Michigan’s single family home building activity
is off to its slowest start since 1997, according to data posted on the Census
Bureau’s web site last Tuesday. For the first five months of the year, 15,594
permits have been issued across the state, 1,698 fewer than during the same
period last year, for a year-to-date decline of 9.8%.
Three quarters of the state’s decline was centered in southeast
Michigan, as permits fell in the “Metro-Detroit” area (includ-ing Flint and
Ann Arbor) by 1,267 units, or 13.9%. However, most of the region’s decline
was confined to the traditional “Detroit” (Wayne, Oakland and Macomb) sector,
which saw permits plummet by 1,390 units, or 21%. So, in reality, the “traditional”
Detroit area was responsible for 82% of Michigan’s total decline.
Nearly every Michigan metro-politan area charted by the department
experienced a small decline in comparison to 2000, as permits declined in
Ann Arbor, Grand Rapids, Kalamazoo, Lansing and “Saginaw” by between 25 and
42 units. The one bright spot was the Flint sector of Metro-Detroit, where
permits were up by 156 units (21.9%).
Not only is “Flint” area activity running well above 2000’s pace,
it’s running 11.3% above the 28 year record pace of 1999, when 2,059 units
were built for sale.
The government’s figures are nearly identical to the Housing
Consultants’ five month data reported here in the 6/19 issue, which showed
Genesee County non- rental permits up 23%, with the rest of the region
down 10% (minor differences primarily due to HC’s inclusion of condos),
leading to the question: Why is Flint area activity rising when the rest of
the state can’t hold even with recent data? Well, most likely it’s not (rising).
What the January through May single family data tell us is, after roughly
eight years of torrid growth, the Metro Detroit area is settling back to a
more normal rate of job creation and housing activity. However, since the
outlying counties of the metro area (Washtenaw, Livingston and particularly
Genesee) have become the region’s “new frontier,” experiencing the biggest
upturn in “Detroit” related development in recent years, they are far less
likely to be hit with the brunt of the downturn as the older, more traditional
building areas.
So, we find that the Ann Arbor section of Metro Detroit (primarily Washtenaw
and Livingston Counties) is experiencing a modest decline, that’s similar
in scope to the rest of the state. While the “Flint” sector, which more recently
was classified as part of Metro-Detroit, continues to experience the benefits
of its new affiliation and, as is evident in the chart above, is taking a
greater share of the shrinking regional housing market.
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Business News & Issues
Like homes, autos sales are running at a much faster than
expected pace this year. In fact, some experts believe that sales will actually
hit 17 million units by year’s end, barely behind 2000’s record breaking pace
of 17.4 million.
A primary reason for stronger sales has been the affordability factor. Surprisingly,
vehicles are far more affordable today than in years past. During this year’s
1st quarter, the average monthly vehicle payment was just 7% of U.S. average
monthly income. Fifteen years ago the average monthly payment was 10%.
In fact, according to an Associated Press report, cars are more affordable
today than they have been at any time since ‘79. Of course, rebates and low
financing incentives are primarily responsible.
One brand of vehicle not selling well is the Ford Explorer, so the
company is being urged to change its name. Frank DeLano, head of a “brand”
consulting firm, told CNN that “once a brand name has a plague on it, it’s
time to back away. I think the name is dead.”
Of course, we suspect Ford will be reluctant ... after all, the owners haven’t
changed the name of the Detroit Lions .... a name that’s been plagued for
more than forty years.
A Wall Street Journal note told “plans to expand tax incentives
for land conservation are attracting strong bipartisan support.” Under consideration
is a 50% exclusion of the gain on sales of land to a government agency or
conservation group.
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Rulings explain last fall’s “big $”
Last fall, Michigan’s trial law-yers, with support from their
labor and environmental allies, went on a mission to reclaim control of the
state’s Supreme Court, pouring millions of dollars into the campaign coffers
of the challengers to incumbent Justices Steve Markman, Cliff Taylor and Bob
Young.
The state’s business community responded to the Lawyers’ challenge, and was
virtually unified in its support for the three incumbents. In fact, much to
its credit, the Michigan Association of Home Builders political arm made its
biggest commitment in the association’s 51 year history.
At the time, the court had a 5 to 2 pro-business majority, that would swing
to a lawyer/labor bent if two of the incumbents were defeated. So, with billions
in future jury awards at stake, campaign contributions continued to flow like
the fate of the free world was in the balance.
I haven’t thought much about the Markman, Taylor and Young victories since
early on that November 7th evening as, immediately thereafter, the Presidential
race took on the persona of the energizer bunny. But a short note in last
Wednesday’s Flint Journal gave its importance a true perspecitive.
The note related to a Supreme Court ruling in a pair of cases that will hardly
make a law student’s reading list: Lowry v Pine Knob and McDonald v Pine Knob.
Both sued the “concert venue” for injuries resulting from a piece of sod being
thrown by other concert patrons.
What caught my eye was not that the five justice majority held for the defendant.
It stated that Pine Knob had a duty to respond to the situation, which it
did by calling police, while labeling the incident an “unreasonable risk that’s
unforeseeable.”
What did draw my attention was the minority opinion by Justices Cavanagh and
Kelly that Pine Knob should be held responsible because it had control over
whether the venue contained sod. In other words, due to a concert ground being
sodded, its owner becomes food for a trial lawyer if some idiot rips up the
sod and throws it.
Of course, had the trial lawyers won last November, Cavanagh and Kelly would
have been voting in the majority ... and that’s what clearly puts the value
of our efforts in perspective.
Barry
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Taxation and Finance ----
Employee v. Independent Contractor or ‘W-2 v 1099’
If you misclassify a worker as an independent contractor and fail to
withhold income taxes, you can be assessed with penalties (1.5% of wages for
federal income tax not withheld and 20% of the worker's share of FICA taxes
not withheld). Furthermore, you may be assessed with additional penalties
of 3% of the federal income tax not withheld, and 40% of the worker's share
of FICA if you failed to file a Form 1099.
The Internal Revenue Service (IRS) has used a common law 20-factor test to
determine whether a worker is an independent contractor. However, recent changes
in the tax law have made it easier for an employer to fend off the IRS challenge
that someone treated as an independent contractor is an employee. For audits
beginning in 1997, Section 530 of the Internal Revenue Code (IRC) now provides
an exclusion that an individual will not be treated as an employee provided
the employer:
(1) did not treat the worker as an employee for any period;
(2) did not treat any other worker holding a similar position as an employee;
(3) filed Form 1099 in a timely fashion for each worker, and
(4) has a reasonable basis for not treating the worker as an employee.
The employer can argue it has a reasonable basis for independent contractor
treatment based on three safe harbors:
(1) a judicial precedent;
(2) failure of the IRS to challenge the independent contractor classification
on prior audits, and
(3) industry practice to treat such workers as independent contractors.
A recent IRS summary is designed to clarify the relief that is now available
under IRC Section 530. As amended, it states that the reasonable basis standard
may also be met when a business owner relied on a business attorney or accountant
who knew the facts about the business, when classifying the worker as an independent
contractor.
The burden of proof in applying the Section 530 safe harbors has also been
eased for taxpayers. First, the taxpayer must establish a prima facie case
that it was reasonable not to treat the worker as an employee. Then, assuming
the taxpayer fully cooperated with the IRS in providing relevant information
about the treatment of the worker, and one of the three safe harbors exists,
the burden of proof shifts to the IRS to show that the worker was not an independent
contractor. In short, business owners who wish to treat workers as independent
contractors should:
· Treat similarly situated workers identically.
· Determine that it is industry practice to treat such workers as independent
contractors.
· Issue Form 1099 to their independent contractors regularly.
· Assess whether there is a judicial or administrative precedent for the treatment.
In addition, to make certain that the treatment is proper, they can perform
a common law analysis based on the IRS’ 20-factor test for determining the
relationship between the worker and business owner and who controls the work
being performed. Finally, have the independent contractor sign contracts annually
specifying the length of the relationship and indicating that the independent
contractor is responsible for payment of income and payroll taxes.
R, P & T
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Sprawl Battle: State v County
As Michigan’s legislative and business leaders focused on the evils
of sprawl during the past couple of years, the state had been host to a seemingly
endless barrage of “Land Use” conferences and seminars. And, nearly every
session contained multiple references to Maryland, a state lauded as a model
of virtue by the bastion of so called “smart growth” advocates.
That’s why a New York Times article noting the proverbial line in the
sand drawn by Carroll County (MD) officials vowing to “defend home rule” against
intrusive state policies, caught our eye.
The Maryland fight is over the rezoning of 145 acres to accommodate a golf
course community with fifty homes, the largest in the past 30 years in the
rural county with a historical reputation for pioneering preservation of agricultural
land. The vote by the county commissioner was ruled unjustified under state
law in a legal challenge by opponents of the development. However, the ruling
was “rendered moot because a new county master plan had already been mapped
with the zoning change included,” according to the Times.
Enter Governor Parris Glendening, a nationally renowned darling of the anti-sprawl
movement, who considers Carroll County a “sprawl scofflaw that’s violating
state preservation plans.” Glendening says he’s going to use a 25 year old
law that allows the state to challenge potentially harmful rezonings, telling
the Times his “$21 billion state budget will not be used to subsidize
sprawl.”
One of the commissioners in favor of the rezoning explained it was generated
by an “older farm family seeking retirement.” Glendening countered that the
family could have sold easement rights under existing state programs, just
not for as much, noting it’s “not the government’s obligation to guarantee
huge profits to farmers.”
Michigan farmers being sold the Maryland type of plan should take note: Whose
interest does the state really have in its plans?
Beyond Seinfeld: It’s still about "Nothing"
in particular
Vacation Home Trend?
You’ve always wanted to be a regular at the Cannes Film festival, Carnival
in Rio, Grand Prix of Monaco, regattas at the Australian shore, and dozens
of other jet set events, but you just can’t afford a vacation home in each
venue? Well, “Christies’ Great Estates” has the answer to your
prayers with the “World of ResidenSea,” the world’s first “oceangoing luxury
resort,” set to begin its maiden voyage at the first of the year.
Soon you can have “a home of your own in every major port you’ve ever wanted
to live in” ... but hurry, only about 30 of the 110 condos (for lack of a
better description) remain available.
Once it sets sail, The World’s going to “embark on continuous circumnavigation
of the globe in pursuit of natural, historic, and cultural attractions. In
fact, we could probably get it to dock at Mackinaw Island for MAHB’s summer
convention if a few more association members purchase one of those remaining
condos, which begin at $2 million for the entry level 1,100 square foot model.
And, don’t forget, luxury amenities include “World Class” dining and a 24
hour concierge.
Shocking News: Environmentalists distort facts?
School kids are recruited into an army of radicals through deceptions and
outright lies. This may sound like the 3rd Reich, but it’s actually happening
right here in America in 2001. And, who are these 21st Century malcontents
who rely on Nazilike propaganda techniques? They’re the activist environmental
community who claim to be defending the earth from what most of us call progress.
The distortions of facts to terrify elementary school children was just one
of the tactics featured last Friday on an ABC special about tampering with
nature. Throughout the hour, news correspondent John Stossel took a look at
environmental claims, ranging from the dangers of global warming, to genetically
engineered food, to cloning of human organs, and questioned environmental
activists with real scientific facts. He even mocked his own industry’s coverage
of environmental issues: particularly the media’s propensity to report environmental
claims which just aren’t true.
The special presented a clear illustration of the lengths the environmentalists
will go to deceive the public. (A video tape is available in the BAMF library).
Back to top
Association News and Events
-- Fall Parade; Regional Meeting;
Golf Outing
Contracts for this Fall’s Parade of Homes were mailed
to roughly 110 builder members last week. The event will open on Saturday,
October 6th, and run through Sunday, the 21st.
The entry fee remains $2,500 if received prior to the first (July 23rd) deadline.
Hours will remain the traditional noon to six on weekends, with the recent
fall weekday schedule (Thursdays and Fridays only; 4 p.m to 7 p.m.).
The final deadline will be August 13 (the day before the Golf Outing). Note:
Any builder putting more than one home in the event is charged $1,750 for
the second, and each additional home.
Additional contracts and rules are available by calling the office at 810-603-
2200.
A final reminder on the regional meeting for the eastern
region of Genesee County, set for breakfast at 8:00 a.m. July 11th, at
Walli’s East. Because of the seminar on the Michigan Residential Code (see
below) and the MAHB summer convention, the next regional meeting won’t be
held until the first week of August. Check the July 16th Veritas for
details.
As of this morning (Monday), there are 139 golfers registered
for the August 14th golf outing (or, we had room for one foursome and a single
golfer). We will be compiling a waiting list when those spots are gone.
There are a few remaining hole sponsorships ... Remember, each sponsored hole
has a contest: it’s $150 if the association buys the prize; $100 if the sponsor
buys the prize. Normally we have 15 to 18 sponsors.
Economic Update: Gasoline Prices
+ Confidence = Growth?
As we neared the end of the 1st quarter of ‘01, the nation’s confidence
was in shambles, we were bracing for gasoline prices of $3 per gallon, stock
prices fell as even the Dow Industrials dropped well under 10,000, manufacturing
activity was plummeting, several analysts believed recession was imminent,
and some even thought Alan Greenspan’s legacy was in jeopardy. Today, as we
begin the 3rd quarter, confidence has been on the rise for three of the past
4 months, the “Dow’s” back in the 11,000 range, manufacturing appears to have
bottomed out and gasoline prices are well below their June ‘00 level.
In reality, it’s the gas prices that may be the most important of these issues.
In spring, much of the concern related to the likelihood of higher gasoline
prices cutting into households’ disposable income, creating a ripple effect
that would reduce consumer spending on other commodities and, ultimately,
drive the economy into recession. Now there’s a feeling that today’s lower
gas prices could be the key that restores the nation’s growth to a solid level.
Let’s remember, each of the past 3 economic recessions were preceded by a
substantial spike in energy prices. As prices for gas, heat and electricity
sap the consumer’s wallet, there’s far less remaining for other expenditures.
And, the resulting affect on consumer prices, and ultimately every “cost of
living” related payment by business and government, saps budgets and profits
alike. So, higher energy prices have a drastic affect America’s economic psyche.
Last Thursday (one day after the Federal Reserve cut rates for the 6th time
this year) Greenspan told the Economic Club of Chicago that recent declines
in the price, and rise in supplies, of gasoline and natural gas “give hope”
that the worst” for the country may be over. Add that to the fact that Fed
cut rates just 1/4 point (rather than 1/2), further suggests the “man in charge”
truly believes, like a growing number of economists, that solid growth is
about to be restored in the second half of the year. In other words, as he
did in the mid ‘90s, it’s beginning to look like he engineered another “soft
landing.” Which means there’s one more point to be made regarding the changes
from late March to the present .... Greenspan's legacy no longer appears in
jeopardy.
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Housing Industry Update
New Housing Data Solid
All measures of the nation’s housing activity remained solid according to
data released during the final half of June. Even though housing starts
declined during the month, the drop was “miniscule” at 0.4%, as both single
and multi family production fell modestly. But the 1.62 million unit rate
was higher than forecasts, as housing continues to outperform market expectations.
Regionally, the Midwest was the leader with an increase of 15.8%, while the
West showed a modest rise. Starts were off slightly in the South, but plummeted
more than 28% in the Northeast. Permits were up 2.1 percent nationally, a
1% in the Midwest.
The Commerce Department also reported new home sales continued their
record pace for the year, and were on the rise during May, up 1% from April
at a seasonally adjusted rate of 928,000 units. It also noted that sales were
9% above the rate of May ‘00.
In actual numbers, the industry’s sold 423,000 new homes during the first
5 months of the year, an 8.7% rise over the January through May period a year
ago (note: mortgage rates were at 8.62% last May).
As we reported last month, the department revised the way it calculates new
housing activity. So, the historical record for new sales is 885,000 units
in 1998. So far this year, homes sold at an annual rate of 948,000.
Existing Sales Rise 2.9%
Existing home sales also continued to exceed expectations, according
to the National Association of Realtors’ monthly release last week, stating
that sales were up 2.9% to a near record rate of 5.37 million, as the real
estate industry is also on pace for a record breaking year. Although the industry’s
trade association has yet to make such a prediction, sales rates for the five
months of 2001 have averaged 5.28 million, above the 5.205 million record
set in 1999. Furthermore, through the first five months of the record year,
sales averaged slightly under 5.2 million.
Since mortgage rates have been on the rise, though slightly, since the beginning
of the year (see page 12), while the economy continued to slow, forecasters
have been expecting sales to slow ... but it just isn’t happening.
Nationally, the median existing home price was up 5.7% since May 2000, to
$145,500. In the Midwest it was up 3.9%, to $124,000.
Housing Market Index Gains
Roughly two-thirds of Home Builders surveyed for NAHB’s monthly housing market
index (HMI) feel positive about the current sales outlook, along with their
expectations for the next six months. Association President Bruce Smith noted,
in a release of the June HMI, that “builders’ assessment of the condition
of the single family housing market are remarkably upbeat, considering the
state of the overall economy and the job market.”
The one area where builders show discontent is in traffic of prospective buyers,
which has remained low, even when the HMI as a whole, was at a record level.
Still, the overall index climbed back to 58, equaling its highest level this
year.
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Look Here for Previous Issues of Veritas
- Volume 14 Issue 12 June 19, 2001 - Articles
include (Did weather hurt existing home sales?, They should read there own
paper!, Opportunities & Pitfalls: “Tax Relief Act of ‘01”, Slowdown: continuing
or bottomed out?)
- Volume 14 Issue 11 June 5, 2001 - Articles
include (East Coast/N. Calif: Prices go Wacko, Left Wing Attacks on NAHB Staffer,
New Retirement Plan Distribution Rules, Surprise! Confidence up; jobless
down)
- Volume 14 Issue 10 May 23, 2001 - Articles
include (The “New Frontier” of Metro-Detroit?, Census data made economists
look like morons, Greenspan limbo: How low will he go?)
- Volume 14 Issue 9 May 8, 2001 - Articles
include (Spring Parade Opens Saturday,
Business News & Issues, Term limits + new salary = pension opportunity,
Taxation and Finance, GDP’s growing, and so are jobless lines)
- Volume 14 Issue 8 April 24, 2001 - Articles
include (Local tax base growth exceeds population, Housing gets its due; but
are “they” listening?, Consumers are spending; but business?)
- Volume 14 Issue 7 April 2, 2001 - Articles
include (County plan calls for $1,000 tap-in Fees, Home values soar; area
prices recover, The Equity Affect & America’s Economic Psyche, Michigan Legislative
Update)
- Volume 14 Issue 6 March 20, 2001 - Articles
include (Does “Fed” action impact mortgage, How much power over private business
is legit?, MRC Delay: New Target - 7/31,
How big will tomorrow’s rate cut be?)
- Volume 13 Issue 5 March 5, 2001 - Articles
include (State's appreciation rate below U.S. in '00,Venice:
A 21st Century Atlantis?/Michigan’s “Greens” take action, Economy:
Recalling a mid ‘50s commercial)
- Volume 13 Issue 4 February 21, 2001 - Articles
include (An historic 1st: Local economy’s in 6 year period of stability,
New housing stand’s alone?,
“Triggers” to protect from surplus’ euphoria, Stair
Geometry Confusion?)
- Volume 13 Issue 3 February 6, 2001 - Articles
include (Michigan housing activity off by 1620, Local; Regional permit decline
in line with state & nation,“Chrysler” situation brings bad memories, Single
State Code Coming May 30th?)
- Volume 13 Issue 2 January 16, 2001 - Articles
include (New code is focus of 1st meeting of ‘01, Cost of business operations,
“Exec” government in county’s best interest, Environmentalists attack Interior
nominee)
- Volume 13 Issue 1 January 3, 2001 - Articles
include (3rd quarter existing home prices soar, Building Officials’ 2 Day
Training, Will surging economic fears be self fulfilling?, The big question:
soft landing, or recession?)
- Volume 12 Issue 23 December 7, 2000 - Articles
include ( Time for another burning of “Money?”, Building Officials’ 2 Day
Training, Economic expectations often unrealistic, Is the Fed getting
ready to cut rates?)
- Volume 12 Issue 22 November 16, 2000 -
Articles include ( 3rd quarter local data show prices fall, Vehicle sales
showing softness, Perhaps election results were definitive, Economy
strong amid “modest” slowdown)
- Volume 12 Issue 21 October 31, 2000 -
Articles include (Building activity down 17.8% thru Sept?, County Leaders
deserve reelection, Vote ‘divide and conquer’: its our only hope,
Q’3 GDP cools; but is slowdown imminent?)
- Volume 12 Issue 20 October 17, 2000 - Articles
include (Beyond Prescription Drugs & Education, The $230 billion surplus:
real or fantasy?, Looks like growth may well have returned)
- Volume 12 Issue 19 October 3, 2000 - Articles
include (Campaign: “Housing is Forgotten Issue”, Job Creation study’s analysis
ignores local economic reality, Preserve America’s Sanity: End soft money,
Poverty low; Spending up; etc)
- Volume 12 Issue 18 September 19, 2000 -
Articles include(Despite rates, sales still near record, Job Creation study’s
analysis ignores local economic reality, Maybe it is time for a County Executive)
- Volume 12 Issue 17 September 5, 2000 -
Articles include(Area’s “affordability ” continues slide, NAHB comes to S.E.
Michigan, Save our forests: Cut rather than burn, Some act like the economy
surrendered )
- Volume 12 Issue 16 August 15, 2000 - Articles
include(County wide home prices fall again, Primary
results teach important lesson, Selling Investment Property Like Kind Exchanges,
More Indications of cooling economy)
- Volume 12 Issue 15 August 2, 2000 - Articles
include(Housing starts fall throughout region, Locally, Primaries are crucial,
Surprise: Fieger party attacks high court, Suspicions on Flint sales confirmed,
2nd quarter growth surge puzzling?)
- Volume 12 Issue 14 July 17, 2000 - Articles
include (Jobs’ discrepancies could be explained, Illinois farm town gives
grants to extend “Sprawl”, More proof that BAMF serves the public, Local control
or minority rule?)
- Volume 12 Issue 13 July 5, 2000 - Articles
include ( An end to the claim that housing “costs”, “Suburban
Beauty ... Why Sprawl Works”, Taxation and Finance .. by Rachor, Purman
& Tucker, Psychotic world of economic analysis)
- Volume 12 Issue 12 June 21, 2000 - Articles
include (May Housing Activity Declines from '99, Past two weeks said much
about the area’s future, Attacking the goose who lays golden
eggs, State still tops in appreciation)
- Volume 12 Issue 11 June 6, 2000 - Articles
include (“How builders buy (political) access, influence", Business Briefs:
Sugar update; autos roll on ...,Why Developers Contribute in Local
Races, So, the economy’s slowing, you say?)
- Volume 12 Issue 10 May 19, 2000 - Articles
include (Builders Now Oppose Farm Preservation Bill, Business Briefs: Sugar
update; autos roll on ..., Now Rosie’s “My Friend;” Where’s Kathie Lee?)
- Volume 12 Issue 9 May 4, 2000 - Articles
include (State Windfall from Proposal ‘A’ is Enormous, Business Briefs: Why
Agriculture always wins, Parade, Housing Quarterly & Industry Pride, Tax Planning
for the year 2000)
- Volume 12 Issue 8 April 19, 2000 - Articles
include (Town Hall meeting on Sprawl bombs badly, Where Government
Appreciates Housing, “Inflation is back!” says Disney News)
- Volume 12 Issue 7 April 7, 2000 - Articles
include (Final Answer? “Cows don’t go to school.”, Briefs: With
local industry impact, Mr. Gore: It's Still "The Economy Stupid!",
Equity v Savings; Plastic Timber; & More)
- Volume 12 Issue 6 March 15, 2000 - Articles
include (State's Home Values soar fastest in U.S., Briefs with local industry
impact, Finally, that NIKE factory makes sense)
- Volume 12 Issue 5 February 29, 2000 - Articles
include ("Sprawl"; Its "costs" may be benefits,
Briefs with local industry impact, Policy v Politics: The latter Usually wins)
- Volume 12 Issue 4 February 16, 2000 - Articles
include (Auto World II? or Legitimate Venture?, Briefs with Local Housing
Industry or Economic Impact, The Dilemma that Killed the Coronation)
- Volume 12 Issue 3 January 31, 2000 - Articles
include (Table Top Exhibitors Nearly Double, Single Family/Condos: Up 14.6%,
The "Era of Big Government" is Back!)
- Volume 12 Issue 2 January 19, 2000 - Articles
include (Local Single Family/Condo Activity Up 9.7%, Special Interest beats
another development, Downtown Ramada up for Auction)
- Volume 12 Issue 1 January 4, 2000 - Articles
include (Local Housing Data Stronger Than Expected, State Code Brings Immediate
Change, New Challenges for a Totally Different Era)
- Volume 11 Issue 23 December 14, 1999 - Articles
include (Housing's Incredible Growth Marked '90s, Proposal A Made Michigan
#1, Oh! How U hate to see the nineties go)
- Volume 11 Issue 22 November 17, 1999 - Articles
include (No Resolution of Single State Code, Water Control in the 21st Century,
Term Limits? Bring back the Pros!)
- Volume 11 Issue 21 November 2, 1999 - Articles
include (Genesee continues to lead region, Governmental Affairs Update, Editorial
Credibility: Free Press Blows It!)
- Volume 11 Issue 20 October 21, 1999 - Articles
include (Single State Code Makes it to Floor, Judge adds $20 million in Novi
Case, Government Policy and a fragile economy)
-
Volume 11 Issue 19 October 5,
1999 - Articles include (NAHB's HOI finds "Flint" at midpoint,
Battle over States' Ability to violate Federal Law, Time for a builder/developer
President?)
- Volume 11 Issue 18 September 16,1999 - Articles
include (Sprawl Forum sets agreeable tone, Are we losing another institution?,
and Wonder what conference they were at?)
- Volume 11 Issue 17 September 1, 1999 - Articles
include (County home prices take 12% leap, The Image that just keeps on Haunting,
and "A Bumper Crop of Subsidies")
