Justia Pennsylvania Supreme Court Opinion Summaries

Appellant Lower Merion Township was a township of the first class. Article IV of its municipal code required every person engaging in a business, trade, occupation, or profession in the Township to pay an annual business privilege tax calculated as a percentage of gross receipts. Appellees Fish, Hrabrick, and Briskin (“Lessors”) each own one or more parcels of real estate in the Township that they rent to tenants pursuant to lease agreements. The Township notified Lessors that, for every such parcel, they were obligated to purchase a separate business registration certificate and pay the business privilege tax based on all rental proceeds. Lessors sought a declaratory judgment stating that, pursuant to the Local Tax Enabling Act (the “LTEA”), the Township’s business privilege tax could not be applied to rental proceeds from leases and lease transactions. Lessors did not challenge the validity of Article IV generally. Rather, they observed that the LTEA’s general grant of power in this regard is subject to an exception stating that such local authorities lack the ability to “levy, assess, or collect . . . any tax on . . . leases or lease transactions[.]” Lessors argued their real property rental activities fell within the scope of this exception. The trial court granted the Township's motion, denied the Lessors' motion and dismissed the complaint. A divided Commonwealth Court reversed, but the Supreme Court agreed with the trial court's judgment, reversed the Commonwealth Court and reinstated the trial court's order dismissing the complaint. View "Fish v. Twp of Lower Merion" on Justia Law

A series of cross-appeals involved tax credits and refunds for overpayments of the City of Philadelphia’s Business Privilege Tax (BPT). The City appealed the Commonwealth Court’s decision affirming the award of credits to Keystone Health Plan East, Inc., and QCC Insurance Company (collectively, Taxpayers), who appealed the same decision affirming the denial of their refund requests. The Philadelphia Department of Revenue agreed Taxpayers overpaid their taxes, but denied the refund requests as untimely. Taxpayers appealed to the Philadelphia Tax Review Board, arguing the net income corrections effectively reset the “due date” since they had 75 days from the completion of an IRS audit to file the amended returns. The Review Board rejected Taxpayers’ argument, determining “due date” referred to the date the returns were initially due (April 15, 2004 and 2005, respectively). Notwithstanding this denial of refunds, the Review Board, sua sponte, awarded Taxpayers credits for their overpayments. The trial court affirmed the Review Board’s decision. Both parties appealed, and a divided three-judge panel of the Commonwealth Court affirmed. The majority further held the trial court did not err in affirming the award of credits. Finding no reversible error in the Commonwealth Court's decision, the Supreme Court affirmed. View "City of Phila. v. Tax Review Bd." on Justia Law

At issue in these cross-appeals by Verizon Telephone Company of Pennsylvania and the Commonwealth was the taxability of Verizon’s gross receipts under the Pennsylvania Gross Receipts Act, for: (1) the installation of private phone lines; (2) the provision of directory assistance services; and (3) certain non-recurring charges levied on its customers for the installation of telephone lines; moves of, and changes to telephone lines and services; and from repairs of telephone lines. After careful consideration, the Supreme Court concluded that revenue derived from all such activities constitutes gross receipts taxable under 72 P.S. 8101(a)(2), and, thus, affirmed the portion of the order of the Commonwealth Court which determined revenue from the first two above-enumerated activities were taxable. The Supreme Court reversed the portion of the Commonwealth Court’s order finding revenue from the third activity was not. View "Verizon, PA, Inc. v. Pennsylvania" on Justia Law

This matter concerned a parcel of commercial/industrial property located in Springettsbury Township, which was owned by appellee Harley-Davidson Motor Company. Approximately 110 acres of the parcel contained buildings and other improvements, and the remaining 119 acres were considered “excess” land. Previously, the United States Navy, from 1941 until 1964, and, later, a private firm, American Machinery and Foundry Company (“AMF”), with whom Harley-Davidson merged in 1969, used the parcel to operate a weapons manufacturing plant and, in the course of their business, buried numerous contaminants (as well as unexploded military ordnance) in the subsurface strata. This use caused significant environmental damage to the property. In 1993, Harley-Davidson repurposed a portion of the site to operate a motorcycle manufacturing plant. In 2003, the Assessment Office of York County notified Harley-Davidson that it intended to increase the parcel’s property tax assessment. Harley-Davidson filed an appeal with the York County Board of Assessment Appeals, which affirmed. Harley-Davidson then filed a de novo appeal with the trial court. Appellant Central York School District (“School District”) intervened, and the parties proceeded to a three-day bench trial to determine the parcel’s assessments for tax years 2004 through 2010, pursuant to the Second Class A and Third Class County Assessment Law. This appeal by allowance before the Pennsylvania Supreme Court involved the proper determination of the fair market value of Harley-Davidson's property for purposes of property tax assessment, including consideration of environmental contamination, remediation, and stigma, as well as the potential for future subdivision of the property. After review, the Supreme Court found: (1) hypothetical ways in which a property could be used by potential buyers are properly considered by an expert in evaluating what a willing buyer would pay for a property; (2) the potential effect of agreements concerning possible environmental remediation liability and ongoing environmental restrictions and maintenance is a relevant factor that must be taken into account when determining the fair market value of property, and (3) environmental stigma may be relevant to determining fair market value of real estate for tax purposes in appropriate circumstances. The Supreme concluded: (1) the Commonwealth Court erred in concluding that the School District’s expert valued the subject property as already subdivided, and, thus, its determination in this regard was reversed; (2) the Commonwealth Court properly concluded that these agreements were not accounted for by the trial court; thus, the Commonwealth Court’s remand was affirmed; and (3) the trial court properly relied upon the School District’s expert’s opinion regarding a 5% environmental stigma devaluation for the property; thus, reversed the Commonwealth Court’s rejection of the trial court’s reliance upon such stigma in its valuation of the property. View "Harley-Davidson v. Central York Sch District et al" on Justia Law

Appellant Friends of Pennsylvania Leadership Charter School appealed an order of the Commonwealth Court which held that the retroactive real estate tax exemption provided in Section 1722-A(e)(3) of the Public School Code, 24 P.S. 17-1722-A(e)(3), was unconstitutional. Upon review, the Supreme Court affirmed (though by different reasoning), concluding that retroactive application of the real estate tax exemption of Section 1722-A(e)(3) was unconstitutional under the Pennsylvania Constitution because it violated the separation of powers doctrine. View "Friends of PaLCS v. Chester Cty Bd of Assess" on Justia Law

Appellant Lebanon Valley Farmers Bank (LVFB) is a Pennsylvania chartered bank, and a subsidiary of Fulton Financial Corporation, which merged with Keystone Heritage Group, Inc. The merger made Fulton the parent company of Lebanon Valley National Bank, which merged with Farmers Bank as part of the transaction, thereby forming LVFB. Prior to the merger, both Farmers Bank and National Bank were "institutions" subject to the Shares Tax. For the 2002 tax year, LVFB filed a Bank Shares Tax return, which included National Bank's pre-merger value in its calculation of its six-year average share value, as required by the combination provision. However, in 2005, LVFB filed a petition with the Board of Appeals, seeking a refund of the portion of its 2002 tax payment attributable to National Bank’s pre-merger share value. It claimed disparate treatment because the combination provision was inapplicable when mergers involved out-of-state banks or banks less than six years old. The Commonwealth Court has held, under the plain language of the statute, the combination provision applied only to combinations of "institutions" (i.e., banks with Pennsylvania locations). The trial court held LVFB, as the survivor of the merger of two Pennsylvania banks, should have reported a taxable share value which averaged the combined share value of each constituent institution over the past six years and was, therefore, not entitled to a refund. However, the court ordered the Commonwealth "to provide meaningful retrospective relief" to cure LVFB’s non-uniform treatment. The Commonwealth Court affirmed the Board of Finance and Revenue's classification of the merged LVFB and the 2002 tax assessment. After careful review, the Supreme Court disagreed with the Commonwealth Court's decision and reversed for further proceedings. View "Lebanon Valley Farmers Bank v. Pennsylvania" on Justia Law

The issue before the Supreme Court in this case was the interpretation of Section 602 of the Real Estate Tax Sale Law, which concerned the notice requirements for an upset tax sale for non-payment of delinquent taxes. Specifically, the issue centered on whether the Commonwealth Court correctly held that “proof of mailing” in subsection 602(e)(2) referred exclusively to United States Postal Service Form 3817 (a Certificate of Mailing). Upon review of the facts of this case, the Supreme Court concluded that although the Washington County Tax Claim Bureau did not obtain a Certificate of Mailing, it did proffer other documents from the USPS as evidence to establish “proof of mailing.” The Court held that these USPS documents satisfied the statutory mandate for “proof of mailing” in subsection 602(e)(2).View "Horton v. Washington County Tax Claim Bureau" on Justia Law

Appellees (husband and wife) created The Dorothy M. Miller Family Irrevocable Trust, naming Mrs. Miller as settlor, and her and her husband as co-trustees. The sole beneficiaries of the trust were appellees and their only child. Appellees transferred title to their house and farm to the trust, but did not pay realty transfer tax on the transfer, claiming it was an excluded transaction under the Realty Transfer Tax Act as a transfer to a "living trust." The Department of Revenue issued a Realty Transfer Tax Notice of Determination providing the transfer was subject to realty transfer taxes, plus applicable interest and fees. Appellees unsuccessfully petitioned for redetermination with the Department’s Board of Appeals. The Commonwealth Court reversed, finding that Mrs. Miller's testimony that she intended the Trust to be a substitute for her will was sufficient to define it as a living trust. The Commonwealth appealed. The Supreme Court found the Miller Trust failed to meet the statutory definition of a living trust or will substitute. As such, the Court reversed and remanded for calculation of transfer tax. View "Miller v. Pennsylvania" on Justia Law

Appellants appealed a Commonwealth Court decision which considered the application of personal income tax (PIT) to various nonresidents, who invested as limited partners in a Connecticut limited partnership, which existed for the sole purpose of owning and operating a skyscraper in Pittsburgh, which ultimately went into foreclosure in 2005. The Commonwealth Court held that the partnership was subject to PIT commensurate with the total debt discharged as a result of the foreclosure, and therefore the nonresident limited partners were liable for PIT in an amount proportionate with their shares in the partnership. The Partnership incurred net operating losses for accounting, federal tax, and PIT purposes in every year of its existence. For PIT purposes, the Partnership allocated those losses to Appellants (and all of the other limited partners) and, because Appellants had no Pennsylvania-based income for 1985-2004, they did not file Pennsylvania PIT returns for those years. By June 30, 2005, the compounded, accrued interest totaled $2.32 billion, thus making the total liability on the Purchase Money Note more than $2.6 billion. When the Note matured given the insurmountable debt that had accrued, the Partnership was unable to sell the Property. Accordingly, the lender foreclosed, and, because the Partnership no longer owned the Property, the Partnership soon after liquidated. None of the limited partners, including Appellants, received any proceeds from the Property’s foreclosure or the Partnership’s liquidation, and therefore lost their entire investments in the Partnership. Following the Property’s foreclosure, but prior to the Partnership’s liquidation, the Partnership reported a gain as a result of the foreclosure on its federal and state tax filings that consisted of the unpaid balance of the Purchase Money Note’s principal and the accrued, compounded interest. Despite their individual investment losses, the Pennsylvania Department of Revenue assessed PIT against Appellants, plus interest and penalties, related to the foreclosure on the Property for the 2005 tax year. The Supreme Court empathized with Appellants who found "themselves with significant financial burdens because of the loss of their investments, the liquidation of the Partnership, and the foreclosure of the Property." Nevertheless, the assessment of PIT by the Department was proper, as a matter of constitutional, statutory, and regulatory law. Therefore, the Court affirmed the order of the Commonwealth Court sustaining the assessment of PIT. View "Wirth v. Pennsylvania " on Justia Law

In November 2002, Appellee Beverly Roethlein, an Allentown taxpayer, filed a class action complaint against Portnoff Law Associates, Ltd., and Michelle Portnoff, Esquire (the firm's sole shareholder) seeking recovery for unjust enrichment and violations of Section 502 of Act 6, Pennsylvania’s Loan Interest and Protection Law. Portnoff serves as a private tax collector for various municipalities and school districts, and had contracts with 22 municipalities to represent them in the collection of delinquent real estate taxes. Taxpayers would be charged $150 for the opening of a file and preparation of a demand letter; $150 for the filing of a lien and preparation of a second letter; and $150 for preparation and filing of a writ of scire facias. The contracts required the municipalities to enact an ordinance or resolution authorizing Portnoff to impose legal fees upon the delinquent taxpayer. From the time a file was sent to her for collection, Portnoff began charging 10% interest on the principal. The issue before the Supreme Court in this case was whether the Loan Interest and Protection Law provided taxpayers with a cause of action to challenge costs imposed for the collection of delinquent taxes or to seek damages and attorneys’ fees for improperly-imposed costs. Furthermore, at issue was whether Section 7103 of the Municipal Claims and Tax Liens Act authorized a municipality to recover the administrative costs it incurs in collecting delinquent taxes. After review, the Court concluded that Act 6 does not provide a cause of action for claims which do not involve the loan or use of money. Furthermore, the Court concluded Section 7103 of the MCTLA allows a municipality to recover fees it pays to a third-party tax collector for the purpose of collecting delinquent taxes. In light of these conclusions, the Court reversed the decision of the Commonwealth Court, and remanded the case to the Commonwealth Court for further proceedings. View "Roethlein v. Portnoff Law Assoc." on Justia Law