- Church's single-family rental property qualifies for charitable exemption despite serving only one family at a time.
- Alternative statutory grounds for same relief constitute one claim; circuit court's silence on unaddressed ground does not defeat appellate jurisdiction.
- Relevant for property tax attorneys, nonprofit counsel, and religious organization advisors handling Illinois tax exemption disputes.
First United Methodist Church received a gifted single-family residence ('Charis Place') and used it to house families in need at below-market rent as part of its ROCHouse Ministry. The Church sought a property tax exemption for 2021 under both the religious purpose exemption (35 ILCS 200/15-40) and the charitable purpose exemption (35 ILCS 200/15-65). The Department of Revenue denied the application, an ALJ upheld the denial, and the Director adopted that recommendation. On administrative review, the circuit court reversed and granted the charitable exemption without addressing the religious exemption. The Department appealed.
The Fourth District first confirmed appellate jurisdiction, holding that the Church presented a single claim — entitlement to a 2021 property tax exemption — and received all possible relief when the circuit court ruled the property exempt. Advancing alternative statutory bases does not create multiple claims requiring a Rule 304(a) finding. On the merits, the court applied the clear error standard and balanced the six Korzen factors, reversing the Director's denial as clearly erroneous. Notably, the court held that 'indefinite number of persons' does not mean unlimited beneficiaries — a charity need only serve all who need and apply within its physical capacity. The court also rejected the Director's characterization of lease terms as restrictive obstacles, taking judicial notice that a crime-free housing addendum was mandated by local ordinance. The religious exemption was not addressed as unnecessary to the disposition.
This decision is significant for attorneys advising churches and nonprofits on Illinois property tax exemptions, clarifying that small-scale charitable housing programs can qualify under section 15-65 even when serving one household at a time.