Title Check, LLC assists county treasurers throughout the state of Michigan with a variety of their responsibilities relating to delinquent real property taxes and tax foreclosure. Our goal is to ease the administrative burden of processing tax-delinquent properties so that county treasurers can spend more time engaging with their constituents and helping them to avoid foreclosure. Below are just a few examples of the many services we provide.
We conduct thorough and complete title searches to identify parties with an interest in delinquent property. Our abstractors also utilize additional person search tools to supplement recorded documents where possible.
We generate and send numerous certified and first class notices to parties of interest. We go above and beyond what is required by statute to help ensure all relevant parties are aware of delinquent taxes.
We help facilitate personal visits to each delinquent property to post notice of delinquent taxes and attempt contact with any occupants. This process is assisted through the use of our custom tablet-based inspection application.
We assist in the marketing and sale of property which is ultimately foreclosed through our auction website www.tax-sale.info. This includes both live and online auctions as well as extensive customer support services.
In 1999, Michigan's Legislature drastically overhauled the state's tax foreclosure procedures through the enactment of Public Act 123 of 1999. The relevant statutory provisions are now contained in Michigan Compiled Laws 211.78 et seq. Below is an overview of the statutory timeline outlined in those sections. You can also read the full text of the statute here.
Disclaimer: Any information on this page is provided for reference purposes only. It is not intended to be legal advice. If you have questions or need assistance with regard to property taxes or any other legal issue, you should consult a licensed attorney.
Taxes levied in previous year that remain unpaid are returned to county treasurer as delinquent
Administration fee of 4% and interest of 1% per month are added to each delinquent parcel
Certified abandon property forfeits on "fast track". (skip directly to March 1 - year 2)
Deadline to send notice of delinquency and impending forfeiture by first class mail to taxpayer(s) of record
Deadline to send second notice of delinquency and impending forfeiture by first class mail to taxpayer(s) of record
$15.00 certified mail notice fee is added to delinquent tax amount
County treasurer prepares a list of all delinquent property that will be subject to forfeiture on the following March 1 if not paid
Street addresses of properties as well as the names and addresses of parties of interest are determined according to treasurer records
Deadline to send certified mail notice to taxpayer(s) of record and first class mail to occupant warning that property will forfeit if not redeemed
Property not redeemed is forfeited.
Interest accrues at 1.5% per month from delinquency (retroactive from previous March 1) and forward to date of expiration of redemption rights
$175 title search fee is added to the delinquent taxes
All recording fees and fees for service of process can be added to the delinquent taxes through to the date on which redemption rights expire
Deadline to record forfeiture certificates with local register of deeds
Initiate sending certified mail notice of show cause and judicial hearing no later than 30 days prior to scheduled date
Initiate title search and personal property visits for forfeited property
Initiate notice by publication (once a week for two successive weeks)
Deadline to file foreclosure petition with the circuit court
Show cause hearings are held as scheduled locally by each county
Must be held at least 7 days before the judicial foreclosure hearing (see next panel)
Judicial foreclosure hearing is held in local circuit court
Must not be scheduled earlier than 30 days before March 1, year 3
Last day to pay outstanding taxes and redeem property from foreclosure
After close of business, foreclosure judgment becomes effective and title to all unredeemed properties vests absolutely in the foreclosing governmental unit
Property becomes available to local units/municipalities for right of first refusal "public purpose" purchase
Deadline for local unit/municipality right of first refusal purchase
First opportunity to hold minimum bid auctions
Not less than 28 days after minimum bid auction, hold second round no-minimum bid sale
Second opportunity for local units/municipalities to exercise right of first refusal between first and second round of auctions
Deadline for completion of all auctions
Deadline for FGU to transfer list of unsold parcels to local city/village/township
Deadline for city/village/township to refuse transfer of unsold property
Those properties which are not refused are transferred to local city/village/township
All taxes due are cancelled for property transferred to local unit after not selling at auction
All liens for demolition, safety repairs, debris removal, sewer/water charges, due as of this day are cancelled for those properties obtained by local units