The Wisconsin Supreme Court yesterday released a landmark decision involving the availability of a property tax exemption for freestanding outpatient facilities. In the case, Covenant Healthcare System, Inc. v. City of Wauwatosa, the Supreme Court determined that the exemption under section 70.11(4m) of the Wisconsin Statutes applied to the St. Joseph Outpatient Center in the City of Wauwatosa (the “SJOC”). In reaching this decision, the Supreme Court rejected the Court of Appeals’ characterization of the SJOC as a non-exempt “doctor’s office” and also determined that the SJOC met other legal requirements for the exemption.
The Non-Profit Hospital Exemption
Section 70.11(4m) of the Wisconsin Statutes provides an exemption from property taxes for nonprofit hospitals. There are a number of restrictions on this exemption, however, both as to the nature of the hospital and as to how the property is used. As to the former, the exemption is available to a “hospital of ten beds or more devoted primarily to the diagnosis, treatment or care of the sick, injured or disabled, … no part of the earnings of which inures to the benefit of any … member.” The property must be “used exclusively” for the purposes of the nonprofit hospital, but the property may not be used as a “doctor’s office” or for “commercial purposes.” Each of these restrictions was in play in the Covenant case, but the most significant debate centered on whether the SJOC was a “doctor’s office” within the meaning of the statute.
With the increase in freestanding outpatient departments, the line between a traditional doctor’s office and traditional hospital operations has become increasingly difficult to define. Two Wisconsin appellate decisions have provided conflicting guidance on this grey line. See St. Elizabeth Hospital, Inc. v. City of Appleton (1987), and St. Clare Hosp. of Monroe, Wis., Inc. v. City of Monroe (1997). In the wake of this uncertainty, municipal assessors have increased their scrutiny of outpatient departments as potential “doctors’ offices.” Until yesterday’s decision, the Wisconsin Supreme Court had yet to address the “doctor’s office” language in the nonprofit hospital exemption.
Background
SJOC is an off-campus hospital-based outpatient department of St. Joseph Regional Medical Center, Inc., a Wisconsin nonprofit corporation. Covenant Healthcare System, Inc. is the sole member of St. Joseph. Covenant requested a property tax exemption for the SJOC from the City of Wauwatosa each year from 2003 to 2006 (the tax years in dispute). The city assessor denied the property tax exemption for each of those years; Covenant paid the assessed tax and brought an action to recover the assessments.
In March 2009, a Milwaukee County trial court judge found that the SJOC was exempt from property taxes under the nonprofit hospital exemption. In August 2010, the Court of Appeals reversed the trial court’s decision, holding that the SJOC was a doctor’s office and therefore not eligible for the property tax exemption. The Court of Appeals ultimately focused on a simple distinction:
- A doctor’s office is a place where doctors see patients, mostly by appointment, during scheduled business hours, and have their offices.
- A hospital is a place that offers inpatient, overnight care.
The Court of Appeals held that the SJOC was a “doctor’s office.” As a result of this decision, many assessors assumed that freestanding hospital outpatient departments would be treated as the functional equivalent of a doctor’s office for property tax exemption purposes.
Covenant sought review by the Supreme Court. von Briesen & Roper filed two briefs on behalf of the Wisconsin Hospital Association (WHA), and the Supreme Court heard oral arguments in April of this year.
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