued a judge will determine if an order will be issued to correct the problem.
In certain circumstances the Township will work with property owners to set a reasonable time frame for violations to be resolved if the work will take longer than ten days.
The lawn grass/weeds cannot be longer than 8 inches. Once a complaint has been received, the Township sends the property owner a letter informing them of the violation and informs them that they have 10 business days to resolve the issue. If the property owner does not mow the grass the Township’s contractor will mow the property at a cost of $350 per acre.
All of the plumbing fixtures in your building are connected to this system through a series of pipes behind the walls and under the floors. This includes toilets, showers, bathtubs, sinks, washing machines and floor drains.
More often than not, the cause of a backup in your lateral is from items that the line is not meant to handle, such as kid's toys, underwear, towels, diapers, paper products (other than toilet paper), keys and even false teeth. What you flush down the toilet may not affect you, but it might cause problems for your neighbors! Another possible cause would be rooted in your lateral. The sewer lateral is the responsibility of the owner of the property from the house to the street.
The property owner can do many things to prevent the lateral from backing up. Remember too, that these very same things can help to prevent backups in the sanitary sewer main as well. If everyone would be careful about how they dispose of certain products, our systems would be a great deal more efficient, cause fewer backups, cost us all less money, and prevent a lot of misery.
Backflow valves are designed to block drainpipes temporarily and prevent flow into the house. They are available in a variety of designs. A "gate" backflow valve provides a strong seal, but must be operated by hand. The effectiveness of a gate valve will depend on how much warning you have of impending flooding.
A "flap" or "check" valve opens to allow flow out of the house but closes when the flow reverses, so the sewer water can't flow back up into the pipes. These valves operate automatically, so the homeowner does not have to be around if flooding occurs, but do not provide as strong a seal as a gate valve.
Points to keep in mind:
Most parcels within the Township have access to the public sanitary sewer line. For those that don't, several options are available to extend the public line to a convenient location near the property.
The township does not plow until we receive 4 inches of snow. We try to begin plowing as soon as the snowfall ends. If forecasts indicate a very heavy accumulation we may start during the storm and make more than one pass through the township. It takes approximately 12 hours to plow the entire township one time. Be patient, we will be working as fast as we can. If your street has not been plowed 24 hours after the snowfall ends call the Department of Public Works (DPW) office.
When plowing snow we attempt to get as close to the curb as we can, so it is not unusual to have some damaged mailboxes. If we break it we will fix it. If your mailbox was broken by us, please fill out the Mailbox/Yard Damage Report or call our Public Works Division at 810-424-2600 Ext. 2903. The day after we complete the snow removal we will begin making repairs. In some cases we may have to make a temporary repair, which will allow you to receive your mail, and come back and complete the repair in the spring. If your mail box is repairable the Township will repair it but if the mail box is beyond repair it will be replaced with a standard mail box and a standard pole.
Please fill out the Mailbox/Yard Damage Report or call our Public Works Division at 810-424-2600 Ext. 2903 and report the damage. We will send someone out to investigate the complaint. We will repair the damage but it will probably be spring before we are able to make any serious repairs.
The Grand Blanc Township public water supply serves more than 18,000 residents in our community. These residents are delivered high-quality drinking water from the Grand Blanc Township water distribution system which ultimately comes from the Genesee County Drain Commission water treatment plant and Karegnondi Water Authority intake.
Many areas of the Township are not served by Township water and must drill water wells to draw water from. This is done by private good drilling companies and is permitted by the Genesee County Health Department. The Township Department of Public Works (DPW) cannot service your well and does not have a list of recommended well drillers.
In some cases, there are areas where residents have a well and municipal water is available. In this case, these homes are able to keep their well as a water source even if it experiences a major failure. It is not mandatory for a home to connect to our water supply if they are on an existing well. Newly built homes that have public water available to them must connect to the public water supply and may not drill a well.
Once a home is connected to our water; it may not disconnect to drill a new well. We build our water system based on capacity and demand. If we lose customers and we no longer have the demand but still have the capacity, the water quality and efficiency of our system could drastically change.
If a home is connected to the public water supply and is disconnecting from a well, the well must be abandoned by a licensed well driller (please see Grand Blanc Township construction specifications for more details). In some instances, a private well that is no longer being used for domestic purposes (drinking, bathing, and washing) can be used for irrigation. This is upon approval of the Director of Public Works or his/her designee. The well will have to be removed from the home completely and 100% contained outside of the home. This will require an initial and annual inspection by a Township Official.
Township water customers may install an irrigation well for watering lawns and flowerbeds. However, it must not enter the home at any point and be 100% contained outside of the home. This will require an initial and annual inspection by a Township Official.
Beginning January 1, 2016, any residential or commercial property which has 3 water/sewer units or more (A typical house is 1 unit) will not be allowed to drill a new well if they experience a catastrophic failure. These customers must connect to the public water supply if the Director of Public Works or his/her designee determines that it is available. This is to promote public health and a constant and reliable source of water to our businesses and multiple-unit residential communities and their customers.
Please contact the Township DPW for more information at 810-424-2600 Ext. 2903 or email Public Works Division or email Jeffrey Sears.
Yes! Smoke detectors save lives. It is critical that you have working smoke detectors in your home. Smoke detectors should be installed on each level of the house and one inside of each sleeping area. It is essential to test them monthly and change their batteries every six months. We recommend replacing your batteries when you change your clocks.
Grand Blanc Township Fire Department (GBTFD) often has smoke detectors available to us. If you are unable to purchase them yourself, please call us at 810-694-7211, and we will do our best to help you get working smoke detectors in your home.
Carbon Monoxide (CO) is an odorless and colorless gas that can kill you. CO is found in fumes produced any time you burn fuel in cars or trucks, small engines, stoves, lanterns, grills, fireplaces, gas ranges, water heaters, or furnaces. CO can build up indoors and poison people and animals who breathe it. The most common symptoms of CO poisoning are headache, dizziness, weakness, upset stomach, vomiting, chest pain, and confusion. CO symptoms are often described as “flu-like.” People who are sleeping can die from CO poisoning before they have symptoms.
Every home should have CO detectors installed. We recommend one on each level of the house and one outside of the sleeping areas.
Yes - but only after exiting the home! Smoke alarms are sensitive to products of combustion in sizes and amounts often not seen by the human eye. That is why they work so well. Never hesitate to call. We are here to help you.
Yes - but only after exiting the home! CO is an odorless, tasteless, invisible gas. CO detectors are very sensitive and designed to alert occupants before CO reaches dangerous levels. If your detectors go off, call 911 and evacuate the home. Be sure to notify them if anyone in the house is experiencing flu-like symptoms. The Fire Department has specialized equipment to detect and measure amounts of CO in your home. Please do not open doors and windows before the Fire Department arrives, because this makes it difficult to determine the cause of any CO that may be present. Never hesitate to call us.
Smoke detectors typically are suitable for ten years. Carbon monoxide detectors are generally good for seven years. When you change your batteries in these units, check the date and replace them before they go bad.
Yes. However, please contact us by calling 911 if you have an emergency.
Thanks to the millage that was initially passed in 2010 and again in 2018, our Fire Station 1 is staffed 24 hours a day, seven days a week. The “duty crew,” as we call it, handles about 85% of our calls with only a single fire engine responding. In larger incidents where more staff is needed or if the on-duty crew is not available, additional staff will respond to the incident. Our goal is to arrive at every call within 7 minutes, usually less.
Township residents can visit our guidelines for outdoor burning page for current rules and guidelines. City residents are never allowed to have open burns and campfires must be in a contained fire pit with a screen cover on top.
No. Our Police Department has 3 officers certified to install child safety seats. Please call them at 810-424-2611 to schedule an appointment.
Yes. We meet with close to 3,000 kids in our community every year to discuss fire safety and tour our station. If you would like to schedule a tour, please feel free to call the station at 810-694-7211 during regular business hours to schedule a visit. We are glad to have you visit and love seeing smiling faces in the community.
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Park Hours are 8 AM - Sunset.
The Grand Blanc Parks and Recreation Office is located at Grand Blanc Township Hall 5371 South Saginaw St. Grand Blanc, MI 48457. Hours are Monday - Friday 8 AM - 5 PM.
The Senior Center is open Monday thru Friday from 8 AM - 4PM.
The splash pad is open from 10 AM - 6 PM Memorial Day to Labor Day.
Any person that lives/pays taxes within the municipal boundaries of Grand Blanc Township or the City of Grand Blanc are considered residents. It is not guaranteed if you live in the 48439, 48507 zip codes or within the Grand Blanc Community School district that you are a resident, as they include other municipalities. Our registration system automatically detects residency. If you think the system has incorrectly determined your residency we ask that you please email a copy of your drivers license and most recent property tax bill to firstname.lastname@example.org to verify.
Most of GB Parks operating budget comes from the revenue generated by programs, rentals, special events and sponsorships, with the rest being subsidized by Grand Blanc Township. An agreement between the Township and the City allows for City residents to be considered residents. The City subsidizes City resident rates based on the percentage of participation by its residents. Currently there is no agreement with other surrounding municipalities. Grand Blanc Senior Center rates are the same for any resident in Genesee County because of the county wide senior millage.
The Commons, Rust Park and Physicans Park are owned an operated by the City of Grand Blanc. For questions, concerns or rentals please contact the City of Grand Blanc at 810.694.1118. Information can be found at https://www.cityofgrandblanc.com/city_services/parks_and_recreation/city_parks/index.php
Zoning provides the standards and regulations that apply to land and structures in Grand Blanc Township. These standards and regulations help implement the Township’s Master Plan (PDF) which contains goals, policies, and recommendations of how development in the township (long-term) is to be achieved. Grand Blanc Township has many zoning districts. Each one has a list of permitted uses and standards for building setbacks, densities, and heights. Please refer to the Zoning Ordinance (PDF) for details on each classification.
Zoning and Land Use information can be found by using the township's online mapping information system. For land use questions please contact the Planning Department, Community Planning Division.
The Township is required to notify property owners within a 300 foot radius of a property that has been applied to be rezoned or granted a variance from the Zoning Ordinance (PDF). A summary description of the proposed application can be found within the body of the notification. A public hearing date for the proposed change is included in your notification.
You are invited to attend the hearing to oppose or support the proposed change. Your attendance is optional, but this is the most effective way to voice your opposition or support to the hearing body. Once filed, all application information is public record and may be viewed or copied by any member of the public subject to public records laws.
The Zoning Ordinance (PDF) lists the permitted uses and special land uses for each zoning district. In addition, the Ordinance contains a Use Matrix that lists all uses and shows all the districts in which they are permitted.
These development criteria depend on the zoning district. The zoning district can be found by following the steps outlined above in Question 2.
View the Grand Blanc Zoning Ordinance (PDF) online.
Forms are available at the Planning Department. Prior to filling out and submitting forms, it is recommended that you consult with Planning Department staff and schedule a pre-application meeting.
All Township applications can be found on the Planning and Zoning Forms page.
All applications are in PDF form and are available for download. At this time all applications can be:
Site Plan Reviews typically take 30 to 60 days. Applications and site plans that provide all needed information tend to get through the process sooner than those with missing information.
Special land uses require a public hearing and may take 60 to 90 days, depending on the complexity of the request. Rezoning (change of zoning district) applications for regular rezoning, conditional rezoning, and Planned Unit Developments are held in a series of Public Hearings before the Planning Commission and the Township Board. These types of requests typically take 60 to 90 days, or longer for more complicated developments.
Variance requests (relief from the conditions of the Code) are held in a Public Hearing before the Zoning Board of Appeals. Since this body does not meet monthly, it can take up to 60 days for a variance request to be processed.
Home-based businesses are termed 'home occupations' in the Zoning Ordinance (PDF). Home occupations meeting certain criteria are permitted in any residential district. Home occupations do not allow:
A zoning exception may be required for home occupations that generate traffic. For full text on home occupations, please refer to Section 4.37 of the Zoning Ordinance (PDF).
Yes, with certain conditions. In the Zoning Ordinance (PDF), this use is classified as a care center/daycare center or family day care home, depending on the age, relation, and a number of children being supervised.
Family day care homes are defined as a private home in which one but less than seven minor children are received for care and supervision for periods of less than 24 hours a day, unattended by a parent or legal guardian, except children related to an adult member of the family by blood, marriage, or adoption. It includes a home that gives care to an unrelated child for more than 4 weeks during a calendar year. These family day care homes are permitted in all residential zoning districts.
The Zoning Ordinance (PDF), Section 5.3, allows you to build a fence on your property line or any other place on your property depending on your zoning district. A permit from the Building Department is required. The maximum height of a fence is 42 inches within the front yard. Beyond that point, towards the rear of your property, the height of the fence can be up to 6 feet. A visibility triangle for traffic safety purposes must be maintained.
Yes, with certain conditions. The Zoning Ordinance (PDF) defines these types of buildings or structures as accessory structures. In most residentially zoned districts, accessory structures can be located in the rear or side yard of your property as close as 3 feet to the rear and/or side property lines. In most residential districts, these structures may have a maximum height of 14 feet. Section 5.2 of the Zoning Ordinance (PDF) contains more information about the size and setbacks for accessory structures.
Whether or not a property is eligible for subdivision requires the analysis of several factors, including the zoning district, road frontage and access, total acreage, as well as a number of other items. The Planning Department will be happy to provide you with more information on the subdivision process.
This may be a permitted accessory use depending on the zoning district you are in and whether or not the dwelling would be attached or detached. Refer to Section 4.4 of the Zoning Ordinance (PDF) for more information.
Usually, in residential zoning districts, boats, RVs, and utility trailers are required to be parked behind or beside your house. They must meet the front yard setback for the zoning district of that particular property. See Section 4.58 of the Zoning Ordinance (PDF) for more information or contact the Planning Department.
Generally, no. The setbacks for pools or other accessory structures are usually less than the required setbacks for your house as long as they are built at least 15 feet from any lot line. However, these accessory structures can only be located in rear or side yards, not in the required front yard area. See Section 4.70 of the Zoning Ordinance (PDF) for more information.
Property complaints can be directed to the Code Enforcement Department.
For emergencies dial 911. For non-emergencies, call us at our office at 810-424-2611, or you may come to our office at the following address:5371 S Saginaw StreetGrand Blanc, MI 48439
If you want a copy of an incident or accident report you may pick one up at our office at:5371 S Saginaw StreetGrand Blanc, MI 48439
The cost for copies is $4 for the first four pages and 0.25 cents for every page thereafter.
Yes! In May 1996 an ordinance was passed governing the activity of minor persons in public places during nighttime hours. Its prohibitions state that minors shall not loiter, idle or congregate in any public street or place of business open to the public during curfew hours unless accompanied by a parent or someone delegated by the parent.
Curfew hours vary according to the age of the minor.
It is also a violation of the ordinance for any person 17 years old to assist or encourage a younger minor to violate the above provisions.
After the police investigation, you may want to contact Crime Victim Assistance at 810-257-3493 for legal rights, information, and support. Emergency and medical services are available to you if needed. Victim Compensation Benefits may be available to you. You may write to the Crime Victim Compensation Board at:P.O. Box 30026Lansing, MI 48909
All traffic fines are collected at 67th District Court Fourth Division B located at 8173 S Saginaw Street (just south of Grand Blanc City's southern limit). The Honorable Christopher R. Odette and Magistrate Rhonda Carey preside. The court's phone number is 810-694-2552.
Michigan Vehicle Code requires in section 257.622 "The driver of a motor vehicle involved in an accident that injures or kills any person, or that damages property to an apparent extent totaling $400 or more, shall immediately report that accident at the nearest or most convenient police station, or to the nearest or most convenient police officer."
Should the above pertain to your accident, or you are not sure, it is in your best interest to call and report the accident immediately. Our office is staffed 24 hours a day, 365 days a year and you can reach us by calling 810-424-2611
You may report suspicious situations:
To be eligible for a handgun purchase permit, you:
To apply for a handgun purchase permit, you must go to the Genesee County Sheriff's Department in person at 1002 S Saginaw Street in Flint, MI. Please call 810-257-3418 for office hours.
The court sets the fines and costs on traffic tickets. The phone number for the Magistrate's Office for traffic tickets is 810-694-2552.
The Michigan Office of Highway Safety Planning and the U.S. Department of Transportation said, "Safety belts save lives!" They go on to cite the following statistics:
Every situation is different; so there are no set guidelines, however, consider the following:
You may also bring civil action against your stalker. This allows you to sue him/her for any damage they have done or emotional harm caused.
As a victim, your best weapon against stalkers is the local law enforcement agency. They are a means of protection as well as a source for referrals. However, it is also important to have support from your friends and/or family during this emotionally distressing event.
Stalking Victim's Hotline: 517-543-3775
A PPO is an order issued by the court. It can protect you from harassment, assault, beating, molesting, wounding, or stalking by another person. The order can also prohibit him/her from entering your premises and from removing minor children unless the removal is part of court-ordered visitation.
There are two types of PPOs:
To file for a PPO:
Family Violence Hotline: 800-996-6228
You may receive a PPO only if you are a victim of domestic violence or stalking. The PPOs are available from the County Clerk's Office in the County Courthouse at:900 S Saginaw StreetFlint, MI 48503
Please call 810-257-3225 for more information.
The Code of Ordinances can be found on the Library Municode website. The criminal code can be found in Chapter 12.
View our garbage collection page for more information.
All of the payment options are listed on our payment options page.
Call the Grand Blanc Township at 810-424-2600. For a particular office, please add the following extension:
Police Dispatch may be reach by calling 810-424-2611.
You can report a power outage on the Consumer's Energy website.
When authorized, the owner of the property being held as evidence, confiscated, found or safekeeping will be notified in writing that the property may be claimed. The written notification will include the location of the property, the hours during which the property may be claimed and the length of time the owner has to claim the property before alternate disposition is made. Questions about the release of property can be made to the Evidence Technician at 810-424-2611 or by email.
The Grand Blanc Township Police Department has a prescription pill drop box located in our lobby available 24 hours a day, seven days a week, and 365 days a year. This drop box provides residents a safe place to dispose of unwanted, unused, or expired prescription pills only. We are unable to accept liquids, powders, or patches.
The Grand Blanc Township Police Department has a total of four-speed monitoring devices - two-speed monitoring trailers and two-speed boards. These devices are available to be placed in target areas at the request of residents. They are used for speed monitoring along the township's roadways and in our approximate 191 subdivisions. Officers may be targeted in those areas as well for enforcement purposes. If you would like to request a speed monitoring device in your neighborhood please call 810-424-2611.