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Motu's Arthur Grimes and Deloitte's Mike Shaw detail pros and cons of land tax
Motu economist Arthur Grimes and Deloitte partner Mike Shaw presented papers on what a land tax might look like to the Tax Working Group's final conference in Wellington on Tuesday, detailing the pros and cons.
The full powerpoint presentations are reproduced below in SlideShare form.
Grimes presented a view of what a land tax might look like with a tax free threshold of either NZ$50,000 per hectare or NZ$1 million per hectare. A 0.5% tax on the unimproved value of land (around NZ$460 billion in 2006) could generate around NZ$2 billion in revenue.
He then detailed the pros and cons of such a tax and a useful table (Page 9 in powerpoint) showing what the tax would look like for different types of properties.
Pros:
* Brings in property to tax base. NZ has relatively low property taxes compared to other countries.
* Progressive tax hits richest hardest and hits those with most children least, as they have less land
* Hits Maori and Pacific Island communities least
Related Topics
* Likely to cause rental property investors to rethink
* Very cheap to administer
* No avoidance or evasion
* Land is immobile so no danger of assets 'fleeing' tax
* Per hectare threshold reduces hit on farmers and foresters
* Threshold cleaner and easier to administer than exceptions
* Discourages land-banking property developers from sitting on land
* Less borrowing for property investment and lower overseas debt
Cons
* 0.5% land tax could reduce land values by as much as 15%
* House prices (land and buildings) could fall by 4-8%
* House price falls depends whether tax is deductible, level of real interest rates, other local body rates
* Retired households hit hardest
* Young homeowners with little equity, low discretionary income hit relatively harder
Here is Grimes' presentation:
Deloitte partner Mike Shaw then presented his views on a land tax. He spoke in particular about a previous land tax in New Zealand that was repealed in 1992 after years of exemptions and exceptions. The list of those exemptions is on page 14 of his powerpoint presentation below. Shaw was more sceptical than Grimes about the potential cons and raised various questions.
Pros:
* Efficient to collect and doesn't change land supply
* Low rate tax
* Would capture foreign land owners
Cons:
* A wealth tax on all landowners
* Would hit land values and discriminate against development of land (ie conversion of sheep to dairy)
* Leaves other forms of capital untaxed, including art work, jewelry, boats
* Doesn't change residential property tax advantages directly
* Valuations may penalise those choosing 'alternative' land uses to those around them. (eg Beef farmer in conversion area, golf courses in residential area)
* Big impact on asset rich/income poor retired people
* Landlords may want to increase rent to cover increased costs
* Land tax could drive some highly geared land owners and land bankers into insolvency
Questions
* Would local authority land holdings (particularly parks and reserves) be included?
* Would foreign government land holdings be included?
* Would private and government owned land be treated the same? It could be distortionary if government owned enterprises get a tax 'break' by not having to pay.
* Would charities have to pay tax on land holdings?
* Should land tax be deductible for corporate or income tax?
* Who would provide the valuations and could they be trusted?
* Could retirees unable to pay defer payment until death?
* Could commercial property owners recover the cost with lease re-negotiations?
117 Comments
"Yeah right"...I can hear John
"Yeah right"...I can hear John say from way down here on the mainland...aint no way in hell Key will go with this load of old BS. The land tax is dead. Ditto cgt. WFF stays put. Expect a tinkering to end the property tax rort once the National Brethren have sold down their holdings. Look for a deluge of spin about green shoots and happy days round the corner. Don will be Sir Don within 30 days. The closet of lost plans in the Beehive basement has been opened ready for the final TWG report to be tossed in and lost for all time.
When local body rates went
When local body rates went up, by something like 5%, house prices didn't plummet.
Is there really going to be a dramatic change in house prices if a land tax is imposed?
Don't worry too much AC...for
Don't worry too much AC...for a start there will be no land tax....it will be the rise in mortgage rates and unemployment in 2010 that triggers the final dive in residential property prices. Oh the govt will bust a gut to prop up the bubble but once the peasants get a sniff of the sheriff turning up in the market...they are out of there man. Don't get trampled in the rush.
Looks like a good tax
Looks like a good tax to have! I don't see any disadvantage
Shaw seems to have been
Shaw seems to have been working quite hard to rubbish this idea. In several cases he is scraping the barrel. I particularly liked "..a holiday home on the coromandel would be impacted but not one the gold coast" . Er yes, the gold coast being in AUSTRALIA and hence not part of NZ sovereign territory. So what?
Anyway, I think I can help him out with answering his questions:
1) Local authorities pay rates, they would pay land tax too.
2) All Foriegn owvers including governments would pay land tax. Tempting to increase the rate for non-residents too.
3) Government owned land would betaxxed just as government/soe employees are taxed.
4) Charities pay rates, they would pay land tax too.
5) NO! Land tax is a tax. Taxes are not in themselves tax-deductible! We're supposed to broadening the base here not drawing pretty circles in the sand....
6) RV system means QV already have extensive valuation system set-up. Zero marginal cost as Grimes notes. Dispute resolution procedure is well established and robust.
7) Retirees: Finally a proper question. Much as i dislike arbitrary exemptions I think the easiest thing here is superannuitants should recemve exemption from the land tax on their residential home only as part of the state pension package.
8) Lease renegotiations? No - you've signed a contract, get on with it. But it might be sensible give everybody 12 months warning before imposing this to let people get their affairs in order.
See not that hard Mike - and I'm not even a highly paid tax accountant like you....
Another silly idea from silly
Another silly idea from silly people.
So grandma (a retiree) living in her $700,000 villa that she paid 6,000 pounds for in 1960, will pay the same rate of tax as the young couple earning $400k PA who just pulled down the house next door and built a $2.5m mini mansion? Perfectly fair?
What about the farmer who happens to be close to town so that the value of his land per hectare is quadruple his brother's 30 minutes down the road. Both produce the same amount of profit per hectare but one pays quadruple the tax? Good for our economy?
How about owner of an apartment in a 15 storey CBD building with a proportionate land value of say $40k, but worth $400,000, compared to a young family buying a rough house in a good fringe suburb on 700m2 with virtually all the value being in the land. The young family will pay 10 times the rate of tax of the apartment dweller. Is that reasonable?
Investors/business owners/farmers will be able to claim this tax as a deduction which means that if rents/prices don't rise to account for the tax, that they will be able to reduce there income tax payments - the net result a lot less tax than anticipated. The main tax take will come from homeowners - who if such a tax came about will be undoubtedly offered numerous exceptions. So what would be the real net benefit? Apart from a one off land price decline - which is not going to be good for our banks or economy - imagine the tax deductions from all of those legitimate capital losses? (Have those been included in any net result calculation.
All round silliness from more silly people.
"0.5% land tax could reduce
"0.5% land tax could reduce land values by as much as 15%" - this is not a negative.
Brien...don't look for disadvantages...look for
Brien...don't look for disadvantages...look for advantages for the politicians to rort the system to promise cuts or reductions or credits etc for votes...start with the old coots..."superannuitants should recemve exemption"(sic) and that's just the start...sooooo many votes to be won with just a tweak here and a refund there...
Let's look at the cons
Let's look at the cons a bit more closely:
* A wealth tax on all landowners -- so? an income tax is a tax on all earners of assessable income, so what's the difference?
* Would hit land values and discriminate against development of land (ie conversion of sheep to dairy) -- er no, if unimproved value means unimproved value, then improvements won't be taxed or discouraged
* Leaves other forms of capital untaxed, including art work, jewelry, boats -- land is not capital, it is capitalised future ground rents.
* Doesn't change residential property tax advantages directly -- so?
* Valuations may penalise those choosing "˜alternative' land uses to those around them. (eg Beef farmer in conversion area, golf courses in residential area) -- again, not if the valuation is the unimproved value
* Big impact on asset rich/income poor retired people -- this is an over-rated disadvantage. If investors and owners know the tax is payable, they will need to budget and arrange finance accordingly, just as they do with local government rates.
* Landlords may want to increase rent to cover increased costs -- no, the economic incidence of land value tax is landowners. This is the point of land value tax vs. taxes on improvements, labour, capital, consumption etc.!
* Land tax could drive some highly geared land owners and land bankers into insolvency -- true, the introduction should avoid a steep fall in umproved values. However, most land value is residential, and inflated by residential land supply restrictions (i.e. zoning and metropolital urban limits), and banks and investors should not be protected from this correction that is needed.
Hi Wally - yeah sorry
Hi Wally - yeah sorry about the typing above - flippin editor still won't work for me. Its very late here, I'm going to bed...
Yes, another good idea that
Yes, another good idea that is probably left alone. It is supposed to encourage productive land use but we really do not need more uncertainty.
The problem is the total cost of government not how it is funded. That and the overall level of debt in the economy.
No worries Chrispy..where the ....are
No worries Chrispy..where the ....are you?
RW is bang on. Until
RW is bang on. Until govt stops with the splurging on other peoples money and yet greater debt..we aint going nowhere but dooooooown the hole.
""2) All Foriegn owvers including
""2) All Foriegn owvers including governments would pay land tax. Tempting to increase the rate for non-residents too.""
I don't see why - given Tax Residents "should" see a relative reduction in, say, GST or Income Tax.
""5) NO! Land tax is a tax. Taxes are not in themselves tax-deductible! We're supposed to broadening the base here not drawing pretty circles in the sand"¦.""
PAYE is deductible for businesses.
"7) Retirees: Finally a proper question. Much as i dislike arbitrary exemptions I think the easiest thing here is superannuitants should recemve exemption from the land tax on their residential home only as part of the state pension package."
Why is defer the cash flow until the next sale or title transfer not sufficient? In fact I would argue that poor investment decisions by previous generations have led to our current state. Why should they get a free ride?
In fact a deferral scheme could be generally applied, the UOMI system is well established.
So if local bodies are
So if local bodies are included they will look to recover the cost....as sure as the sun comes up in the morning up go rates as well.
@Wally - Presently in Stuttgart
@Wally - Presently in Stuttgart on an extended work trip. Finally get back to Wellington in January.
Despite my post above I actually agree with you and RW on this - cutting unproductive goevernment expenditure is clearly important and wealth taxes are the worst form of socialist redistributive taxes. But as a society we do need some form of taxes and the tax structure does influence economic activity so its worth having the discussion. Just lets do it from a common sense point of view rather than dreaming up a whole boat load of spurious points to protect the vested interests of our clients a la Mr Shaw. Anyway Bed now. Night, night.
Why we need to add
Why we need to add land tax back again?
1) We can kill our economy at no time and make sure there is a decade slow down. Who cares?
2) The rent will be increased quit a lot, so we have more people can not afford housing.Who cares?
3) We create more unequal tax system with lots of exceptions. Who cares?
4) More KIWIs will invest money overseas to avoid tax, more people lose job in NZ. Great!
5) Less houses will be built, may be more apartment. Ugly.
My suggestion is to kill all the rich so we all don't have bread to eat.
@AndyC: I cant see any
@AndyC: I cant see any minuses myself (on the land tax) until of course they start to put in exceptions, then ppl try and meet them.
regards
@Joe Blog: 1) It wont
@Joe Blog:
1) It wont kill our economy.
2) rent may or may not, if amateur landlords leave the market, houses will come down in price so more ppl will / could buy...
3) No we fix the in-equalities.
4) Kiwi's cant avoid tax ultimately....it comes back, in the mean time they go to jail if its classed as tax avoidance..
5) I would assume a land tax would be appropriately worked out for flats...
If the so called rich are in property then I dont care if they come or go, they are not productive....more like leeches, you burn off leeches.
regards
You know as a land
You know as a land owner I wouldn't have a problem with paying a land tax if I thought for one second it would be used responsibly by the government and that they would become, since they are putting their unstoppable hand into my pocket again, accountable for the money they do spend. Does that sound unreasonable?
And there in can be
And there in can be found the cancer that will fester away until it kills the host.. steven...the "exceptions"....also known as govt insurance schemes...a few here and a couple there...all honest and above board mind you..not to be dished out until we the govt are voted back in...exactly what happened to get Noddyland into the current crap. Go back in time and look at what the real reasons were behind the "exceptions" which are now killing the economy.
As usual, this will affect
As usual, this will affect the middle classes & retired more than other groups, some retired people have lived in the same houe for 30 plus years and it is now very valuble, do authorities expect them to sell if say they own $1M of land, with a tax of $5000 (@ 0.5%)? Also, as with all things native, we have to allow for a scheme that does not affect Maoris/PIs as much. They need to start paying their way more to take pressure off my taxes, not be given more free rides. Also, there will be additional pressure on Local Authorities to increase rates as they will be paying tax on their properties.
Also, why should renters not be affected if a LT is introduced? After all they are using the land they rent & the land owner should pass on the cost.
The only way we are to get ahead is to stop taxing everything that moves (and not moves wrt land) and reduce spending. End tax breaks for rental housing, take the knife to welfare, this will save more in the long term.
Also, I am in favour of reduced taxes and increased GST.
Chris_J - the idea here
Chris_J - the idea here is that everyone has to contribute to the community in proportion to the value of the community resource which they want to hold for their own use. So for your questions:
1. Yes - if Grandma and the young couple are both holding the same value of land, they will have to pay the community for this. In the long term, this is fair - the inital unfairness of this situation has more to do with the transition from our current system to a land tax, rather than the unfairness of a land tax itself.
2. Why is one farmer's land more valuable than the other's? Its because there is more infrastructure around the one closer to town, easier transport, etc. You would be unlikely to set up a farm by buying a block of land in the Auckland CBD because it would not be the most economically productive use of this land - ie, you could get a better return putting the land to another use. In this way, a land tax will reveal a piece of land's true value. For the farmer closer to town, either farming will be the most productive use, in which case it will stay a farm, or there will be another more productive use (for example as industrial), in which case the farmer will sell up and the land will now be developed for more efficient output. This will sharpen up our economy and drive NZ to use its land resource most effectively.
3. Apartments - this is the most efficient use of land for accomodation purposes - each person is only using a small amount of land for their private accomodation use, so it's completely fair that they only pay a small amount of tax. On the contrary, having a big section in a valuable area is inefficient, and these people will have to pay the community (tax) if they want to hold a lot of land for their personal use. Again, it really makes you think about how much land you need!
Cheers,
Steven, like it or not,
Steven, like it or not, if you deal to the so called leeches then John and Bill might have to stump up with more of your and my hard earned money to build more state houses.
Enforcement of the current tax laws and the GFC will ensure the property market doesnt build up a head of steam...I think what we are seeing at the moment is a bit of a false dawn.
I cant believe the number of people baying for more taxes, and believing we will get back equivalent to what is taken...do you really think that will happen ??
Nath So I buy a
Nath
So I buy a house and land with my tax paid income, and then pay the "community" which is roughly half workers and the other half welfare dependents for the privelige.
Great idea. Where do I sign up ?
Thought you'd be the first
Thought you'd be the first to sign up Andrew. Great idea isn't it? Sort of idea that will make you want to invest in Noddyland.
If I paid less tax
If I paid less tax I might be able to afford some copper Wally - or have you cornered the market ?
Yes Andrew, well put. When
Yes Andrew, well put. When the socialists - and look at how many there are on this now dreadful envy ridden thread - start talking about the 'common good', I know they just mean their common good to be funded by the contents of my wallet - give it them or else.
While I pay for the common good, it never seems to do me any good, indeed, they're just using it to create a violent generation from whom I'm going to have to protect myself if I am ever able to afford to retire, which apparently soon won't be possible in a house on land. I might start looking into house boats.
What is wrong with NZ? Easy to answer, it's in this statement from Comrade Steven, quote, If the so called rich are in property then I dont care if they come or go, they are not productive"¦.more like leeches, you burn off leeches.
I can spot the leech alright Comrade, you'll find it in the closest mirror handy.
Anyway, this thread has reached stench factor 9, the point at which I depart to look for another, always hoping to happen upon the fresh air of freedom, the eternal, utterly misguided optimist.
Although for the record, the rich won't be worried about this, they have the money. As ever it is the hardworking low income young couple, the elderly retired, who will bare the brunt of the hurt: socialists have no aim, and always start shooting they ones they think they advocate for first.
Landlords will recoup the cost
Landlords will recoup the cost from the tennant, who will recoup the cost in their wages from the business owner (or govt employer), who will recoup the cost from local consumers. The only parties who cannot recover the cost are farmers and exporters. How does this cycle of inflation help anyone. It will have the same inflationary cost as the introduction of the gst.
Questions:
Will all the disruption and transfer costs to essentially collect the same amount of tax really be worth the trouble and investment uncertainty?
Will the nation earn one dollar additional export income by rearranging which deck chairs are subject to tax?
Will the poorest 10% of children receive better health care, education, opportunity as a result of this cultural shift?
"accountable for the money they
"accountable for the money they do spend"
they are, its the voting booth.
regards
Don't waste your breath blogging
Don't waste your breath blogging about this one, John Key won't approve this idea
@Mark H: A leech makes
@Mark H: A leech makes money off property and other speculation, usually to the detriment of others, a worthy makes money off running a real business, there is a huge difference.
As far as "communist" goes this shows just how extreme you are, I suspect we'd break the scale trying to measure you.
regards
In the bloo corner steven...in
In the bloo corner steven...in the pink corner Mark....this is going to be entertaining. You don't mind being in the pink corner do you Mark?
Hmmm. What if the "leech"
Hmmm. What if the "leech" paid tax on the profits derived from speculation, or net rent received Steven ?
And that tax paid for healthcare, education etc etc.
Does that still make him / her a leech ?
Maybe the sooner NZ Inc
Maybe the sooner NZ Inc goes bankrupt the better
David Hillary, and Nath; Good
David Hillary, and Nath;
Good comments - the others commenting here should read them.
Re retirees, I have some
Re retirees, I have some sympathy for their position, but no more (and probably less, truth be told) sympathy than I have for the thousands of young families on an average income who can't afford to buy a house in the first place.
If Granny can't afford the tax on her pile, she should sell it to someone who can and move into a more affordable place. The same advice being metted out to people who can't understand why their average salaries aren't enough to buy somewhere half decent.
Also, to the plonker above who claimed businesses can claim PAYE - that is news to me (unless I am misunderstanding the comment). Businesses don't pay PAYE, employees do out of their gross salaries. The business claims the gross salary of the employee as an expense and merely pays the employees' PAYE tax on their behalf.
I'm all for land tax. Bring it on. No exceptions, no thresholds! However, I am also in favour of reducing government spending overall, so I would expect significant tax cuts elsewhere to compensate. Once again, the debate is done no favours by those who can't argue beyond "cut all taxes and introduce no new ones". The mix counts.
personally I dont see the
personally I dont see the cons listed as being cons.
Cons
* 0.5% land tax could reduce land values by as much as 15%
well great
* House prices (land and buildings) could fall by 4-8%
great again
* House price falls depends whether tax is deductible, level of real interest rates, other local body rates
this is an observation, not a con
* Retired households hit hardest
so what - they benefitted the most from asset value rises.
* Young homeowners with little equity, low discretionary income hit relatively harder
no - they will be able to upgrade to cheaper houses
Wading back in holding my
Wading back in holding my nose. Steven said, leech makes money off property and other speculation, usually to the detriment of others.
Capitalism is not a zero sum game: both parties to a transaction between consenting adults take away value (unless you've got a Nanny trying to tilt the playing field toward 'her' view of justice - read, to get her cut for doing nothing other than messing everyone around - and then fair, just, exchange is lost).
Wally, I believe in the non-initiation of force.
* House prices (land and
* House prices (land and buildings) could fall by 4-8%
Damn, was hoping for more
and Mike Shaw left out
and Mike Shaw left out another CON of the land tax
"would be very easy to administer and very hard to avoid, so would not provide additional revenue stream for accountants"
Arh sooooo.... Kung Fooo awaits
Arh sooooo.... Kung Fooo awaits man in bloo!!
What about this effect of
What about this effect of land tax:
Rental properties will no longer be available in areas where the land value has increased dramatically.
EG. In chch you can rent a 1.5m property for $400pw (Fendalton- near uni, good school zones). The rent will have to increase by over $100pw to cover the new tax... (this is high rent for chch!)
Do you want all rental stock moving to areas of low land value? ..and simply be unavailable in areas near universities and good school zones?
Andrew - you don't sound
Andrew - you don't sound happy about paying into the community at all, but that's all tax is. The question is on what basis should you pay tax? Income?- I don't see why what I earn should have any bearing on what I have to pay in tax. Assets (Non land capital)? Again, why should I be taxed on private assets? Consumption (GST)? Why should my level of consumption have anything to do with what I pay back to the community in tax?
The only thing which I should be taxed on, is what I take from the community. One of those things is land. If I want to hold land for my own uses, whether that be just laying spread eagled in the middle of my own private field, or for a business, I should have to pay the community (ie be taxed) for that land.
The other thing which I should be taxed on is pollution - if I damage the environment, I must pay the cost of repairing that damage.
How easy would our tax system be to administer if the ONLY taxes were land tax and a pollution tax... How easy would it be to set up a business without PAYE, GST, corporate tax etc - only being taxed for the land you use and the mess you make!
@Andrew: Goldman Sachs is described
@Andrew: Goldman Sachs is described as a vampire squid....with good reason IMHO....
regards
<i>The only thing which I
The only thing which I should be taxed on, is what I take from the community. One of those things is land.
Um, I know we're not a free country, far from it, but last time I heard, our governments would have us think we live in a free country, and such a country can only be predicated on property rights, or more pertinently in this instance, title to property.
Land is a community asset, Nath: please explain? (We don't seem to be in the same NZ).
"Capitalism is not a zero
"Capitalism is not a zero sum game: both parties to a transaction between consenting adults take away value"
Consenting adults only applies where both parties are of equal strength...its quite clear there is a huge gulf between your theoretical world model and the real world....fortunately 99% of the world's population also can see through that lie.
regards
@Jonathan: If a land tax
@Jonathan: If a land tax causes this, in fact its aimed at doing the reverse....I would suggest that the land value is greatly influenced by being close to desirable schools (for one). There are still the same number of houses....ie homes....so if less amateur landlords (ie speculators) are on the scene house prices will be more realistic so ppl aiming to buy to live in it themselves find it cheaper....professional landlords find it cheaper...
tax more and more tax...
tax more and more tax... excellent idea! wonder what planet you guys are on?
@nath: "Why should my level
@nath: "Why should my level of consumption have anything to do with what I pay back to the community in tax?"
Not a bad point.
regards
@gingerbreadman: who said more tax?
@gingerbreadman: who said more tax? more tax methods maybe. ie Im assuming that if we have a land tax, or other new tax that these then results in a drop or elimination in taxes elsewhere, Business and PAYE tax for instance.
regards
"such a country can only
"such a country can only be predicated on property rights, or more pertinently in this instance, title to property."
No....freedom takes many forms...in fact I dont see that you need any property ownership at all...
regards
Mark - ultimately, all land
Mark - ultimately, all land belongs to the community. If you don't think so, just ask anyone in Mt Albert who lives where the tunnel is planned to go!
... I'm not advocating a
... I'm not advocating a loss of property rights. I agree these are fundamental. Taxing land is just a fair way of acknowleging that the value of your land is largely determined by the degree of community infrastructure around it.
<b>Steven</B> said, unbelievably: <i>No….freedom takes
Steven said, unbelievably:
No"¦.freedom takes many forms"¦in fact I dont see that you need any property ownership at all"¦
Goodness me. Stalin and Mao didn't think there was 'need for any property ownership at all' either. That doesn't worry you? Where your philosophy ultimately leads to?
The only form of freedom you can know to be able to make that incredible statement, is the freedom of the slave. And that ain't freedom at all.
But thank you for demonstrating the real wellspring of land, and all wealth taxes.
Mark Hubbard: 'Um, I know
Mark Hubbard:
'Um, I know we're not a free country, far from it, but last time I heard, our governments would have us think we live in a free country, and such a country can only be predicated on property rights, or more pertinently in this instance, title to property.
Land is a community asset, Nath: please explain? (We don't seem to be in the same NZ).'
You should check out Georgism some time, plenty of free marketeers have been Georgist. Basically the idea is that land tenure should be secure, but the ground rent should be captured by the state via land value taxation, so that labour, capital and enterprise can be tax free (or lower tax than it is now). Ground rents are not the product of individual labour, savings or enterprise, but the human value of the natural resource that is the ground, and thus this provides a better basis for taxation than labour, capital/savings or profits.
from Adam Smith: Ground-rents are
from Adam Smith:
Ground-rents are a still more proper subject of taxation than the rent of houses. A tax upon ground-rents would not raise the rents of houses. It would fall altogether upon the owner of the ground-rent, who acts always as a monopolist, and exacts the greatest rent which can be got for the use of his ground. More or less can be got for it according as the competitors happen to be richer or poorer, or can afford to gratify their fancy for a particular spot of ground at a greater or smaller expence. In every country the greatest number of rich competitors is in the capital, and it is there accordingly that the highest ground-rents are always to be found. As the wealth of those competitors would in no respect be increased by a tax upon ground-rents, they would not probably be disposed to pay more for the use of the ground. Whether the tax was to be advanced by the inhabitant, or by the owner of the ground, would be of little importance. The more the inhabitant was obliged to pay for the tax, the less he would incline to pay for the ground; so that the final payment of the tax would fall altogether upon the owner of the ground-rent.
No because my philosophy does
No because my philosophy does not lead there. Stalin and Mao wanted all property ownership to under their control, so in their case someone does own it, the "Party" of which they were in control of, and not the state (effectively). I certainly do not believe because one person owns land or more than another that they are "more" free...or have more rights than another....because they have more land than the other.
Its nice to own my plot of land in "fee simple" but owning it does not in my mind make me free or more free, it does not effect my freedom at all. My philosophy certainly rejects all extremism, certainly Mao and Stalin's totalitarian state but just as much Libertarian, both are worthless.
regards
Hmm I quite liked read
Hmm I quite liked read Adam Smith....he still has a lot to offer IMHO.
regards
here is a bit more
here is a bit more from Smith:
'Both ground-rents and the ordinary rent of land are a species of revenue which the owner, in many cases, enjoys without any care or attention of his own. Though a part of this revenue should be taken from him in order to defray the expences of the state, no discouragement will thereby be given to any sort of industry. The annual produce of the land and labour of the society, the real wealth and revenue of the great body of the people, might be the same after such a tax as before. Ground-rents and the ordinary rent of land are, therefore, perhaps, the species of revenue which can best bear to have a peculiar tax imposed upon them.
Ground-rents seem, in this respect, a more proper subject of peculiar taxation than even the ordinary rent of land. The ordinary rent of land is, in many cases, owing partly at least to the attention and good management of the landlord. A very heavy tax might discourage too, much this attention and good management. Ground-rents, so far as they exceed the ordinary rent of land, are altogether owing to the good government of the sovereign, which, by protecting the industry either of the whole people, or of the inhabitants of some particular place, enables them to pay so much more than its real value for the ground which they build their houses upon; or to make to its owner so much more than compensation for the loss which he might sustain by this use of it. Nothing can be more reasonable than that a fund which owes its existence to the good government of the state should be taxed peculiarly, or should contribute something more than the greater part of other funds, towards the support of that government.
Nath if you saw my
Nath if you saw my tax bill you would know I well and truly contribute to the community....and I have absolutely no issue doing so.
Its when the "community" keeps coming back for more that I have an issue.
Land tax will not solve all of the problems and it will create a raft of new ones.
PS I guess nows not the time to tell you I drive a v8 ?
I have no truck whatsoever
I have no truck whatsoever with Georgism David, and only draw your attention to the following:
http://www.paulbirch.net/CritiqueOfGeorgism.html
Quote:
If I do not have unfettered property rights, then I am not a free man.
@ Steven - You are
@ Steven - You are assuming!
@Joe "5) Less houses will
@Joe
"5) Less houses will be built, may be more apartment. Ugly."
This is less to do with tax, and more to do with useless council development plans and crap developers. Combined with poor investment decisions.
Land tax or not, we have crap developments now.
It would be nice is Auckland had some apartment area's like in Vienna.
Mark, I find that it
Mark, I find that it is best to consider other people's positions by reading them, rather than their opponents. You don't need to follow my suggestion, of course.
Freedom and property rights are not identical concepts, in my opinion. For example, someone else claiming and enforcing a 'copyright' as a form of 'intellectual property right' takes away my right to print and sell documents. Likewise patent holders restricting my right to produce and sell designs or devices. The question is what should be property -- that which an owner has the right to restrict others from using, and what should not be property. For example copyrights and patents show two possible freedoms and property rights:
a) ideas and expressions are not property, and people are free to use ideas and copy expressions, or
b) ideas and expressions are property, and the owners thereof are free to use, or grant licence for others to use them, and others are not free to use them except by permission.
You will find the same thing about land ownership. Some claim that land should be communal, i.e. not a form of property, thus anyone is free to pass over it, be upon it, and use or employ it. Others claim it should be a form of property, with the owner having right to exclude others from it. Georgism supports exclusive rights to property in the form of transferrable titles, but subject to land value taxation.
I have a couple of
I have a couple of Hectares That will will never be terribly productive... I have been revegatating it in Native bush [of the area]. Has become a bit of a Hobby and I think improves the value of my farm... not just for me, but for future generations.
I even have a pair of Karearea [endangered native falcon like on 20dlr notes]... that appear to have made this patch home... and am pretty stoked about that.
So... What you want to encourage with a land tax... is people like me to put the chainsaw through it... and chuck a couple of sheep on it to make it pay for the land tax?
Personally, I think a punitive tax on Accountants and lawyers would drive better outcomes for the Country.
@Sam_M Name-calling is a bit
@Sam_M
Name-calling is a bit pointless.
Certainly PAYE is probably a bad example. For a business most input costs are deductible, including taxes. Maybe a better example in council rates, or essentially GST.
In fact, in so far as most people are concerned about their cash-in-hand salary, PAYE is a cost covered by the employer.
Now as to whether a land tax, might or might not be claimable for certain types of "investment" activity I guess that will depend on any final form it might or might not take. It might also depend on the focus of the tax - in attempt to regulate via economic decisions choices people make or purely as another form of income for the central government.
Of course if the baby boomers spend too much on health and other benefits in the next few decades, then in an attempt to stay a float it might be the later.
Jeeez mouse...go easy...you don't want
Jeeez mouse...go easy...you don't want those bloody fools in wgtn picking up on concepts like 'punitive taxes' for Petes sake.....once they start down that lane it's game over...
Wally - It's OK the
Wally - It's OK the punitive tax would only apply to Accounts and Lawyers, of which NZ is pretty over populated with...
Actually a punitive tax might encourage some of them to emmigrate to Australia... which would be helpful with reducing Realestate/Land prices... two birds with one stone, some might say?
<b>David</b> said: <i>or example, someone
David said:
or example, someone else claiming and enforcing a "˜copyright' as a form of "˜intellectual property right' takes away my right to print and sell documents.
That's a crock of an argument. I believe in individual property rights, including intellectual property most certainly. If I have created something from my mind, then too right under copyright I am sanctioned to protect that so I can earn a living off my efforts. Your so-called 'right to print and sell' my intellectual effort is nothing more than sanction of your 'right' to take by theft my efforts. You've been breathing in the welfare state too long David. (I hope you're not file sharing away the living of a musician?)
Progress is the path towards individual property rights and privacy: as you've shown, our second hander society is moving in the other direction entirely - you with the right to use my efforts for no payment, communal land, etc, etc. That is why I said we do not live in a free country.
Next on the list would
Next on the list would be Wally! Followed by mice. Be afraid mouse...be very afraid.
Well Mark, you seem a
Well Mark, you seem a particularly narrowminded person, willing to write off Stephan Kinsella, Henry George and others as not being for freedom. I don't agree with Rothbard's views on banking and contract theory but I don't write him off as not being for freedom.
I believe in right and
I believe in right and wrong, black and white. Call that narrow minded if you like. Better that than so open minded you end up believing in nothing, because we know what happens when good men do or stand for nothing ... being taxed for living in my own property for a start.
Mark hubbard, before we get
Mark hubbard,
before we get to your tax free Utopia, maybe we should even up the distribution of the tax burden, assuming we are always going to have tax in the forseeable future. Thats what this is about. Its not an INCREASE in tax, it is about a REDISTRIBUTION with the aim of a more productive and equitable solution. I pay 39% tax on interest earned on my savings. This sucks. Owners of assets do not pay tax when their asset goes up in value even though it is passive. That SUCKS, and it distorts investment decisions away from productivity and towards speculation. it also entrenches wealth in landowners and ensures they pay in effect a much lower rate of tax (or even none if they are neg geared) comparative to salary earners. (eg if you earn 100,000 and asset goes up 100,000, you have earned 200,000 but only pay tax on the 100,000. )
"being taxed for living in
"being taxed for living in my own property for a start.
"
or being taxed on your savings, personal income etc .. oh i forgot that already happens. But maybe its fair to tax one and not the other,i just have not worked out why yet.
Sorry Nicholas, I agree it
Sorry Nicholas, I agree it wasn't called for.
However, I still have to dissagree with you that taxes to a business are tax deductable. GST is another bad example. It is not deductable as a cost, it is claimable by GST registered businesses so that it is only levied once, at the point of consumption by the eventual consumer.
The theory goes that businesses purchase other (upstream) goods or services, add value and then onsell to downstream purchasers. The government does not clip the GST ticket at each point, only at the point where the goods or services are purchased for final consumption.
Can't speak to Rates. No idea whether they are deductable. Probably are.
@David Nice Adam Smith quote
@David
Nice Adam Smith quote but real life observation is when the price of land goes up in the capital or Auckland so do the rates (land tax). The land price does not fall as most vendors don't need to sell at a loss. Rate increases are factored into the price tennants pay. There is a limited supply of land in the capital and if the tennant wants to live there they pay the asked price over maintenance, interest and tax.
Also "As the wealth of those competitors would in no respect be increased by a tax upon ground-rents". However the proposal is to reduce the income tax paid by competing tenants who subsequently being richer will afford the land tax adjusted rental as they fancy.
@Sam M "If Granny can't afford the tax on her pile"
If granny cant afford the tax on her HOME. Sorry, this proposal is lets tax the shit out of granny cause shes already paid off her home! It is hardly the same advice being meted out to the average salaried ie set up your "first" home in an affordable area. There is a life time of difference which pure simplistic economic rationalism cannot account.
If housing affordability is the problem there are three solutions.
Supply more housing land.
Increase wages by labour upskilling or strengthed unions.
Lower interest rates.
New and more tax is not one of them.
Mark, I believe in right
Mark, I believe in right and wrong, too, I just don't treat those with different views from myself as necessarily holding those differences due to either a) being less aware of this issues than me, or b) less high minded than me. I know that people who are clever, and well informed and with the best of intentions can come to different conclusions from me, and I try to recognise the similarities in ethics and values to mine where they exist.
For Christs sake give me
For Christs sake give me some peace in my later years. I worked bloody hard for 48 years to get a block of land.It was stuffed when I got it and now its a top little block.I pay enough rates, taxes etc now. So from now on all you bloody communists that want what other people have, get your sorry arses out here and I will let you look after the land. I dont expect to see any of you lazy buggers, hard work would kill you.
Good point Mark, there is
Good point Mark, there is another form of property we should be looking at. Intellectual Property.
I know it will bring you great joy to know that you have participated in finding new forms of taxation to levy;)
Joe, your first point seems
Joe, your first point seems to be plausible, because it applies to taxes on labour and capital and enterprise, but it doesn't apply to land value tax.
Land is valued differently from buildings. Land is valued as the expected future ground rents, less taxes, capitalised. There is no market on which more land in the same location can be produced, land does not have either an historical cost nor a replacement cost, so the land value is based on the net benefits available in the future. Buildings, however, have an historical cost, and a replacement cost, and more can be produced to replace the existing, if the demand is high enough. The analysis and conclusion of Smith is still considered good and sound economics today, on this point.
Your second point is granted: if other taxes are reduced, it does give people more wealth with which to demand ground, and more productive opportunities to use land. However, unlike some land tax advocates, I don't accept that all the advantages of the lower taxes and compliance costs get captured in higher ground rent.
<i>... and with the best
... and with the best of intentions can come to different conclusions from me, and I try to recognise the similarities in ethics and values to mine where they exist.
Yes, but when they're wrong I hope you tell them so, and don't just roll over and lose another freedom, or accept yet another tax.
@Joe - "If housing affordability
@Joe - "If housing affordability is the problem there are three solutions.
*Supply more housing land.
*Increase wages by labour upskilling or strengthed unions.
*Lower interest rates."
Actually Joe there are four solutions... the other is controlling Bank Capital Adequacy Ratios...
The three you mention addrees only the Symptoms... of the real Issue.
Nobody should be taxed out
Nobody should be taxed out of their home. Period.
The vast majority of the grey brigade wont receive enough of a tax trade off on their pension to compensate for land tax and the rates rise that goes with it.
Its not a net vote winner for Key so I suspect its a dead duck.
holding interest rates low actually
holding interest rates low actually exacerbates the issue, quite the opposite of solving it.
Mark, you're wrong about intellectual
Mark, you're wrong about intellectual property. How's that? clear enough?
Excellent David, you're getting there
Excellent David, you're getting there :)
The next trick is to be right in your pronouncements. Unfortunately on this one you're wrong, you've just sanctioned theft, so I've got to call you on it.
If I write a novel, what would give you the right to take it, download it, whatever, without paying me?
And how is that different to me simply hotwiring your car, if I like it, and driving off in it?
(What sort of a car do you have? Colour?)
Mark, why don't you read
Mark, why don't you read Stephan Kinsella's work on the topic? I was only using this as an example of another point.
Well, if Kinsella is saying
Well, if Kinsella is saying you can download my novel against my will for no payment, I don't need to read him. He's wrong.
And now I've got to walk my dog ... (literally).
Well that was fun...now we
Well that was fun...now we all know all there is to know about what Bill and John will say "NO" to...I take you back to the start...Key has one goal...stay in office...if that means sucking up to Helen's policies then suck he will..all else will be tinker and spin.
Well there you go, Mark.
Well there you go, Mark. You're not willing to consider that you could be wrong, or that your position could be untenable. You don't want to dig deeper, or for that matter even skim the surface, of the arguments of those you are rejecting.
Also, land value tax advocates are not advocating another tax, they are advocating the replacement of all other taxes with land value tax, so that the number of taxes would reduce (or, they are advocating replacement of at least some other types of taxes, and the reduction of others).
<b>David</B> you've not actually given
David you've not actually given me the argument for why stealing my novel is a 'right' for you - it's very evident it's a wrong for me. That's the only way to show me if I'm wrong - but I know you won't be able to do it, that is not possible if property rights are taken as a priori.
On other matters, I see exactly what they're trying to do with the land tax, but I do not agree with it. I don't believe you solve over-taxation in one area, over-taxation per se, by taxing yet more areas: you solve it by:
a) recognising the problem - State expenditure at 50% of GDP, welfarism - which Gareth's ideas are ingraining, in a sense - unsound money (central bank, fractional banking, et al), too many useful idiiots - which this site risks becoming a repository for - that politicians and Nanny State economists can con out of their freedoms on the hoary old evil altar of the common good.
b) reducing where you are over taxing (while not taxing every other damned thing.)
Now, what gives you a 'right' to steal my novel.
[A wise man would take back the useful idiots remark, but my timesheet is rubbish today, so I'm working tonight, which is pretty idiotic: I'm obviously not a wise man.]
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Do we need to wait
Do we need to wait till the next election for any of these ideas to be implemented? Does anyone know whether majority of voters are young people or are they baby-boomers? I'm so tired of our N.A.T.O (No Action,Talk Only) government.
Mark, I thought you were
Mark, I thought you were supposed to be walking the dog?
Anyway, re government expenditure levels, I'd like to see central government expenditure reduced to 1% of GDP and local government expenditure at about 5% of GDP, in preference to today's dominance of central government expenditure, and bloated overall size. But that isn't the argument here, the argument here is about the tax mix. This could be done without introducing any new taxes, e.g. just transfer government spending and taxing to local responsibility, and local government would continue to tax land (some tax improvements, but I'd suggest unimproved land value as better), while central government taxes such as income tax and GST could be abolished.
Your language of stealing implies that the 'intellectual property right' you are claiming is valid. This is called begging the question, i.e. assuming what you're trying to prove, or, more correctly in your case, assuming what you aren't willing to consider could be a false assumption. I've gotta get to dad's birthday dinner about now so I don't have time to dig up some quotes of Stephan Kinsella's arguments for you.
David one of the main
David one of the main reasons I oppose land tax (or any other new tax for that matter)is I dont believe there will be an equal trade off with reductions in other taxes. If there is there is no guarantee it will be permanent.
Think back to the introduction of GST. One new tax to replace a whole lot of different taxes & levies......Other levies and charges either appeared or reappeared by stealth .The very next Labour Govt introduced the 39% envy tax the minute they got into office. That act alone arguably contributed to the use of property as a tax shelter...which is the very heart of the discussion we are having today.
Andrew - regarding how our
Andrew - regarding how our tax is spent ('the community coming back for more') is a completely different issue - this discussion is really just around how we get tax in.
Anyone should be free to drive anything they like - it's just also reasonable for the community to expect polluters to clean up their mess. A well tuned V8 should be pretty economical and clean anyway though...
Mouse - its great for you that you are replanting your land in natives, but its still your own land, for your own exclusive use and no one elses except at your discretion. Imagine you could keep all of your income, and no tax on GST, but had to pay tax on your land? Would you be worse off? Maybe or maybe not, but either way it would make you think twice about how you used this land... if it is more economical to put sheep on it, then maybe you would sell it to a farmer or even back to the state as a park, and buy a more remote place to plant out?
Further to Mouse's point...a land
Further to Mouse's point...a land tax would penalise Mouse for owning land which has trees which offset NZ's carbon liability..and if my memory is correct the Govt would get the benefit of the credits (?). Win win for the welfare state ?
<b>Naf</b> said, appallingly, <i>...if it
Naf said, appallingly, ...if it is more economical to put sheep on it, then maybe you would sell it to a farmer or even back to the state as a park, and buy a more remote place to plant out?
It's his land! For F's sake. Why should he have to sell it because these bastard politicians have no desire nor need to have curbed their spending of 'his' money to fund their wet dreams.
Bugger them and bugger you Naf for even being able to suggest this like it is 'normal'. What a shitty slave nation we've become.
Good on you Mouse, and now you learn why you have to fight 'them'. This is what happens when you lose sight of how important individual property rights are to your freedom.
@Andrew: Indeed, in every tax
@Andrew: Indeed, in every tax system there are "winners and losers" right now some ppl are better off than others but this dis-advanatges NZ as a whole. What it comes down to is do we leave as is, tinker, or radically move to a land tax as an alternative to what we have now as long as its broadly neutral at a macro level. What we are discusing is ways to fix the un-healthy bias to un-productive property that does NZ little good and in fact probably does harm. I guess it comes down to "pork barrel" politics who has the least votes, loses.
"Nobody should be taxed out of their home. Period."
but if you dont pay your rates, or other bills that's exactly wht happens.
"The vast majority of the grey brigade wont receive enough of a tax trade off on their pension to compensate for land tax and the rates rise that goes with it."
and yet these as a group have the least outgoings ie no mortgage, kids have left etc...however it maybe that there is some correction in some form...but that of couse leads to abuse. Buy a huge house and put it in Grannie's name and give her the grannie flat etc.
Also for myself I look at my outgoings today and what I expect to see in 20 years, I dont expect to either retire and keep this house, the rates, energy etc etc just will be to high for what will be at most half my present income so its keep working til dead, or move to a small place at 65~70.
@William: I would guess that huge changes would be an election issue, Key has no mandate to make significant changes at the moment, which many ppl in here seem to overlook. Doing so would see him turfed out in 2011 and Labour could then reverse them...and we'd have 3 terms of Labour again....I dont think there are too many ppl wanting that!
regards
@Mark H: "Naf said, appallingly,
@Mark H: "Naf said, appallingly, "¦if it is more economical to put sheep on it" but this is exactly what ppl do now, make the (hopefully) best use of their land. What is happening now is too much money invested in property and land for a poor return for the Nation, so the Govn can and should change that, to take away the unfair/unrealistic tax dodges. So there will still be choice, but it becomes a choice for the best productive use of the land and not a choice of least tax.
regards
Steven in NZ we back
Steven in NZ we back too many losers and not enough winners.
You are correct that granny could be rated out of her home...but thats not a reason to increase the odds of it happening by adding another layer of tax.
The rates issue is a whole new discussion about what a completely unproductive drain on society our local govt is. Rodney Hide should be running his pen through their staff lists as we speak....but I suspect it will never happen.
Mark H - envy ridden?
Mark H - envy ridden? Spare me, don't make the mistake of assuming others share you values. I wouldn't have your head-full of nonsense if you - ha - paid me.
Joe - one problem with 'making more land available', is one of the major reasons the world has hit the wall, and will stay there. They aren't - as Mark Twain noticed - making any more of it. Which (coupled with exponential growth in people and per-head demand, is the reason that land prices will probably still climb (relatively) even if taxed.
What this DOES do is pressure the likes of Mouse, me and the retired couples, to exit so someone can make more money from it. This is called being more productive, and only very stupid people indeed think that is more important than allowing Granny to continue sitting on her front porch with her evening sherry. Or Mouse and I to nurse our land back to better than it was.
This - and all the current suggestions, are symptoms of a much bigger problem. These folk - and Gareth Morgan is one who poo-poos the Limits to Growth (p17-18, Poles Apart) don't realise that they are now so into the last 'doubling-time' of them all, thus they are eyeing-off Conservation Land for mining, they'll be selling the seabed by the 1/4 acre shortly, and they're having to contemplate taxing something that doesn't make money. (Rates aren't a tax, they're a direct charge for property-related services - and a capital gains tax, of which I approve, is a tax on capital).
This is just another silent acknowledgement (like privatisation - why bother if there really WERE unlimited possibilities?) that there are limited opportunities to garner 'wealth', due to the finite nature of the supply.
If this 'feed the dosh the sharemarket way' suggestion did fly, there would have to be exemptions for the likes of Mouse, and for QE11 land, etc. I suspect the Grey-Power vote will crash it, but note English carefully mentioning 'homes', not 'properties'.
It'll be interesting to see what they suggest when they realise the dead cat isn't in fact bouncing, but falling down the rest of the cliff.
<i>... best use of their
... best use of their land. What is happening now is too much money invested in property and land for a poor return for the Nation, so the Govn can and should change that ...
It's mouse's property to do with as he likes, that is, if he were a free man: it's nothing do with the Nanny Nation. But yes, again you show what is always at the bottom of a life ruled by the State, the Govn can and should change that - force.
This retched thread. You're straight out of the USSR Steven.
You might as well just set fire to what you have created mouse, it's probably the only protest you can make from this point.
Look at what the Nanny Statists are saying. The flippancy with which they simply toss away mouse's property rights, everything he has done with his life to be able to afford that land and plant it, and then turn that on yourselves. Ah, that's a nice house you have, the State could make better use of that ... we can't just take it, but we can tax it.
Mark - temper, temper! I
Mark - temper, temper! I could just as easily say 'It's MY income - Bugger you for suggesting that I have to give YOU (and everyone else in NZ) some of MY income that I earned" - but you're quite happy to have income taxed, aren't you, you commie...
Tax has to happen - the only question is WHAT we tax. Taxing land is no more 'socialist' or 'communist' than taxing income, consumption (via GST) or anything else.
So, settle - I'm not suggesting that anyone controls or tells you what you can or can't do with your land.
Having land tax as one of the only taxes (apart from pollution tax) is actually a very libertarian and free market approach - you can earn whatever you like, you have complete and unfettered title to your own land. Simple as that. There's just a tax on it.
Seems like there's also attacks
Seems like there's also attacks on........ :)
I would love to hear
I would love to hear these monetarist finger puppets veiw on this article:
http://www.interest.co.nz/ratesblog/index.php/2009/12/01/opinion-gareth-...
<b>Naf</b> I'm not happy to
Naf I'm not happy to have income taxed at all, not to the obscene level it is now: it's regressive - the more progressive, the more regressive - enslaving BS. I'm just trying to stop the theft virus from spreading. The only role of state (small s for minarchy) is law, order, and defense - what we have now is an offense to freedom loving individuals.
But the attitude to property rights shown on this thread is a heads up on where New Zealand is heading. No place I want to be.
So, settle "“ I'm not suggesting that anyone controls or tells you what you can or can't do with your land.
Oh yes you are. And you better wake up to the fact.
Mark - Oh no, I'm
Mark - Oh no, I'm not! And I'm wide awake.
No one on this thread is arguing for more or less tax collection - that's a completely different discussion.
You can have a completely socialist state or near anarchy with any type of tax. Taxation does not determine the type of government you have - this is determined by the freedoms by law, and how tax is distributed.
My argument is that taxing income, consumption, etc, is a completely arbitrary way to calculate how much I should contribute to the running of my government/community. Taxing the value of the land which I want to hold for my exclusive use, isn't.
From that statement, you have no idea whether I'm an anarchist who believes in virtually no tax collection and minimal government, or whether I have pictures of the Great Leader in every room of my house.
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Land is interesting... 1-David Hillary
Land is interesting...
1-David Hillary - Thinks it's is easy defined as the Net Present Value of Future Cash flows [NPV]
2-Nath - thinks "but its still your own land, for your own exclusive use and no one elses except at your discretion"
Have you ever considered, Land is llike a Balance Sheet... what you have in it, is the sum of all Deposits minus alll the withdrawal's to this day.... it's Value is what you can pass it on as... not what your capacity is to extract it...
Land [Soil] started life on Planet Earth as Rocks... billions of years ago... then life began, first as single cell organisms and evolved to more complex structure's... enabiing greater bio-diversity... Some of the earlier life died and for whatever geomorphological reasons, got traped in the earths crust and became, Oil, Gas, Coal etc...
Some of the more recent evolution, has just resulted in Compost, organic matter in the soil that enables a greater level of fertility... [or Cation Exchange Capacity] CEC if you get a soil analysis done... which is just a measure of capacity of free electrons available to convert Elements or componds into other compounds or life.
If you soil tested a virgin rainforest you would likely get a CEC of soil analysis would be around >40+.... but, if you found a piece of land that was intensivley grazed [without chemical fert added]... typically in NZ you would find a CEC of <15... so in less than 200 years since de-forestation....
we only have approx 38% natural fertility of what we had, when the virgin forest was cleared ... and we are reliant upon Nitrogen fertilizers that took some 80 million to 160 Millon years to make the compounds that make up the raw materials...in order to keep living the Dream.
Don't you see a lLEAD TIME issue here?...
It's not about how much I can extract from my land... It's about how I can Live a good life and pass the land on with greater value than I found it... measuring that inpieces of paper withe the queens face on is irrelevant.
How doesl a land tax help future generations... it's just doing more of the same... passing the debt to future Generations.
mouse.
mark Hubbard says: "It’s his
mark Hubbard says:
"It's his land! For F's sake. Why should he have to sell it because these bastard politicians have no desire nor need to have curbed their spending of "˜his' money to fund their wet dreams.
Bugger them and bugger you Naf for even being able to suggest this like it is "˜normal'. What a shitty slave nation we've become.
Good on you Mouse, and now you learn why you have to fight "˜them'. This is what happens when you lose sight of how important individual property rights are to your freedom."
+++++
I went to a property seminar: "we look at 100 put offers in on 40 get 5 accepted"; "i only buy at 20 or 30 % below value: , then there is the part about choosing the "right " agent who will find you properties 30% below value etc (relieve an inconsequential citizen of their fair share) and favourable tax treatment, a globalised property market and politicians who encourage migrants to compete for property with hapless locals. In other words it isn't necessarily about callouses on hands.
JH - Do you think
JH - Do you think the Govt would issue new 'Title Documents'... as with a land tax tenure would not be able to be described as 'Simple Fee' anymore?...
Q: Do you think altering
Q: Do you think altering the tenure of people's land would result in a plethora of new 'Treaty Claims'?... and I wonder who would be funding Compensation?
Land Tax is a Naff idea.
@William http://www.stats.govt.nz/browse_for_stats/population/es
@William
http://www.stats.govt.nz/browse_for_stats/population/estimates_and_proje...
""
Under all projection series:
Population growth will slow because of the narrowing gap between births and deaths.
The population age structure will continue to gradually but significantly change, resulting in more older people and further ageing of the population.
Under mid-range projection series 5:
New Zealand's population is projected to eclipse 5 million in the mid-2020s and reach 5.75 million by 2061.
The population aged 65+ will increase from 550,000 in 2009 to 1 million in the late 2020s, and will exceed the number of children aged 0"“14 years.
One in five New Zealanders will be aged 65+ by 2031, compared with one in eight in 2009. ""
Just a thought.... As I
Just a thought....
As I listened to the early session on frameworks I became concerned that boundaries had been defined that might preclude certain solutions involving the effective taxation of assets and capital. (I was wrong on this, I think.) Anyway, this was reinforced (for me) as Margaret Thatcher's attempt at a poll tax was mentioned as a what/how not to. However given what Bill E said in his opening statement maybe this, allied to NZ's 'flip-flopping' experience, has led to some learning about managing change, that sticks. Anyway, Maggie should have completed a long overdue re-rating exercise first before she introduced the poll tax, then people would not have had such a chasm to leap as she was trying to force. Plus this English woman, located in Westminister, decided to implement the poll tax in Scotland a year before it was implemented in England! The rest is history. She may have won the Falklands, but she lost Scotland then and there. Dumb. Just adding to this, John Major later tasked Hezza to sort it all out (as well as close the mines) and the poll tax was replaced by the more progressive 'Community Charge' - which is still in place today. Hmmm, there's a thought, anyway....
Hey! Get with the program,
Hey! Get with the program, Kiwis! If anyone can do it, you lot should be able to. http://www.thedepression.org.au