PROPERTY
TAXATION
david hornby
The
elements under this standard are:
- interpret
outcomes of analysis
- analyse data on
subject taxed property.
- determine
taxation value.
- record value,
analytical approaches used and qualifications required.
The
modern tax on immovable property (the property tax) has old ancestry,
being one of earliest forms of taxation. Although its popularity in
Australia has waned in recent times in favour of the income tax it is
still the most important tax at the local level of government. This
part will give an overview of property taxation in Australia, compare
taxes on immovable property with other taxes under the criteria of
"good taxation", consider the relative merits of improved
property taxes versus the land tax and the necessary assumptions and
criteria for an efficient property tax system.
TAXES
ON IMMOVABLE PROPERTY (PROPERTY TAXES AN OVERVIEW
Australia
and New Zealand are among the few nations in the world to employ a
land value system for property tax purposes whereas most other
western countries use an improved value system (either lump sum or
annual value). Improved value is the market or present value of land
including all improvements thereon but subject to certain assumptions
necessary for mass valuation purposes. For example, the building is
assumed to be NOT subject to rent control. However, the populous
states of Australia have embraced a land value system largely through
the ideas of Henry George who advocated a tax on the unearned
increment (Progress and Poverty, 1879).
Australia
and New Zealand development of the land value system has been under
the influence of a court system that has laid down the proper use of
sale prices, defined market value, and methods of valuation for over
80 years. For example, the "definitive" statement on the
most suitable sale evidence for the determination of market value is
still the High Court decision; Spencer v The Commonwealth
(1907) 5 CLR 418 .
The
relative importance of property taxation in Australia can be gauged
by comparing taxation revenues for Australia (1999-2000) in the
diagram below.
Income
tax dominated with 58.35% of the total while goods and services was
the next highest at 20.72%. Taxes on immovable property accounted for
only 4.30% and other property at only 4.93%.
The
ratios for all revenue was as follows:
payroll:
|
6.22%
|
income:
|
58.53%
|
goods
and services: |
20.72%
|
use
of goods & services: |
5.48
|
immovable
property: |
4.30%
|
other
property: |
4.93%
|
Source:
ABS 5506
Of
total taxation revenue the Commonwealth collected the lion’s share
at 77.7%, the states a distant second at 19.2% and local government
which is largely dependent on property taxes at only 3.1% in
1999-2000. Taxes on immovable property fell from 4.46% of total
revenue in 1998/1999 to 4.30% in 1999/2000.
TYPES
OF TAXES ON IMMOVABLE PROPERTY
Taxes
on immovable property consist of 2 types:
• municipal
rates
• land
taxes.
Municipal
rates are those property taxes collected by local councils throughout
Australia and account for about 72% of the total taxes on immovable
property in 1999-2000. The next largest are land taxes (taxes at
state level on land values). These account for the remainder at about
28%.
For
the period 1998/1999 to 1999/2000 revenue from taxes on immovable
property increased in all states except NSW where the decrease was
attributable to a reduction in land tax from 1.85% to 1.7% on
31/12/1999. A fall in land taxes by the Queensland Government was
dues to the increase in the general rebate for land tax from 5% to
15% in 1999/2000.
Revenue
from land taxes rose in Victoria and Western Australia reflecting the
growth in taxable land values.
Source:
ABS 5506
AD
VALOREM TAXES
An
ad valorem tax is one that is proportionate to a value.
Therefore, a property tax based almost solely on the value of land is
an ad valorem tax.
CADASTRE
A
cadastre is an official register of the quantity, value, dimensions,
and ownership of real estate at either local or national level. It is
usually shown on a cadastral map showing land parcels or polygons
uniquely identified in space and with manmade information. The
importance of the cadastre for an efficient mass valuation system has
been underestimated by a number of commentators on property taxation.
CAPITAL
VALUE
The
term capital value is sometimes used for mass valuations. It is the
improved present or lump sum value as opposed to an annual or rental
value. It is not a good term as "capital" refers to a
measure in monetary terms that is already covered in the word
"value". That is, "worth" is a component of
"value".
FISCAL
CADASTRE
A
fiscal cadastre is a cadastre designed for property tax purposes.
That is, it includes those factors required for implementation of a
property tax system such as legal description, dimensions, location
of boundaries, ownership, description of improvements, and land use.
PRAIRIE
VALUE
Prairie
Value is the value assuming that not only is the subject land vacant
but also, so is the surrounding infrastructure. However, this is the
wrong approach as only the subject site is considered as being vacant
so that all external services such as roads, electricity, water, and
sewerage are "as is" and available to the land - McGeoch
v Fed Comm (1929) 43 CLR 277; Tetzner v CSR (1956) 14The
Valuer 477 [1958])50; Comm of Rail v VG (1962) 10 LGRA 20;
16The Valuer 512.
DETRIMENTS
TO THE LAND ("'WORSEMENTS")
Not
all of man's activities result in an improvement to the land, In some
cases the land may deteriorate from its original condition for
example, by erosion. Such detriments are taken into account when
determining the land value - Kiddle v Dep Fed Comm of Tax
(1920) 27 CL R 316.
GENERAL
VALUATION
The
general valuation is the normal revaluation of properties within a
local area at the periodic interval for property tax purposes. For
example, a general valuation for urban lands is typically, completed
every 2 years.
MASS
VALUATIONS
Mass
valuations are statutory valuations for property tax purposes.
Because the statutory body such as the Valuer General is required to
expedite a large number of valuations, it is necessary to define the
value to incorporate a number of assumptions so as to allow for its
efficient and economic determination. That is, a statutory valuation
definition is used.
PERIODIC
INTERVAL
The
period between General valuations.
RATE(S)
A
property tax at local level. In this part, the term property tax
includes rates. Rates is often used to describe an ad valorem
taxation system, as it is necessary to strike a rate in the dollar to
obtain the required amount of revenue.
SITE
VALUE
Site
value in this part is the same as land value. That is, the value of
land assuming no manmade improvements but including land or ground
improvements. It is sometimes used to describe the value of a site
with uneconomic improvements.
VALUATION
LIST OR ROLL
The
fiscal cadastre showing ownership, land values and property taxes
prepared by the valuing authority (eg the Valuer General). It is the
official list of values used by a local council to determine the
required "rate in the dollar so as to obtain sufficient funds
for local council purposes.
UNENCUMBERED
FEE SIMPLE IN POSSESSION
The
subject land is assumed to have a "clean" title so as to
expedite the carrying out of mass valuations. The NSW Royal
Commission considered this assumption as follows:
If
the submissions were conceded it would be necessary to value every
estate or interest. This would create difficulties in valuation far
greater than any which may now apply in the determination of the
hypothetical fee simple" para 73.
Land
Value requires an unencumbered fee simple in possession value. That
is, the owner is assumed to have full freehold title without any
encumbrance and is entitled to vacant possession for example, without
the encumbrance of a mortgage - Langford v WLC (1959) 15 The
Valuer 374.
Although
private restrictions on title are ignored any general or public
control is taken into account - Royal Sydney Golf Club v The Comm
of Tax (1957) 91 CLR 610. Therefore, town planning controls are
taken into account as well as general government policy.
THAT
THE IMPROVEMENTS HAD NEVER BEEN MADE
The
definition of land value under the NSW legislation is as follows:
VALUATION OF LAND
ACT 1916 - SECT 6A
6A LAND VALUE
(1)
The land value of land is the capital sum which the fee-simple of the
land might be expected to realise if offered for sale on such
reasonable terms and conditions as a bona-fide seller would require,
assuming that the improvements, if any, thereon or appertaining
thereto, other than land improvements, and made or acquired by the
owner or the owner’s predecessor in title had not been made.
(2)
Notwithstanding anything in subsection (1), in determining the land
value of any land it shall be assumed that:
(a)
the land may be used, or may continue to be used, for any purpose for
which it was being used, or for which it could be used, at the date
to which the valuation relates, and
(b)
such improvements may be continued or made on the land as may be
required in order to enable the land to continue to be so used,
but
nothing in this subsection prevents regard being had, in determining
that value, to any other purpose for which the land may be used on
the assumption that the improvements, if any, other than land
improvements, referred to in subsection (1) had not been made.
(3)
Notwithstanding anything in subsection (1), in determining the land
value of any land, being land in relation to which, at the date to
which the valuation relates, there was a water right:
(a)the
land value shall include the value of the right, and
(b)
it shall be assumed that the right shall continue to apply in
relation to the land.
In
section 6A(1) where it states -
....assuming
that the improvements, if any, thereon or appertaining thereto, other
than land improvements, and made or acquired by the owner or the
owner’s predecessor in title had not been made.
-
in Toohey’s case this was interpreted as follows:
What
the Act requires is really quite simple. Here is a plot of land;
assume that there is nothing on it in the way of improvements, what
would it fetch in the market" Tooheys v VG [1925] AC439.
Therefore,
when applying this criterion to licensed premises such as a hotel,
the licence cannot be part of the land value as the hotel building is
necessary to obtain a hotelier's licence. Under the Queensland
legislation the licence is expressly excluded in the definition of
improvements.
See
2000 amendments to the Valuation of Land Act 1916.
ANALYZING
IMPROVED SALES TO OBTAIN LAND VALUE
Although
the improvements are considered never to have existed it is proper to
determine the land value from improved sales by subtracting the value
of the improvements from those sales - James v VG (1942) 7 The
Valuer 132. This method is expressly allowed in the
Queensland
legislation.
More
recently in Maurici v Chief Comm of State Revenue (2003) HCA8,
the High Court criticised the Valuer General for not using improved
to find land values in Hunters Hill. Instead the valuer had relied
solely on available unimproved values. The problem indicated by the
Court was that the method adopted was “..unduly selective”. They
put the proposition that if there were only one vacant land sale in
Hunter Hill, the rating valuer would determine all the unimproved
values for the suburb from that sole sale. And later “….he was
unreasonably selective in ultimately confining himself to two sales
of scarce vacant land for the purposes of comparison”.
The
Court said that to be fair the sales used must be a reasonably
representative group of comparable sales and a group of sales cannot
be representative if it does not go beyond sales of scarce vacant
land.
The
crux of the High Court’s argument is that improved sales “…cannot
be disregarded. The contrary approach is required by the Act”.
Tetzner although applicable when assessing a particular sale
does not preclude a wide choice of the sales to be used.
The
High Court also stated:
“And
whilst it is true that s6A is intended to apply to each valuation
made under it, its statutory operation in relation to all valuations,
that is, all pieces of land to be valued, is another factor which
cannot be ignored, and requires that a scarcity of vacant sites not
be the determinant factor in valuations made under the Act”
The
Court also made this curious statement:
“And
whilst it is true that s6A is intended to apply to each valuation
made under it, its statutory operation in relation to all valuations,
that is, all pieces of land to be valued, is another factor which
cannot be ignored,…”
It
would appear that the court is prepared to interpret s6A by taking
into account some overriding or overarching purpose of the Act. This
would appear to be contrary to the law previously applicable which is
to interpret express provisions of the Act only. For example,
Tetzner’s case.
THE
IMPROVEMENTS MUST REPRESENT THE HIGHEST AND BEST USE OF THE LAND
When
analysing improved sales to find land or unimproved values the sale
land use must be highest and best use otherwise an erroneous answer
will result - Horn v Sunderland Corp (1941) 2K826. If the
improvements are not the highest and best use, the sale price can
still be used to find land value after an appropriate reduction for
the cost of removal of the uneconomic buildings. This is known as
site value and such sales are important evidence of value in
the highly developed and expanding areas in most Australian cities.
SPECIAL
ADAPTABILITY
It
was stated above that the licence part of the value of licensed
premises is to be ignored when determining land value. However, the
land may have some special quality or adaptability for the licensed
use, in which case, it becomes part of the land value. For example, a
drivein theatre site - Peelmont v VG (1965)19 The
Valuer 384.
UNEARNED
INCREMENT
The
popularity of the land value system in Australia followed the
writings and lectures given by the American philosopher/economist,
Henry George towards the end of the 19th century. George argued that
there was only a need for one tax; a land tax, as it compensates the
government/society for the unearned increment in land value. The
unearned increment as opposed to the earned increment is that part of
the land value that has been caused by the expenditure of government
or the general expansion of the economy.
EXAMPLE
If
the government builds a school near residential lands then generally,
those lands will rise in value as a result. The government should tax
such capital gains enjoyed by the owners as they have been caused by
public expenditure and therefore, are "unearned". Compare
such a windfall profit with a landowner who builds a house on his/her
land that is, the land has increased in value because of his/her
expenditure (earned increment).
According
to George and a number of researchers, a tax on the unearned
increment alone, if sufficiently large, will force landowners to
develop vacant land, thus reducing speculation and the price of land
because of the increase in supply. Further, by not taxing
improvements, such a tax encourages the development and improvement
of buildings.
Australia,
being a federation of states includes many local options and
differing state laws. Local governments throughout Australia levy a
property tax on either the unimproved value, land value or site
value, improved value, assessed annual (improved) value or a
combination thereof.
However,
because of the influence of Henry George, the trend has been towards
land values, a logical and necessary development of the unimproved
value concept. The allegiance to a land value system in Australia is
particularly strong in the Eastern States. For example, in an
intensive examination of the land value system in Australia,
Bronson Cowan made the following comments:
Special
attention was paid to this subject during the field investigations on
which these studies were based. No case was found where a
municipality had reverted to the taxation of Improvements, even in
part, as the result of a depression. During the course of 60 years of
experience with site value taxation, Australia and New Zealand passed
through several depressions. These included the world wide depression
of 1929 1934. While land values underwent considerable declines
during these periods, their tendency has been to show continuous
increases. These increases have been such as to indicate that, given
sound municipal administrations, they tend to provide a constantly
expanding source of municipal revenue (Bronson Cowan, 1958, 9).
See
property
taxation across Australia
10