Lackawanna Community Development Corp. v. Krakowski, 16 N.Y.3d 578 (2011)
A property tax exemption for a not-for-profit corporation is determined by the actual physical use of the property, not the not-for-profit’s broader goals or purposes.
Summary
The City of Lackawanna sought to tax real property owned by the Lackawanna Community Development Corporation (LCDC), a local development corporation, because LCDC leased the property to a for-profit manufacturing company. The New York Court of Appeals held that the property was taxable because it was “used” by the for-profit lessee for manufacturing, not by LCDC for an exempt purpose. The Court emphasized that tax exemptions are determined by the actual physical use of the property, not merely the owner’s not-for-profit status or goals. The Court rejected the argument that leasing the property furthered LCDC’s purpose of spurring economic development, holding that the Legislature would have expressly provided a blanket exemption for local development corporations if that was the intent.
Facts
The Lackawanna Community Development Corporation (LCDC), a not-for-profit, acquired properties between 1981 and 1985. In 1993, LCDC leased the property to Now-Tech Industries, Inc., a for-profit corporation, which later assigned the lease to PCB Now-Tech, Inc., also a for-profit corporation. Prior to 2006, the property was not assessed real property taxes. In 2006, the tax assessor concluded that the property was not entitled to an exemption under RPTL 420-a (1) (a) because of its use by the for-profit lessee.
Procedural History
LCDC commenced an action challenging the tax assessment. The Appellate Division found the property taxable. The Court of Appeals granted leave to appeal and affirmed the Appellate Division’s order.
Issue(s)
Whether real property owned by a local development corporation, but leased to a for-profit entity engaged in manufacturing activities, is exempt from real property tax under RPTL 420-a (1) (a) because the lease purportedly furthers the not-for-profit’s goal of economic development.
Holding
No, because the relevant inquiry under RPTL 420-a (1) (a) is the actual physical use of the property. Since the property is used by a for-profit entity for manufacturing activities, it is not used exclusively for an exempt purpose and therefore is not tax-exempt.
Court’s Reasoning
The Court of Appeals emphasized that the Real Property Tax Law is concerned with the actual or physical use of the property when determining tax exemptions. The statute exempts property “used exclusively for carrying out thereupon one or more” exempt purposes (RPTL 420-a [1] [a]). The Court rejected LCDC’s argument that the property was “used” by LCDC because leasing it furthered its purpose of spurring economic development. The Court stated, “It is the actual or physical use of the property that the Real Property Tax Law is concerned with.”
The Court found no support in the Real Property Tax Law or the Not-For-Profit Corporation Law for LCDC’s argument. While recognizing the laudable goals of local development corporations, the Court declined to create a “tax loophole” by broadly interpreting the statute. The Court noted that the Legislature could have expressly provided a blanket real property tax exemption for local development corporations, as it has done in other contexts. The Court distinguished between the tax exemption for the income and operations of local development corporations (N-PCL 1411 [f]) and the lack of such an exemption for real property owned by them, especially when leased to for-profit entities.