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Opinion: The merits of Land Value Tax; lessons from Hong Kong

Posted in News

Neville Bennett By Neville Bennett

We need a more efficient and equitable tax system compatible with economic growth and productivity.

In our mobile society it seems reasonable, a priori, to move taxation from relatively mobile bases like income and profits to relatively immobile bases like land, rent and consumption.

Such a switch rewards the enterprising.

A land tax could be a necessary part of a better system. My space limitation means that the argument will lack convincing data, and I have had to excise counter-arguments.

I also recognize that its implementation would be fraught with difficulty.

My purpose is to sketch an idea at a time when Government is reviewing tax.

I saw the merits of the tax while working in Hong Kong and seeing the benefit of free-trade, a small state and low taxation. I taught Japanese economic history and became convinced that Japan's modern economic growth was founded on a vibrant agriculture and a land tax. Ideologically I respected increasingly the nineteenth century liberal ideology of Mill, Ricardo, Bentham, Cobden, Bright, Smith, and Macaulay. They seem timeless.

I give a typical quote from Macaulay about "pests to society" ....a prying, meddlesome government which intrudes itself into every part of human life, and which thinks it can do everything better than anyone can do for himself"
or J. S. Mill warning against "the great evil of adding unnecessarily to the power of the state."

Mill insisted on a land tax because "the land of every country belongs to the people of that country."

Ideally the state would own all land and lease it out, getting the unearned component of price rises. Hong Kong adopted Mill's recommendation.

Henry George also advocated a land tax in "Progress and Poverty"(1879). George noticed in California that poverty increased as land prices increased. He advocated a tax on land value but not on improvements, as that would destroy the natural right to the fruit of labour, and, "act as the spoliation of industry and thrift."

The tax suggested is a land value tax (LVT). It taxes all land, urban and rural (except parks and reserves). It does not tax improvements.

Revenue

LVT is excellent source of government revenue. It can raise substantial sums without damaging the economy.

Hong Kong raises about 38% of its revenue from a land tax. It is usually in surplus, and imposes very low taxes in other areas. W

hen I lived there, the threshold on income tax was very high and the maximum was about 12% (by memory). Singapore and Taiwan also operate land taxes. It broadens the tax base and produces very predictable returns in contrast to more volatile taxes made on profits.

The supply of land is very inelastic, and its value does not fluctuate so much if the speculative element is removed. It is also easy to collect. The authorities need only registers of owners and a valuation of the land. It is hard to evade, because land cannot be hidden, nor transferred into tax havens abroad. The cost of collecting some taxes is very high, but a land tax is a low cost tax.

Because LVT is cheap to impose and a reliable revenue raiser, it can reduce the need for other taxes. A LVT mitigates the case for a capital gains tax.

A land tax ...

" ... reduces speculation because it imposes a holding cost. This should have the effect of returning land to productive use.

Wikipedia suggests it reduces urban sprawl because it reduces the number of vacant lots in a city. An example is Harrisburg, Pennsylvania, which has used a land tax since 1975. " Deters bubbles.

The existing structure in New Zealand encourages speculation. Land gets bid up to levels which predicate very low yields. The boom and bust scenario is very damaging to the economy. A land tax is a factor for stability. 

... is easy to collect. The authorities need only registers of owners and a valuation of the land. It is hard to evade, because land cannot be hidden , nor transferred into tax havens abroad. The costs of collecting some taxes is very high, but a land tax is a low cost tax. 

... is so cheap to impose, so reliable in producing the goods, that it can reduce the need for other taxes.

... diverts investment from unproductive property activities. These are directed in large part to making capital gains or rent.

"Rent seeking" is disapproved of by economists because it extracts uncompensated value from others without making contributions to productivity. Rent is not payment for a lease, in this example, but derives from Adam Smith's division of income into wages, profit and rent.

... would lower the price of land. An ideal rate forces land to be used productively, and profitably. This will lead to a lower value because the speculative component of the land's value is removed. The speculators would reduce their land holdings and land would be used only for economic activities. Cheaper land would allow more able farmers to enter the industry. (more later)

... lower land values should exert downward pressure on urban rents. If tenants are already paying a high proportion of their disposable income on rent, a low rent would, others things being equal, have the effect of increasing their net wages. Higher wages could stimulate both higher saving and consumption.

...  improves the equity in a taxation system. Some people, like children, students and beneficiaries, generally have little wealth and land. A land tax would affect only the better off in those categories.

... encourages investment and productivity. At present a land owner is taxed only on income (less expenses) arising from land. There is no particular incentive to use land productively. Land- owners, including life-stylers, can merely lightly stock their land and wait for capital gains. Capital gains in the South Island, 1990-2007 averaged 17% a year (NBR May1).

... induces efficient sized units. New Zealand's farmers often hold more land than they need for production. A surplus is attractive because increased size increases capital gain. A land tax encourages greater intensity of farming, with more labour and capital per unit. It frees up land for new entrants.

... encourages improvements in order to maximize returns.

Conclusion

It is inefficient and inequitable to avoid taxing land. Land taxes are avoided, however, by political systems which have a large landed interest.

In the UK it was sought by the liberal party, with powerful advocates like Lloyd George and Winston Churchill, but would never have passed through the self-interested House of Lords.  

"”"”"”"”"”

* Neville Bennett was a long-time Senior Lecturer in History at the University of Canterbury, where he taught since 1971. His focus is economic history and markets. He is also a columnist for the NBR where a version of this item first appeared. neville@bennetteconomics.com www.bennetteconomics.com

 

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88 Comments

<i>We need a more efficient

We need a more efficient and equitable tax system compatible with economic growth and productivity.

Neville, you started with this oxymoron, then it was all downhill as far as I'm concerned.

Income taxes, wealth taxes: it's all theft, never compatible with economic growth and productivity. And I won't even mention the seven letter f word. The government needs to step aside and stop taxing, period.

Neville - I see you

Neville - I see you are a salesman as well. Useful stuff. We don't have a 'House of Lords' so debate on this kind of change should be a piece of cake.

The government revenue is expected

The government revenue is expected to fall further given the state of the economy. The direct & indirect taxes on lower income groups having a family income of 50K or less are already very high. While poor becoming poorer, those who risked on excessive debts have been rewarded handsomely with capital gains. The tax disparities on income and capital gains must be resolved fairly. So a land tax or a CGT is not a bad idea, which will also stabilise the income to the government.

So when you get old

So when you get old and have no income, you won't be able to afford to live in your paid-for house anymore, and potter in your garden. You will be confined to a box in a high rise block of flats.

You've got me convinced Neville,

You've got me convinced Neville, a much better idea than Capital Gains Tax, good luck trying to get it through parliament here though, easier to collect I presume means IRD tax experts and judges losing their jobs and as the back bone of the South Island voters are farmers profiting 17% on land holding I don't think they'd be too thrilled either.

Still if you're a tax payer and you know that regardless of the tax imposed that the government needs to bring in say, $1b of revenue to fund things like schools and health.

If the current method costs 50 cents for each 1 dollar you bring in.
And the proposed land tax costs 20 cents for each 1 dollar you bring in.

My question Neville is, is it better for the government to maintain the status quo, or use the new method and why?

What a stupid idea. It

What a stupid idea. It would cause civil unrest.

Govt just needs to stop spending....not find new ways to steal off the people.

I like the idea. It

I like the idea. It won't go down well with the Richmastery (swing in the hammock while everyone else goes to work) types though.

A land value tax is

A land value tax is immediately capitalised into the land price, so you might expect land prices to fall and land owners to feel deprived. This is offset by two factors, one economic and one political: The boost to the economy from lifting other taxes acts to increase the demand for land, so land prices do not necessarily change much at all. Also the inequality in land ownership is more extreme than the inequality in income, so a flat land tax can be popular in the same fashion as progressive income tax: most voters end up winners. It worked for John Ballance, who introduced the original NZ land tax at 0.4% and ended up as one of only two prime ministers to be honoured by a statue in the grounds of parliament. Of course dying in office helped too.
If landowners are still too scared by the prospect of a drop in the value of their land, there are two ways to reintroduce LVT gradually. The obvious way is to start with a low rate, but a better way is JS Mill's suggestion to exempt the current value of the land but tax away any future increase in value entirely with a land tax set at approximately the long term interest rate, around 5%, that way nobody looses anything other than their future unearned "capital" gains.
Of course both gradual approaches have one huge drawback: the benefits will not be felt until long after the tax is introduced, plenty of time for it to be rolled back without a chance to prove itself.

The one area where Douglas

The one area where Douglas did not move was in the CGT area - at the time he preferred an assets tax but he never got around to that either.

Setting an exemption for the current value of land and applying the tax on only the increase in land value is a CGT on land collected in an unrealised form as a "rate".

In our current situation there might not be an increase in land values for 5 or 10 years or so - longer if one deducted the CPI inflation component of the increase in land value before applying any land tax/CGT on land.

I prefer a CGT on rental property (and no deductability for mortgage interest cost) and business property and farmland (with the money here being used to finance Fast Forward, clean waterways, water storage, Kyoto moves etc)

If one did include household property one would have to allow land tax payment deferral until the property was sold (so the income poor could retain home ownership intact of any growing liability against their asset).

I, too, am a strong

I, too, am a strong proponent of reliance on land values (i.e., location rental values, and other sources of "rent") to pay for public goods and services. Here in the United States, I teach political economy at the Henry George School of Social Science and at the Osher Lifelong Learning Institute at Temple University. For each lesson in this course I have developed Powerpoint modules anyone can access on the website of the Henry George School in Philadelphia. The powerpoint modules include lecture notes you can view if you have Powerpoint (or the open source equivalent).

The sad thing about New Zealand and Australia is that your tax system was at one time structured to locally capture land values to support local government. However, those who had a vested interest in property speculation managed to convince (or contrive with) public officials to shift responsbility for many functions to the state or federal government, which shifted the tax base destructively to income and commerce.

Mark Hubbard is spot on

Mark Hubbard is spot on

"Income taxes, wealth taxes: it's all theft, never compatible with economic growth and productivity. And I won't even mention the seven letter f word. The government needs to step aside and stop taxing, period."

Hey Neville, Sir Humphrey thinks

Hey Neville, Sir Humphrey thinks you're doing a great job and promises you the committee looking into the tax system will give your ideas the attention they deserve.
Oh and Hacker has fallen off his chair in a fit of laughter.

Is not our rates system

Is not our rates system such a tax to income for local bodies?

Steps asks; "Is not our

Steps asks; "Is not our rates system such a tax to income for local bodies?"

Yes, partially - however property owning interests have succeeded at slowly lobbying land value taxes out of the charging mechanisms - as witnessed by the greater use of fixed charges, consumption taxes and UAGCs (Universal Annual General Charges).

There is a large contingent who would argue that rates should not be a 'wealth' tax and subsequently they are becoming more regressive in nature.

SPC you don't work for

SPC you don't work for Al Queda do you? Over time your policies would have roughly the same economic effect as they would like to visit on the West.

I prefer a CGT on rental property (and no deductability for mortgage interest cost)

Okay, so I sell all my rental properties. Under these two conditions owning such properties would be idiotic.

So where are all the people now renting going to live?

Oh, of course, let me guess, big Nanny State will provide. But then who is going to be left to finance her larceny after ...

and business property and farmland (with the money here being used to finance Fast Forward, clean waterways, water storage, Kyoto moves etc)

So, that's essentially the end of a business environment, and most farmers, who have been farming on, at best, a 3% or 4% return on the asset even in the good times, have now given up.

You're going to have to have a very big police force and army SPC, because absolutle state coercion will be the only way you're going to make such a state slavery system fly, and keep the people fed, for a while at least, before it all implodes like, say, Soviet Russia.

It's the taxing and government spending that is squandering the future of the West, and State controlled monetary policy centred around fractional/central banking.

You don't solve all the

You don't solve all the problems caused by the state's involvement in our economies, by more state involvement in our economies, which is control of our lives. That is 'The Road To Serfdom' for all of us - read Hayek.

Neville, as an economic historian, you have the same (lack of a clear philosophical base) blinker as NZ's Business Roundtable, which is a propensity to write on a disparate collection of topics, according to some type of pragmatic fad of the time, which is normally concerned with fixing the problems consequent on the last government intervention, and which always boils down to argments over the most economic way to produce the spade to dig one's own grave with.

Andre - If we don't

Andre - If we don't implement some reforms to broaden, flatten and reduce taxation of productive activity, and also address housing affordability issues raised by Hugh Pavletich (see his articles on this site), we may well end up retiring into unaffordable high-rise appartment blocks, which would be kind of ironic - some approx. ratios NZ/HK, Population 0.6, land area 240, GDP 0.6.

Megacities and changes in ratings

Megacities and changes in ratings structures provide nothing more than a shell game, so government can check your other pockets for loose change.

The debate between CV and LV is in full swing here in the Far North. Far North District Council Mayor Wayne Brown is pushing for CV, because he believes commercial assets like the Juken Nissho mill in Kaitaia are not paying enough in tax. This mill, the single largest employer in Kaitaia, is already on thin ice because of retracted markets. Brown says respondents to a survey on the topic are in favour of CV. This same Mayor was caught stuffing responses to another survey on the District Plan, last week.
http://www.northernadvocate.co.nz/localnews/storydisplay.cfm?storyID=379...

Thieves? Just ask yourself, cui bono (who benefits)?

Isn't this fun. I wonder

Isn't this fun. I wonder if Bill's reading along. Hey Bill, how's the budget looking?
Been able to bury all those skeletons have we? Hope you got S&P to rubber stamp the pages. We've been trying to figure out how you and John boy can get more out than you put in. Go on, drop us a blog. Let us into the secrets on the 9th floor. Promise we won't laugh. If you're short for a few bob, you might try replacing the copper roof on that big cowpat with thatch. Flog the copper to Beijing.

Nevillie the reason we are

Nevillie the reason we are in such a mess is because of goverment intervention in the first place you are starting to sound like a commie, there is to much tax in this country hard working people have had enough of it another tax or re-jigging of a tax will only mean in real terms increase of the goverments take, private property should not have cgt slaped on it in any shape or form.
Baz

simply

Great post Mark and yes

Great post Mark and yes I think Neville needs to read "The Road To Serfdom"

Thanks for a thoughtful article,

Thanks for a thoughtful article, Neville Bennett. [Pity about some of the knee-jerk responses!] Had we much more significant public land value capture in place than we do at local government level now, and less taxes on labour and capital, we wouldn't be having this so-called 'recession'.

In 2001, 2005 and each year thereafter, I showed that Australian real estate sales to GDP had developed into a bubble, that it must eventually burst and bring about the daddy of all recessions. It gives me no solace to have been proven correct, because most individuals and policy-makers are still as far away as ever from making this most fundamental connection!

Until we realise that land values are publicly-created and are the *natural* source of revenue - and we get government fingers out of the pockets of labour and capital (by income and sales taxing us) - we'll continue get the social and economic results we deserve.

Neville - you've certainly bought

Neville - you've certainly bought out the 'great un-washed' with their jabbering on tax as theft. Felt like I was looking at a transcript for Talk Back Radio.

Honestly folk - how do you think our police force would look without our taxes (baby steps here - then we might start looking at social welfare and draw comparisons with the 1930's lack of such).

The following article by Michael

The following article by Michael Hudson seems as though it might be at home in this thread

http://www.globalresearch.ca/index.php?context=va&aid=13702

Here's one farmers opinion on

Here's one farmers opinion on a capital gains tax

"A capital gains tax is one of those forbidden subjects, yet it is clear that the unearned income from land and urban property has caused significant distortion in many aspects of the performance and the value of rural New Zealand land."
http://www.ruralnews.co.nz/Default.asp?task=article&subtask=show&item=14...

"Nevillie the reason we are

"Nevillie the reason we are in such a mess is because of goverment intervention in the first place you are starting to sound like a commie, there is to much tax in this country hard working people have had enough of it another tax or re-jigging of a tax will only mean in real terms increase of the goverments take, private property should not have cgt slaped on it in any shape or form."

Why did Property Investor Magazine feature a person swinging in a hammock on the front cover and why does the local bookshop have 2 square meters devoted to Wealth Through Property Investment?

JH, Private ownership of property

JH,

Private ownership of property is a cornerstone of capitalism, if you own two homes then one of those should be considered an asset and if you make a profit from the sale of the house you should be taxed accordingly.

I agree with you Neville seams to be steering towards communism, but you seem geared towards anarchism. Do you think you need to pay tax at all?

The reason why there is so much room at your book store for Wealth Through Property is because after they've finished flogging the Celebrity flicks to people who will never be celebrities they concentrate on Wealth Creators who will never have wealth.

The reason for that is

The reason for that is the banks profit from rising property values and so does the tax take through the construction and spending look at the last goverment they spent most of it through hand outs etc and proping up this mess with working for families rather than tax cuts accross the board, the problem with the housing market is a large part of rentals dont make a profit but what they do is or have done in the last few years is lower the tax you pay if your the landlord if say your on wages etc and the gains where capital of course . what should happen is like most business need to show profit mine does if it doesent we dont eat its simple the rental housing in many cases is a scam with the goverments blessing and has been used to the max by the last Gov
I say it again they are not a business in the true form they produce stuff all except a drain on the tax payer'''''
Baz

Rental property - enforcing and

Rental property - enforcing and policing compliance with the existing "˜intent rule' - yeah right. It's been set up and allowed to remain that way for a reason - the last great subsidy in NZ. Read about the elephant here:

Bernard Hickey: End the giant rental property tax break

http://www.nzherald.co.nz/business/news/article.cfm?c_id=3&objectid=1052...

(Wish I had quid for everytime I quote this Bernard.)

The related subsidies need to go the same way as the other adversely distorting subsidies NZ ditched years ago.

[Just an aside - as for communism, some folk seem to like it:

http://blogs.nzherald.co.nz/blog/show-me-money/2009/5/20/our-government-...

Good article Bernard, even better title - made me look twice!]

What absolute crap.

What absolute crap.

If you haven't noticed we

If you haven't noticed we are in a recession. If house values have fallen as much as people think they have CGT will have no effect. Unless you target is grandma and grandpa who brought their house in the 1960's for $10,000.

Landlords are spending a dollar

Landlords are spending a dollar to save 33 cents. They are still 67 cents worse off. The 67 cents goes to bank who pay tax on it. Then when landlords sell their properties they pay tax on any depreciation they recover.

There is a touch of

There is a touch of genius in this idea. Perhaps a 'deductible' (free) allotment size per person could be permitted.

Would you tax land differently depending on its recourses or access to them (ports, fertility, irrigation, highways, weather, ...)? You'd want the charge to be scaled relative to the resources available.

Same philosophy for any resource - airwaves, bandwidth...

Some people have been very

Some people have been very personal. they do not seem capable of playing the ball (the argument) but play the man. Some people have called me a commy but i explain that I am a liberal, partly because if the commies got power they would shoot me quick. Another implied that i followed fads, which is odd: show me another writer advocating land tax..this is original.

Hayek's Road to Serfdom? of course I read it, heard Hayek lecture at his old stamping ground the London School of Economics, my alama mater.

others chant a mantra that all tax is theft..but States have the right to extract it. I think NZ needs a review to get away from a system designed by a ruling landed class.

The main point is getting ignored..a shift of tax from mobile to immobile. I get fed up with a life in the top income tax bracket. 70% under muldoon, 39% under cullen Other get away tax free.... but they have enjoyed huge increases.

there have been some wonderfully balanced ideas about the transition a lvt would require, and I loved the 19 century remarks about Grey and Ballance. it is awesome too to have an American expert chipping in, although i hope he may contribute some links.

<i>others chant a mantra that

others chant a mantra that all tax is theft..but States have the right to extract it.

There's the nub of it Neville. Based on what moral authority does the State have the 'right to extract it'?

And by fad I mean that every change of government sees a tax policy committee set up, and every such committee has a CGT on the table.

Instead of proposing new taxes, I just wish NZ had one Austrian in the economist stable to spell out the only solution consistent to retaining a free West: laissez-faire, and a separation of state and economy (everyone sees the obvious common sense and compassion in separating state and religion, well why not state and the economy. It is Statist monetary policy that put the world right where it is now.

And I don't see you as a classical liberal, and any other liberal after that definition is in the camp of the Left.

Land Tax, Capital Gains Tax,

Land Tax, Capital Gains Tax, Stamp Duty etc, etc - zero chance of any of it happening in NZ under a National Govt.

End of thread - not worth continued discussion!

Addendum for Neville - and

Addendum for Neville - and as for playing the man, well by advocating a CGT, as here, and drawing your conclusion it would be a good thing, then you have laid a personal attack against the wealth I have created through my own effort, and you are arguing that the State has the authority to take wealth from me to build a society, a welfare society, I have no form of agreement with, and that is inevitably devolving into the youth violence that will always be its hereditary, given the welfare state will always create that very class it professes to lift up on my efforts.

So it's personal.

... to state myself more

... to state myself more clearly, I see your logic, but you don't fix income tax being too high by advocating raising taxes on a different base. You just advocate for lower, or the abolition of income taxes that hold the productive sector back, and therefore impede our quality of life, as those very taxes create the society that must see more and more government control of the individual. Hayek again.

all young people in nz

all young people in nz should forget about owning property and concentrate their effort and capital in starting and creating new buisnesses ,tax the asset rich and reward startup culture make nz a hub for entrepneurs

Mark Hubbard - your argument

Mark Hubbard - your argument that we need even more financial deregulation is bordering on deluded when we are suffering the all to obvious effects of just that right now. A more blinkered individual I dont think you will come across, perhaps only matched by Bob Jones deluded media backed campaign proclaiming that banks only relend part of their deposits, they dont create credit, full facts here;
http://socialcreditorbust.blog.co.nz/bob%20jones%20fool%20or%20liar/

As for your deluded argument re more de-reg, I will have to take the word of the many insiders that are exposing the systemic fraud for what it is over your poorly supported argument;
Simon Johnson - Head Economist IMF 2007-8 http://www.theatlantic.com/doc/200905/imf-advice
The crash has laid bare many unpleasant truths about the United States. One of the most alarming, says a former chief economist of the International Monetary Fund, is that the finance industry has effectively captured our government"”a state of affairs that more typically describes emerging markets, and is at the center of many emerging-market crises. If the IMF's staff could speak freely about the U.S., it would tell us what it tells all countries in this situation: recovery will fail unless we break the financial oligarchy that is blocking essential reform. And if we are to prevent a true depression, we're running out of time.

Joseph Stiglitz - Noebel prize winning economist
http://www.newint.org/features/2004/03/01/imf-failure/
The Hospital that makes you Sicker
Joseph Stiglitz won the Nobel Prize for Economics in 2001. He was Chief Economist of the World Bank between 1997 and 2000. So when he says that the IMF are "˜free-market fundamentalists' working in the interests of Wall Street, the world ought to sit up and listen. The NI interviewed him in London.
You have said that you have been forced to the conclusion that the IMF works in the interests of Western capital. This seems a remarkable view for a former chief economist of the World Bank.

Michael Hudson - http://www.globalresearch.ca/index.php?context=va&aid=13054
CV here http://www.michael-hudson.com/
So the international financial system's double standard remains alive and kicking "“ at least, kicking countries that are down or are falling. Debtor countries must borrow a trillion from the IMF not to revive their own faltering economies, not to pursue counter-cyclical policies to restore market demand (that is only for creditor nations), but to pass on the IMF "aid" to the poisonous banks that have made the irresponsible toxic loans. (If these are toxic, who put in the toxin? To claim that it was all the "natural" workings of the marketplace is to say that free markets curdle and sicken. Is this what is happening?)

Richard Cook( 21 years US Treasury)written 2007
http://www.globalresearch.ca/index.php?context=va&aid=5964
CV here http://www.richardccook.com/
It's Official: The Crash of the U.S. Economy has begun
It's official. Mark your calendars. The crash of the U.S. economy has begun. It was announced the morning of Wednesday, June 13, 2007, by economic writers Steven Pearlstein and Robert Samuelson in the pages of the Washington Post, one of the foremost house organs of the U.S. monetary elite.
Pearlstein's column was titled, "The Takeover Boom, About to Go Bust" and concerned the extraordinary amount of debt vs. operating profits of companies currently subject to leveraged buyouts.
In language remarkably alarmist for the usually ultra-bland pages of the Post, Pearlstein wrote, "It is impossible to predict when the magic moment will be reached and everyone finally realizes that the prices being paid for these companies, and the debt taken on to support the acquisitions, are unsustainable. When that happens, it won't be pretty. Across the board, stock prices and company valuations will fall. Banks will announce painful write-offs, some hedge funds will close their doors, and private-equity funds will report disappointing returns. Some companies will be forced into bankruptcy or restructuring."
----------------------------------------
And to finish off the intricate details of how the freemarkateers and banksters brought control of government, thus it was your mates Mark that caused this, not any Democratic institution;
http://www.pbs.org/wgbh/pages/frontline/shows/wallstreet/weill/demise.html

But you wont read it Mark, as you are blinkered like an old trotter, Ron Trotter that is;
http://www.nzbr.org.nz/lecture_series.asp?Topic=RonTrotterLecture

Mark If there was a

Mark

If there was a CGT on rental property and no capability to write off mortgage cost on these properties, then the price of housing would fall and more would own their own homes - we might even see home affordability at the same levels as overseas.

Rental properties would still be owned outright by established property owners who had little or no mortgage costs (and who could accept paying tax via CGT on any profit they made) - including others saving for retirement in this way (buying second homes with 50%+ cash) or by first home buyers renting out their first homes to others (using rent/board and their own income to pay the cost of the mortgage). Any CGT exemption for the residential householder could include first homes being rented out to others.

The money raised from the CGT on rental property (and other tax changes) could finance state house upgrades and replacement and thus reduce this cost on the GST and income tax pool.

As to farmland CGT (it would not be paid until the farm was sold and so would not impact on existing farm business viability) it would reduce the price of farmland and make it easier for new farmers. The problem with the current system is that it is very hard for farmers (who co-operate in marketing) to collectively save for R and D or water storage (and sometimes even maintain water quality), this because of the financial difficulties of some of the farmers. A CGT paid by those leaving farming (a share of the profit on the rising value of the land) would provide a fund for such as Fast Forward partnership, water storage investment and water quality work.

The alternative would require such things to be financed by the GST and income tax pool - a subsidy of the the industry (which has unrealised land wealth not being utilised).

Iain Parker <i>your argument that

Iain Parker

your argument that we need even more financial deregulation is bordering on deluded when we are suffering the all to obvious effects of just that right now.

Bullshit.

If this crisis was caused by deregulation (and not the unprincipled printing of money and distortion of free markets by out of control States) then:

a) how do you explain how UK and Europe are in a bigger mess than the US, yet have more highly regulated banking industries?

b) if deregulation is to blame for the recession that began in December 2007, presumably it should also get some of the credit for the intervening growth?

c) why did the greater financial regulation of the 1970s in the US fail to prevent itfrom suffering not only double-digit inflation in that decade but also a recession (between 1973 and 1975) as severe and protracted as the one we're in now?

And after all that, tell me how much "˜regulation' fixes this and stops it happening?

Do you understand the insanity of Kniether, or whatever the Statist's name is, of now advocating a 6% inflation to get the US out of this government made hole? He is advocating the debasement of the value of money as the route to prosperity. Deflation is the natural market mechanism for money to regain its value.

Or do you thing we should make inferior cars as a solution for the ills of the auto industry, given this is no different in principle to the debasement of the money supply through the printing of yet more money at the behest of inane politicians?

SPC

As I said to Neville, you don't solve over-taxation in one area by advocating tax off another base. For me this is not so much an economic issue, as a philosophical and moral issue.

... could finance state house upgrades and replacement

You see your solution to previous government interventions into the economy is further interventions until we are all serfs of the big Nanny state. That is unacceptable, and to freedom lovers like myself, abhorrent and immoral.

Mark Hubbard - you are

Mark Hubbard - you are sounding as contradictory and confused as Mike Moore and John Tamihere.
Like Bob Jones you do not comprehend that the many layers of international finance are controlled and regulated by the same small group of people creating a closed loop network. It is this network that has infiltrated and corrupted the decent principals of the democratic nationstate and a fair market system.
I add to my already ample evidence another article that you will probably not bother to read, a detailed account of the central office of this cabal of banksters.
http://globalresearch.ca/index.php?context=va&aid=13239
The article is by one of the very best economics historians you will come across, more of which can be found here;
http://www.webofdebt.com/articles/

The greatest proportion of taxes extorted from the basically decent majority of businesses and citizens today go to service debt. As long as 97% of money continues to enter circulation as interest bearing debt, there is going to be a demand for a hell of a lot of taxes, plain and simple, over and out, no bullshit in that fact.

Oh God, a conspiracy theorist.

Oh God, a conspiracy theorist. Yeah, okay Iain. No, I can't be bothered reading your link. Answer my specific questions first.

Proudly so Mark. History has

Proudly so Mark. History has been chapter after chapter of people or elements conspiring to exploit each other. You dont think it has justed stopped because Mark Hubbard says it has and everyone with an investigative mind can stop questioning anything put to them by the likes of you, and should anyone continue to investigate any angles outside the terms of reference decreed by the official line, they be branded leppers and banished from the colony.
Most anything I present is from the mouths of the major players, not from that of my own. I present the evidence, I leave it up to those with investigative minds to make up their own minds. Sadly there are many afflicted with the sad human condition of not reacting until crisis is holding a knife to your throat, not when you saw signs of it coming over the hill a mile away.

If you read my last two posts your specific questions are more than answered by insiders with far more knowledge and impeccable credentials than mine, although I suspect that is why you will never read them.
Goodluck to you and your family.

A lot of words Iain.

A lot of words Iain. Now answer my specific questions. I'll repeat them:

If this crisis was caused by deregulation (and not the unprincipled printing of money and distortion of free markets by out of control States) then:

a) how do you explain how UK and Europe are in a bigger mess than the US, yet have more highly regulated banking industries?

b) if deregulation is to blame for the recession that began in December 2007, presumably it should also get some of the credit for the intervening growth?

c) why did the greater financial regulation of the 1970s in the US fail to prevent itfrom suffering not only double-digit inflation in that decade but also a recession (between 1973 and 1975) as severe and protracted as the one we're in now?

And after all that, tell me how much "˜regulation' fixes this and stops it happening?

Do you understand the insanity of Kniether, or whatever the Statist's name is, of now advocating a 6% inflation to get the US out of this government made hole? He is advocating the debasement of the value of money as the route to prosperity. Deflation is the natural market mechanism for money to regain its value.

Or do you think we should make inferior cars as a solution for the ills of the auto industry, given this is no different in principle to the debasement of the value of money through the printing of yet more money at the behest of inane politicians?

Mark Hubbard you have some

Mark Hubbard you have some good points but you should read Iain Parkers links most of what he says is spot on ,the usa is in big trouble and so is europe most of what the media say is crap and worse the fiat money system we have been living under is running out of time remember the Humpty Dumpty ryme and it finishes like this --and they couldnt put Humpty Dumpty back together again .....
Baz
Buy silver and Gold

We have choked on the

We have choked on the rising price of oil (and discovered the limits of Keynesian economics) with stagflation, we are now choking on a debt financed asset bubble - (and how will the monetarists cope with it), some will prefer inflation to deflation, some will prefer deflation to inflation - I doubt either will get their way and the limits of monetarism will be exposed when we go through stagflation once again.

Mark Hubbard, The UK certainly

Mark Hubbard,

The UK certainly has had the same sort of light regulations in banking as the US has had. Just look at what has come out about the inaction of the UK FSA since the crisis started. Europe may have more regulation, but that didn't stop it from investing heavily in the infamous 'toxic' securities.

I do agree with you with regard to what you are implying with question b). There is a tradeoff between growth and risk minimisation. The US is far more comfortable with risk than Europe, at least it has been up until now.

It is wrong to say that deflation is a natural market mechanism. In a fiat money system money only has a certain value because it is controlled to have that value by central banks. That was the problem of the 1970's - the authorities were not controlling the value of money (either because of a lack of understanding of economics or a lack of political will). With monetarism we now have a system where large scale inflation and deflation is prevented from occuring by centralised authorities. No natural free markets there.

While I dont agree with Iain Parker, you sound like an ideological libertarian that is unwilling to acknowledge the essential role states play in modern sophisticated economies.

SPC - What exactly is

SPC -

What exactly is the benefit of high levels of home ownership? Surely the cost of accommodation (i.e. rental prices) is what is important from a 'basic standard of living' standpoint. We haven't had a massive run-up in rental prices in NZ to date, however if your proposals were enacted investment in rental property would slump, development would slump and we would end up with higher rental costs for the poor.

I would rather financially literate investors own housing stock than financially illiterate low-income owner-occupiers. The former are more likely to prepare for downturns and less likely to default on motgages than the latter. This is part of the problem in the US, where they have had increasing home-ownership rates (i.e. sub-prime), unlike NZ where home-ownership rates have fallen.

The weekend always brings out

The weekend always brings out the best stuff.
Mark: Getting rid of Glass Steagal in the US was all about responding to London's Thatcherite deregulation that allowed UK banks to freewheel. Not to be outdone, the Yanks did the poms one better. AIG established their financial products office in London specifically because of the lack of oversight and regulation there.

A major reason why EU banks are not in an even worse mess is because of the International accounting standards that allow them to fudge assets and roll over losses. That's why the US contingent walked away from the G-20 pleased, after adopting FASB accounting standards. How else did Citi, BAC, MS, GS, WF, GE, all report Q1 profits?

The rot is not restricted by geography.

Mark Hubbard - every question

Mark Hubbard - every question you ask was amply covered by my links to those that have operated at the very heart of the international banking network.
When a man that was cheif economist at the IMF as recently as 2007-8 comes out and says we have a financial oligarchy that is controlling government, international government policy for that matter, and they got it by buying financial deregulation for political donations and the fact they can walk in and out of the public service at will, your arguments dont rate.
http://www.theatlantic.com/doc/200905/imf-advice
http://www.pbs.org/wgbh/pages/frontline/shows/wallstreet/weill/demise.html
I will entertain you a little on question B, the growth you talk of was a lot like the trick where you make a cork cannon out of a one and a quarter ltr plastic bottle, put a cork in the top then pump it full of compressed air from a tight hole in the side until the cork explodes out the top. The growth you speak was the equivalent of the cork only after it had exploded out the top it was further fueled by Bullshit(a word you seem to like) now the economy has to fall from the great height it reached based on freshair and bullshit.

Matthew, it's the fiat money

Matthew, it's the fiat money system that is destroying the West: laissez-faire is the answer to it.

Iain: When a man that was chief economist at the IMF as recently as 2007-8 comes out and says we have a financial oligarchy that is controlling government, international government policy for that matter, and they got it by buying financial deregulation for political donations and the fact they can walk in and out of the public service at will, your arguments dont rate.

And what more proof do we need of the absolute necessity to separate State and Economy, just as State and Religion were separated. Both are conducive to a free West. Such monopolies and game playing are only possible when the State is involved. Your thesis proves my point.

And yes, of course the growth was built on bullshit: an asset bubble and credit expansion built on government controlled fiat money systems. And now the printing presses are running as quickly as national State debts are rising to fuel the next bubble to destroy a good chunk of the next generations savings, this last event having destroyed a great deal of baby-boomers savings.

When do we start recognising the need to get governments out of our economies, rather than offering 'alternative tax bases' to distort yet more of the market.

Separate State and Economy.

Matthew: While I dont agree with Iain Parker, you sound like an ideological libertarian that is unwilling to acknowledge the essential role states play in modern sophisticated economies.

Our future lay in the small state, a minarchy, working for the free society where the individual can do what they like, so long as they abide by the non-initiation of force, no politicians or bureaucrats controlling our lives either incompetently, or worse, competently. Gulags lie in the path of the rampant Statism that characterises the West now, and the financial anchor of that Statism is economic. And what a mess they've made of it, yet they use this mess to enmesh me in the State even further. I see many here saying they have read Hayek, but no one has taken him onboard.

And being an ideological libertarian doesn't make what I say wrong: how does it, when it's based on reason? I'm either right or I'm wrong, and I'm right. After that I don't care about the tags.

"Austrian in the economist stable

"Austrian in the economist stable to spell out the only solution consistent to retaining a free West: laissez-faire"

yeah right and just look at the economic state of Austria right now...not to mention the US....the Bush years are pretty much fine examples of not to have laissez-faire.

"And being an ideological libertarian doesn't make what I say wrong: how does it, when it's based on reason?"

Your reason....not reason for 99% of other NZers...ie [population of NZ - 1024 libertnz voters in 2008] dont want a Libertanz society.

"I'm either right or I'm wrong, and I'm right. After that I don't care about the tags."

No you are not, this is not a Q of 2+2=4 so its right...or 2+3=4 so its wrong....

Libertanz is intelectually corrupt on the most fundimental level....ie its wrong to tax for some things but right to tax for others....So you object to paying taxes for hospitals while forcing taxes on me to pay for an army that you want but I dont.

Now anarchy I do have time for, its pure with no jumping through hoops to suit a twisted ideal....and at least that's zero taxes....If you think taxing for public services is wrong well I think Libertanz taxing for a police force or army is just as corrupt...

I can see this has descended into yet another Libertanz ralk fest....instead of a sensible discusion around land tax....gee whizz looks like the entire 1000 Libertanz voters must be swinging in here....

Neville, land tax I see as being rather old fashioned ie it allows little for today's virtual / electronic world or globalisation....

Just about any tax system creates dis-advantages for some and advantages for others....I do think the system should be simplyified, having both PAYE and GST seems a bit silly.....to me the method of collection for tax system to choose should be at the point that it is hardest to dodge and if possible just that one point.......So I'd like to see PAYE dumped for anyone under say 50k but a far higher GST instead.

<i>yeah right and just look

yeah right and just look at the economic state of Austria right now"¦not to mention the US"¦.the Bush years are pretty much fine examples of not to have laissez-faire.

Bloooooody hell. There wasn't much point reading beyond this sentence Steven.

I like your PAYE and

I like your PAYE and GST ideas Steven. What are the potential problems with these?

Mark Hubbard - i think

Mark Hubbard - i think your first post says it all. and if they are going to introduce a CGT or LVT then they sure better consider raising departure fees for both people and money.

If people want to sit on their arse and reclaim their taxes that's just fine, as long as they don't want to dip into my assets structures too.

Property already has a capital gains tax - too many friggin idiots out there to not realise this fact. And for those wanting to attack LAQC, do you realise that the directors have a personal guarantee to pay out of their own private money any taxes the company fails to be able to pay. Anyone else want a moan???

For goodness sake, ban fags, tax pot, booze & texts, and set up an 'one D one' OT tax ... rather than taking it from those who made an effort...

And Neville - Uradic...

And Neville - Uradic...

jh - that is an interesting

jh - that is an interesting article you contributed here:

http://www.interest.co.nz/news/opinion-merits-land-value-tax-lessons-hon...

If this kind of 'incremental' change would improve the NZ economy, and in particular 'the engine', didn't we ought to be debating it more purposefully?

The Ontario Green Party has

The Ontario Green Party has a land tax platform
"11) Taxing community-generated land values is beneficial. Since the community around it, not its owner, creates the value of land, the community should receive the benefits it has created. The owner is entitled to a fair profit but not to windfall profits that rightfully belong to the community that generated the wealth in the first place. Under LVT the specific use of the land will not be taxed, only the land itself, within the existing zoning. Community-generated land value taxation encourages the efficient use of land, reduces sprawl, reduces speculation, tends to reduce land prices and improves land use patterns.
"
http://www.cooperativeindividualism.org/jong-frank-de_green-party-taxati...

Land is a form of

Land is a form of "saving" as far as I'm concerned, and this is just another socialist agenda. Why do we get the bubbles? Excess money/paper creation by CBs and low interest rates, effectively giving it away. Control the money supply, and capital gains, etc, wouldn't be a major problem. This is the root of all our evils.

Fine words Neville! Hubbard, Sally,

Fine words Neville!

Hubbard, Sally, POP - crack is illegal and we need to pay Gov to police that.. Gov has a role to play, perhaps at a fraction of current spending.

Hubbard, on monetary systems; Sure I'd rather be paid in Gold too but Fiat currency works under the right rules. Loss of central bank control over money supply is to blame (hence oversupply, risk discounting of late and the rise of POP et al) - the root cause is low banking capital reserve ratios and a short term commercial focus on profit/bonuses vs a wider mix of long dated, healthy bank metrics.

Len - I think you're getting close but that's precisely the point, the land tax gets to the source of it, our current tax system is predicated by the issues you allude too. Land is not a form of saving, it is land. Cash (which can be lent to others for productive uses) is saving but the tax system encourages your thinking. Rising land prices = rising national debt. Put the coffee on buddy.

And magnanimous of you landlords to be concerned about the poor renters - if we were fortunate enough as a nation to have such a tax system, sure many landlords would bail out but guess what?, some of those renters would buy their own, more affordable homes!

jh - another interesting

jh - another interesting article at May 24th, 2009 at 4:07 pm, thanks. I wasn't looking at it from that angle. I think the better one of the two and the one that spoke loudest to me was by the farmer Gerry Eckhoff, here:

Capital gains tax to aid young farmers

http://www.ruralnews.co.nz/Default.asp?task=article&subtask=show&item=14...

I read that and thought we really do need to change, because not doing so is simply sustaining a kind of 'economic cannabilisim' - with the old devouring the future of the young, sadly in our core sectors as Gerry Eckhoff shows. If the current structure is weakening these core sectors, surely we do need to look at appropriate change? In that regard I found Bernard's thoughts here useful:

http://www.interest.co.nz/news/have-your-say-what-should-new-tax-working...

"I have been told the IRD has estimated a flat tax rate at 23% would be revenue neutral."

Who wouldn't want that?

And why wouldn't you want it?

"Tax Cuts, it has been

"Tax Cuts, it has been proven over & over again in all Western democracies that for all tax brackets, for every $1 of tax cut the multiplier effect is $3 "“ now that's a stimulus!"

That's how the economy would grow! People would then invest in their businesses and employ more labour. Investors and entrepreneurs are the only people who can get us out of this mess, but the powers that be, particularly overseas, think they know better and are determined not to let the markets handle the process, come what may.

Governments constantly bring in more and more regulation. Where has that got us? Into one big black hole! We must get rid of the red tape. No more regulation please.

There are too many people in this country that think they are owed a living, without doing the hard graft. We need to stop living a lie and believing an illusion.

Mark Hubbard - I am with you on what you are saying.

Surely a more balanced tax

Surely a more balanced tax system between mobile and non-mobile forms of capital is a step along the way to reducing overall taxation and that should be encouraged?

Libertarianism is an intellectually coherent view but it lies at the extremes of our current society. Advocate for it all you want, but in the mean time we have to devise ways of living in the present. Why don't you venture back in from that lonely place on the political spectrum, get dirty in real world economics with the rest of us.

Mark, baz - here is a challenge for you, given a govt. spend of 35% of GDP (sorry no wiggle room here chaps) - how would you propose to raise the taxes to pay for it ?

<i>given a govt. spend of

given a govt. spend of 35% of GDP

It's higher than that, closer to 50% and that is appalling.

how would you propose to raise the taxes to pay for it ?

I wouldn't. Dumb question. I would slash the size of the state, the only function of which is to run an army and police force (to protect the individual from the use of force), and to provide a framework for a criminal and civil justice system.

Unfortunately, no Statist will ever come to this conclusion, hence the Gulag we're all heading for (and note, the Gulag will quite possibly be a razor wired defended retirement home,it's high walls to keep a third and fourth generation violent youth out, who were bred by the welfare system, have no worth ethic, as their parents didn't, and think I owe them a living (which the government forces on me by paying them to have children. Of course NZ has one of the highest youth violence and child murder rates in the world, it pays people to have children, thus has broken the two emotions that could hold a free world together: love and affection.)

Mark - some might find

Mark - some might find your beliefs extreme, but it'd be hard for anyone to deny there must be more waste that could be cut out of the public sector, and without even being extreme about it! So given what Bernard has been told by IRD:

"I have been told the IRD has estimated a flat tax rate at 23% would be revenue neutral."

Where could we get that rate to with some more prudent reductions in some govt. departments, even not going as far as you suggest?

Surely flatter, broader, lower AND some reductions are BOTH steps in the best direction for NZ? [Nearly said 'right direction' there, but don't want to get even slightly party-political.]

I agree Les. Look at

I agree Les.

Look at all the below departments, boards, SOEs and quangos: I contend that probably 80% of them could be done away with tomorrow (including all the local councils), and 99% of Kiwis would not even be aware of their demise. Those not abolished can be privatised. And we'd all be better off. Well, those of us who actually work in the productive sector off which all of the below parasitically feed. And personally, I'd rather be paying the staff in all these places the dole (what, about $20,000 per annum?), than the $70,000 plus salaries they are on now, with many considerably above that, and being paid more often than not to simply put road blocks in the way of individuals and firms in the productive sector.

[Note , my Chch city council rates will be over $100 per week soon. Obscene. Regarding below, the first 'biggy' I'd ditch would be ACC.

* Accident Compensation Corporation
* Accounting Standards Review Board
* AgResearch Limited
* Agricultural and Marketing Research and Development Trust
* AgriQuality Limited
* Airways Corporation of New Zealand Limited
* Alcohol Advisory Council of New Zealand
* Alexander Turnbull Library, part of National Library of New Zealand - Te Puna Matauranga o Aotearoa
* Animal Control Products Limited
* Antarctica New Zealand
* Aoraki Polytechnic
* Archives New Zealand
* Ashburton District Council
* Asia New Zealand Foundation
* Asure New Zealand Limited
* Auckland City Council
* Auckland District Health Board
* Auckland Regional Council
* Auckland University of Technology
* Auckland/Waikato Fish and Game Council
* Audit New Zealand, part of Office of the Controller and Auditor-General
* Aviation Security Service, part of Civil Aviation Authority of New Zealand
* Banks Peninsula District Council
* Bay of Plenty District Health Board
* Bay of Plenty Polytechnic
* BIZ Information Centres, part of New Zealand Trade and Enterprise
* Broadcasting Commission
* Broadcasting Standards Authority
* Building Controls, part of Department of Building and Housing
* Buller District Council
* Canterbury District Health Board
* Capital & Coast District Health Board
* Career Services rapuara
* Carterton District Council
* Central Hawke's Bay District Council
* Central Otago District Council
* Central South Island Fish and Game Council
* Chatham Islands Council
* Chief Electoral Office
* Child, Youth and Family
* Christchurch City Council
* Christchurch College of Education
* Christchurch Polytechnic Institute of Technology
* Civil Aviation Authority of New Zealand
* Clutha District Council
* Commerce Commission
* Companies Office, part of Ministry of Economic Development
* Counties Manukau District Health Board
* Court of Appeal, part of Ministry of Justice
* Creative New Zealand
* Crown Company Monitoring Advisory Unit, part of The Treasury
* Crown Health Financing Agency
* Crown Law Office
* Crown Minerals, part of Ministry of Economic Development
* Department of Building and Housing
* Department of Conservation
* Department of Corrections
* Department of Internal Affairs
* Department of Labour
* Department of the Prime Minister and Cabinet
* Dispute Resolution Services Ltd , part of Accident Compensation Corporation
* Disputes Tribunal, part of Ministry of Justice
* District Courts, part of Ministry of Justice
* Dunedin City Council
* Dunedin College of Education
* Earthquake Commission
* Eastern Fish and Game Council
* Eastern Institute of Technology
* Education Review Office
* Electoral Commission
* Electoral Enrolment Centre, part of New Zealand Post Limited
* Electrical Workers Registration Board, part of Ministry of Economic Development
* Electricity Commission
* Electricity Corporation of New Zealand Limited
* Employment Court, part of Ministry of Justice
* Employment Institutions Information Centre, part of Department of Labour
* Employment Relations Authority, part of Department of Labour
* Employment Relations Infoline, part of Department of Labour
* Employment Relations Service, part of Department of Labour
* Energy Efficiency & Conservation Authority
* Energy Safety Service, part of Ministry of Economic Development
* Environmental Risk Management Authority
* Environment Bay of Plenty
* Environment Canterbury
* Environment Court, part of Ministry of Justice
* Environment Southland
* Environment Waikato
* Families Commission
* Family and Community Services, part of Ministry of Social Development
* Family Court, part of Ministry of Justice
* Far North District Council
* Fish & Game New Zealand
* Food Standards Australia New Zealand
* Foundation for Research Science & Technology
* Franklin District Council
* Gambling Commission
* Genesis Power Limited
* Gisborne District Council
* Gore District Council
* Government Communications Security Bureau
* Government Superannuation Fund Authority
* Governor-General
* Greater Wellington - The Regional Council
* Grey District Council
* Guardians of New Zealand Superannuation
* Hamilton City Council
* Hastings District Council
* Hauraki District Council
* Hawke's Bay District Health Board
* Hawke's Bay Fish and Game Council
* Hawke's Bay Regional Council
* Health and Disability Commissioner
* Healthline, part of Ministry of Health
* Health Research Council of New Zealand
* Health Sponsorship Council
* Heartland Services, part of Ministry of Social Development
* High Court, part of Ministry of Justice
* Horizons Regional Council
* Horowhenua District Council
* HortResearch
* Housing New Zealand Corporation
* Human Rights Commission
* Hurunui District Council
* Hutt City Council
* Hutt Valley District Health Board
* Immunisation Advisory Centre, part of Ministry of Health
* Industrial Research Limited
* Industry Capability Network, part of New Zealand Trade and Enterprise
* Inland Revenue Department
* Insolvency and Trustee Service, part of Ministry of Economic Development
* Institute of Environmental Science and Research Limited
* Institute of Geological and Nuclear Sciences Limited
* Intellectual Property Office of New Zealand, part of Ministry of Economic Development
* International Accreditation New Zealand, part of Testing Laboratory Registration Council
* International Services, part of Ministry of Social Development
* Invercargill City Council
* Investment New Zealand, part of New Zealand Trade and Enterprise
* Kaikoura District Council
* Kaipara District Council
* Kapiti Coast District Council
* Kawerau District Council
* Labour Inspectorate, part of Department of Labour
* Lakes District Health Board
* Landcare Research New Zealand Limited
* Landcorp Farming Limited
* Land Information New Zealand
* Land Transport New Zealand
* Law Commission
* Leadership Development Centre
* Learning Media Limited
* Legal Aid Review Panel
* Legal Services Agency
* Legislation Advisory Committee, part of Ministry of Justice
* Lincoln University
* Mackenzie District Council
* Manawatu District Council
* Manukau City Council
* Manukau Institute of Technology
* Maori Land Court, part of Ministry of Justice
* Maori Television
* Maori Trust Office, part of Te Puni Kokiri
* Maritime Safety Authority of New Zealand
* Marlborough District Council
* Massey University
* Masterton District Council
* Matamata-Piako District Council
* Maternity Services, part of Ministry of Health
* Measurement and Product Safety Service, part of Ministry of Economic Development
* Mediation Service, part of Department of Labour
* Medsafe, part of Ministry of Health
* Mental Health Commission
* Meridian Energy Limited
* Meteorological Service of New Zealand Limited
* MidCentral District Health Board
* Mighty River Power Limited
* Ministry for Culture and Heritage
* Ministry for the Environment
* Ministry of Agriculture and Forestry
* Ministry of Civil Defence and Emergency Management, part of Department of Internal Affairs
* Ministry of Consumer Affairs, part of Ministry of Economic Development
* Ministry of Defence
* Ministry of Economic Development
* Ministry of Education
* Ministry of Fisheries
* Ministry of Foreign Affairs and Trade
* Ministry of Health
* Ministry of Justice
* Ministry of Pacific Island Affairs
* Ministry of Research, Science & Technology
* Ministry of Social Development
* Ministry of Tourism, part of Ministry of Economic Development
* Ministry of Transport
* Ministry of Women's Affairs
* Ministry of Youth Development
* Motor Vehicle Traders Register, part of Ministry of Economic Development
* Museum of New Zealand Te Papa Tongarewa
* Napier City Council
* National Advisory Council on the Employment of Women, part of Department of Labour
* National Health Committee, part of Ministry of Health
* National Institute of Water and Atmospheric Research Limited
* National Library of New Zealand - Te Puna Matauranga o Aotearoa
* National Radiation Laboratory, part of Ministry of Health
* National Rural Fire Authority, part of New Zealand Fire Service Commission
* National Screening Unit, part of Ministry of Health
* Nelson City Council
* Nelson Marlborough District Health Board
* Nelson/Marlborough Fish and Game Council
* Nelson Marlborough Institute of Technology
* New Plymouth District Council
* New Zealand Agency for International Development, part of Ministry of Foreign Affairs and Trade
* New Zealand Army, part of New Zealand Defence Force
* New Zealand Artificial Limb Board
* New Zealand Blood Service
* New Zealand Climate Change Office, part of Ministry for the Environment
* New Zealand Customs Service
* New Zealand Debt Management Office, part of The Treasury
* New Zealand Defence Force
* New Zealand Export Credit Office, part of The Treasury
* New Zealand Film Commission
* New Zealand Fire Service, part of New Zealand Fire Service Commission
* New Zealand Fire Service Commission
* New Zealand Food Safety Authority
* New Zealand Game Bird Habitat Trust Board
* New Zealand Geographic Board
* New Zealand Government
* New Zealand Health Information Service, part of Ministry of Health
* New Zealand Historic Places Trust
* New Zealand Immigration Service, part of Department of Labour
* New Zealand Institute for Crop and Food Research Limited
* New Zealand Lotteries Commission
* New Zealand Lottery Grants Board
* New Zealand Parole Board
* New Zealand Police
* New Zealand Post Limited
* New Zealand Qualifications Authority
* New Zealand Railways Corporation
* New Zealand Security Intelligence Service
* New Zealand Sports Drug Agency
* New Zealand Symphony Orchestra
* New Zealand Teachers Council
* New Zealand Trade and Enterprise
* New Zealand Valuers Registration Board
* New Zealand Venture Investment Fund Limited
* New Zealand Vice-Chancellors' Committee
* Ngai Tahu Ancillary Claims Trust
* North Canterbury Fish and Game Council
* Northland District Health Board
* Northland Fish and Game Council
* Northland Polytechnic
* Northland Regional Council
* North Shore City Council
* Occupational Safety and Health Service, part of Department of Labour
* Office for Disability Issues, part of Ministry of Social Development
* Office for Senior Citizens, part of Ministry of Social Development
* Office for the Community and Voluntary Sector, part of Ministry of Social Development
* Office of Ethnic Affairs, part of Department of Internal Affairs
* Office of Film and Literature Classification
* Office of Human Rights Proceedings, part of Human Rights Commission
* Office of the Children's Commissioner
* Office of the Clerk of the House of Representatives
* Office of the Controller and Auditor-General
* Office of the Ombudsmen
* Office of the Privacy Commissioner
* Office of Treaty Settlements, part of Ministry of Justice
* Open Polytechnic of New Zealand
* Opotiki District Council
* Otago District Health Board
* Otago Fish and Game Council
* Otago Polytechnic
* Otago Regional Council
* Otorohanga District Council
* Overseas Investment Commission
* Pacific Business Trust
* Palmerston North City Council
* Papakura District Council
* Parliamentary Commissioner for the Environment
* Parliamentary Counsel Office
* Parliamentary Service
* Personal Property Securities Register, part of Ministry of Economic Development
* Pharmaceutical Management Agency Limited
* Plant Variety Rights Office, part of Ministry of Economic Development
* Police Complaints Authority
* Porirua City Council
* Public Sector Training Organisation
* Public Trust
* Qualmark New Zealand Limited
* Queen Elizabeth II National Trust
* Queenstown-Lakes District Council
* Quotable Value Limited
* Radio New Zealand Limited
* Radio Spectrum Management, part of Ministry of Economic Development
* Rangitikei District Council
* Refugee Status Appeals Authority
* Registrar of Unions, part of Department of Labour
* Removal Review Authority
* Remuneration Authority, part of Department of Labour
* Research, Information and Capability Group, part of Ministry of Economic Development
* Reserve Bank of New Zealand
* Residence Review Board
* Retirement Commission, Whiriwhiria!
* Road Safety Trust
* Rodney District Council
* Rotorua District Council
* Royal New Zealand Airforce, part of New Zealand Defence Force
* Royal New Zealand Navy, part of New Zealand Defence Force
* Royal Society of New Zealand
* Ruapehu District Council
* School Services, part of National Library of New Zealand - Te Puna Matauranga o Aotearoa
* Scion
* Securities Commission
* Selwyn District Council
* Serious Fraud Office
* Solid Energy New Zealand Limited
* South Canterbury District Health Board
* Southern Institute of Technology
* Southland District Council
* Southland District Health Board
* Southland Fish and Game Council
* South Taranaki District Council
* South Waikato District Council
* South Wairarapa District Council
* SPEaR, part of Ministry of Social Development
* Sport and Recreation New Zealand
* Standards New Zealand
* State Housing Appeals Authority, part of Department of Building and Housing
* State Services Commission
* Statistics New Zealand
* Stratford District Council
* StudyLink, part of Ministry of Social Development
* Supreme Court of New Zealand, part of Ministry of Justice
* Tai Poutini Polytechnic
* Tairawhiti District Health
* Tairawhiti Polytechnic
* Takeovers Panel
* Taranaki District Health Board
* Taranaki Fish and Game Council
* Taranaki Regional Council
* Tararua District Council
* Tasman District Council
* Taupo District Council
* Tauranga City Council
* TeachNZ, part of Ministry of Education
* Television New Zealand Limited
* Telford Rural Polytechnic
* Te Mangai Paho
* Te Matatini Society Incorporated
* Tenancy Services, part of Department of Building and Housing
* Te Puni Kokiri
* Tertiary Education Commission
* Testing Laboratory Registration Council
* Te Taura Whiri i te Reo Maori (Maori Language Commission)
* Te Wananga o Aotearoa
* Te Wananga-o-Raukawa
* Te Whare Wananga o Awanuiarangi
* Thames-Coromandel District Council
* The Correspondence School
* The Treasury
* Timaru District Council
* Timberlands West Coast Limited
* Toi Te Taiao: The Bioethics Council
* Tourism New Zealand
* Transit New Zealand
* Transmission Holdings Limited
* Transport Accident Investigation Commission
* Transpower New Zealand Limited
* Treaty of Waitangi Fisheries Commission
* UNESCO Secretariat for the New Zealand National Commission
* Unitec Institute of Technology
* Universal College of Learning
* University of Auckland
* University of Canterbury
* University of Otago
* University of Waikato
* Upper Hutt City Council
* Veterans' Affairs New Zealand
* Victoria University of Wellington
* Waiariki Institute of Technology
* Waikato District Council
* Waikato District Health Board
* Waikato Institute of Technology
* Waimakariri District Council
* Waimate District Council
* Waipa District Council
* Wairarapa District Health Board
* Wairoa District Council
* Waitakere City Council
* Waitaki District Council
* Waitangi Tribunal, part of Ministry of Justice
* Waitemata District Health Board
* Waitomo District Council
* Wanganui District Council
* Wanganui UCOL, part of Universal College of Learning
* War Pension Services, part of Ministry of Social Development
* Wellington City Council
* Wellington Fish and Game Council
* Wellington Institute of Technology
* West Coast District Health Board
* West Coast Fish and Game Council
* West Coast Regional Council
* Western Bay of Plenty District Council
* Western Institute of Technology at Taranaki
* Westland District Council
* Whakatane District Council
* Whanganui District Health Board
* Whangarei District Council
* Whitireia Community Polytechnic
* Work and Income, part of Ministry of Social Development
* Youth Court, part of Ministry of Justice

Mark - I thought my

Mark - I thought my mouse had packed up - the list just didn't seem to want to end! I don't feel remotely qualified to cast a strong opinion on many of those departments. However, the ones I am most concerned about are the ones that are supposed to be in existence to support business, IMHO many do anything but that and if they were reduced to allow more businesses to keep more of their money to invest doing what they do - make money - yes, "99% of Kiwis would not even be aware of their demise." and be better off. I doubt many of that 99% really got much from the "Jobs Machines" and their other associates - apart from those taking said jobs in said "Jobs Machines".

If we do the right changes it seems it could be low to mid 20's at least and that would be good for all. Add in some incentives for 'winning behaviours' to transform and strengthen the productive sectors and sub-20's would not be impossible in due course.

I think Les Rudd should

I think Les Rudd should get a medal. He persists in calmly explaining that a State is more than an Army and Police Force. It is sad that blogs are assaulted by people with extremely anti-social views. I believe in comapssion and a welfare state, and believe these are compatible with economic growth and productivity. I am writing these articles to try to do my bit in getting us up the OECD ladder.

I am disappointed that several commentators cannot enter a discourse about making a tax system that also increases productivity. Having said that, I thanl commentators that do apreciate the issues, and it is awesome to see Green policy Canada etc cited as this is an important debate.

I am sometimes actualy asked to TReasury to exchange views on productivity, and like the way so many people have made very very positive comments and have also made comparisons with NZ's pat and Australia etc

thanks for a great blog!

How many of those outfits

How many of those outfits were feeding at the trough when we as a country were at our most productive and our tax base was less,some of those above mentioned whould have existed in part or had different names.
Baz

Neville, Neville, Neville, sigh... <i>I

Neville, Neville, Neville, sigh...

I believe in comapssion and a welfare state

Oxymoron. The welfare state is the ultimate compassionless state, there is very little more evil, other than, perhaps, a theocracy.

Remember that ultimate welfare state, the Soviet Union? They thought they had a free health system, yet it ended up costing them everything they had.

Well said Mark.

Well said Mark.

Neville - thanks for the

Neville - thanks for the commendation. I'm not sure I deserve it but I reckon there are a good few on Mark's list that deserve a DCM!

Mark You asked what the

Mark

You asked what the benefit of high levels of home ownership was and suggested affordable rent was sufficient. However having ownership of one's residential property is possibly the best way to save for retirement in a tax paid super society (its by having no rent cost that one can live on Super levels of income without being in poverty). It also allows people to start small businesses (borrowing against their property - a win win).

You claim that if more people found housing affordable somehow there would be a slump in rental property investment and rents would rise. Why, there would be a decline in demand for rental property if more people could afford to own their own housing.

As it is under our current system, there are forecasts of a looming housing shortage which will push up rents (consents are not keeping pace with the demand for housing from the change in migration flows now occuring)(the only solution is more state house building - stock which should later be on-sold back to the private sector so this does not increase government debt).

As to whether higher or lower prices for existing housing has any impact on the building of new housing (well at the moment our housing stock is one of the most unaffordable in the world and we still have a looming failure of supply to meet demand), I tend to see it as if someone can finance a new home building and sell it at a profit they will - whatever the price of existing property.

But whatever the downstream result, the market mechanism would act to adjust - thus rising rents would result in more rentals coming onto the market, thus reducing any rent price premium caused by shortage.

You write this

"I would rather financially literate investors own housing stock than financially illiterate low-income owner-occupiers. The former are more likely to prepare for downturns and less likely to default on motgages than the latter. This is part of the problem in the US, where they have had increasing home-ownership rates (i.e. sub-prime), unlike NZ where home-ownership rates have fallen."

You would rather the rich got richer through tax favour and the poor remained tenants. At least you are honest about why you have the economic politics you do.

Perhaps Chomsky (my favourite anarchist!)

Perhaps Chomsky (my favourite anarchist!) can help (from Wiki):

Chomsky is scathing in his opposition to the view that anarchism is inconsistent with support for 'welfare state' measures, stating in part that:

"One can, of course, take the position that we don't care about the problems people face today, and want to think about a possible tomorrow. OK, but then don't pretend to have any interest in human beings and their fate, and stay in the seminar room and intellectual coffee house with other privileged people. Or one can take a much more humane position: I want to work, today, to build a better society for tomorrow -- the classical anarchist position, quite different from the slogans in the question. That's exactly right, and it leads directly to support for the people facing problems today: for enforcement of health and safety regulation, provision of national health insurance, support systems for people who need them, etc. That is not a sufficient condition for organizing for a different and better future, but it is a necessary condition. Anything else will receive the well-merited contempt of people who do not have the luxury to disregard the circumstances in which they live, and try to survive".

Good to see Mark spouting

Good to see Mark spouting the same old doctrinaire libertarian ideology as usual.
I'm not arguing that the state isn't overly bloated (of course it is and does need a serious trim).
But its just simply Willy Wonker fantasy land stuff.

I can't think of a worse outcome for this country - do away with the welfare state!
Personally I don't want to live like White South Africans, trembling behind high gated walls

Lets get real - doing away with the welfare state would be a recipe for social chaos and anarchy

Oh sorry, I forgot, all the poor and hungry would live off the generosity of charity from the wealthy, and the lazy buggers would all work for their living rather than resort to crime

Mark is right on one thing though - if we implemented his libertarian wet dream we would need a police force and army - in fact we would need a HUGE one to control the anarchy

Neville - I applaud your

Neville - I applaud your effort at pursuing a fairer tax system that is not as easy for to many to opt out of and leave it to the PAYE who dont get to have a fiddle.
Compliance has been the bane of most anything attempted in history. My view on the wider story of taxes are already well known, but for any new comers that may not have seen them. The problem is not how much of our GDP is going to pay for government, the problem is how much of GDP is going to service foreign debt, including that owed by government;
http://socialcreditorbust.blog.co.nz/solutions%20for%20credit%20crisis/

Mark Hubbard - Many of those institutions you posted have been added since we were put into receivership by our international financiers for the first time in 1961(2nd 1984, 3rd today) From that day on we have had imposed upon us all manner of financial deregulation and policy that has clearly not favoured the society as a whole, but driven us to further debt crisis and further surrendering of efforts and assets for temporary debt relief.
These imposed policies extend to the hiring and firing of our bureaucrats at national and local govt level. These banker co-operative bureaucrats have been complicit in running this country at a strategic deficit that would eventually see our entire means of production sold off to private interests for debt reduction, most of our citizenship tribute paying serfs. Debts they knew and never intended we be able to repay from the beginning. Hence the ballooning cost of the state has been to the benefit of those within it that wear two hats;
http://www.theatlantic.com/doc/200905/imf-advice
http://www.newint.org/features/2004/03/01/imf-failure/

You and I agree on the separation of business and state, but with different interpretation, you promote state staying completely out of business altogether. Where as the separation I am talking of is a separation along the lines of the separation of the Executive, Legislature and the Judiciary, designed to prevent the tyrannies of old where the power was centralised in the hands of the few. In the global inquiries of the 1930s and 1950s into international banking practice the private banking sector claimed they could be trusted to administer the credit creation mechanism because the state had the balance of power to set the conditions of credit.
That separation of power has since been dismantled and no longer exists, with the private bankers calling the shots on an international scale.
Their must be a return to that divide of power, but like the compliance issues of tax systems it also quite simply comes down to the decency of the strongest influential entity of the time.

Sorry if I am a bit blunt for some, but the time for beating around the bush is quite possibly already passed.

SPC - Actually it was

SPC - Actually it was me who wrote the comment you are responding to :)

"You asked what the benefit of high levels of home ownership was and suggested affordable rent was sufficient. However having ownership of one's residential property is possibly the best way to save for retirement in a tax paid super society (its by having no rent cost that one can live on Super levels of income without being in poverty). It also allows people to start small businesses (borrowing against their property - a win win)."

Your argument is based on the idea that owning your own property is going to give superior and lower risk returns than other forms of investment. Well I dont think that will necessarily be true in the future even if it is now. And even if property is a superior investment, why should people be encouraged to get exposure to it through owning their own property? To me that is a very 'undiversified' investment strategy. You are investing all your current, and a lot of your future savings in one house on one street in one town in one country! Eggs and baskets come to mind.

People can invest in property investment funds if they want exposure to property (to hedge against their own need for accommodation). If they do this they can invest an amount they feel comfortable with instead of having to buy a large illiquid chunk of property with a mortgage (which leaves them at risk to losing it all in a downturn.)

People can then put their money in other forms of investment at the same time too e.g. shares bonds cash etc. And because these investments are liquid, it means they are available in times of need such as if people lose their jobs. If you own one house you cant simply sell off a bedroom to get you through.

The other problem with people owning their own house is that it reduces their mobility. If they lose their job and get one in another town, they then have to worry about selling their house in order to move. One of the problems in the US right now is a lot of people are stuck in areas of high unemployment because they own a house there.

With regard to starting a business, people can only borrow against the equity in their property, i.e. their savings. If these savings are a more liquid form then you don't need to go to the bank for (as much) money you can sell some of your existing investments. And if you were brave enough to start your own business you would want to be able to reduce your own outgoings to as little as possible in case you needed to. One good way to do that would be downsize the property you live in, which is more difficult if you own your own property instead of renting one. I would shift my family into a one bedroom apartment if it meant keeping my business afloat!

"You would rather the rich got richer through tax favour and the poor remained tenants."

Well I think my argument above shows that I don't want only the rich to invest in property. I also don't want to see the poor remaining poor by losing what savings they have trying to buy a house they cant afford. As so many in the US have, in part due to the government explicitly encouraging home ownership.

I am not against people owning their own homes. But I don't think NZ should be striving for high home ownership as an end in itself.

@Mark The challenge was if

@Mark

The challenge was if one MUST raise 35% of GDP in taxes how would one do it.

You avoided the question and promptly went on spending cut mission. I've done the hard work for you, and come up with a figure of 35% which is a massive cut in what we spend now, but still potentially realistic politically.

Can you suspend the libertarian blinkers and indulge in a bit of real world politique? I'll ask the question again, if you were appointed Minister of Finance and told you had complete freedom to raise a variety of taxes but you must RAISE 35% of GDP in income through taxes, how would you accomplish this?

I wonder how building for

I wonder how building for capital gains affects the type of houses we build.

Building for "capital gain" (apologies

Building for "capital gain" (apologies for my repeated use of the "scare quotes", but the gain isn't in anything Adam Smith would recognise as Capital) makes houses larger, but more importantly it spreads them out, since it is only the land component of the land+house package that gains in value. Imagine yourself looking for an ideal place to rent (on a long term lease), and then imagine looking for an ideal place to buy - would you be be looking for different qualities in the two different cases? Most people are less willing to rent a spare bedroom (why waste money) than they are to buy one (after all, it's not really spending, it's just making a slightly larger "investment"). Same goes for the view and the lawn.

Mathew Obviously I did not

Mathew

Obviously I did not luke closely at your coming to john the debate.

My first premise is that we cannot sustain inflated house values building up our foreign debt (housing related foreign debt doubled from $80 to $160 billion in 5 years) - this occured because there is tax favour for investment in property (PIE was a belated recognition that people needed to be encouraged to take up other options).

It is the current tax regime which creates the higher price for housing which creates affordability pressures. Ending it makes housing more affordable - that does not mean more people having trouble paying mortgages, but more people having to pay less of their income to buy a home. Any mortgage rate rise coming off a lower home value/mortgage cost would impact less on affordability than one off a higher home value level.

The American problem was related to low incomes (their minimum wage was lower than ours and even with their last increase is still lower with the Kiwi at 60cUS) and of course the abrupt increase in mortgage rate occuring on the sub-prime loan to a level they could not afford. That system has never operated here. Now while some get into difficulty when the RB lifts the OCR to counter-cyclical peaks - most tough it out. In the USA because of their system of not carrying the debt with the borrower, many cut and run from their mortgage commitment. Which is why blaming the poor American worker for their lack of financial nous in buying on a sub-prime loan is a little mistaken, they were given an opportunity to own at the cost of renting and they could not lose on the deal. In that situation the blame is entirely with the lender.

Of course housing is a good investment.

First, the home residence is free of capital gains taxes and this is unlikely to change even if it does for (second home) rental property.

Second, home ownership requires saving and that is its chief benefit to the occupier the regular savings discipline.

Third, quite apart from the capital gain, it is also cheaper to own than to rent. One pays rent for life and yet one might spend 20 years paying off the mortgage and yet own the property (or one exchanged for it) for 40-60 years. For this reason, residential property is the best form of saving for the possibility of a long retirement.

So I hold to the notion that it would be good that more New Zealanders owned their homes and thus have a more secure retirement. Also that this is more affordable for them if home values were lower because of an end to tax favour for investment in property.

I also warn that if we have too many of the people retiring still living in rentals, the taxpayer will have to meet the continuing cost of accommodation supplement to them (or provide income related state housing) - has anyone factored this future liability cost of present day CGT free rental property in assessing our future retirement costs (tax paid super, health + accommodation supplement). And of course this accommodation supplement cost to the taxpayer of a declining rate of home ownership also applies across all generations.

STUPID PROPERTY OWNERS The taxes

STUPID PROPERTY OWNERS
The taxes that property owners hate most are the ones that hurt them least and are most likely to be spent for their benefit, writes Gavin R. Putland.

How true, Gavin, how true! www.lvrg.org.au

There is a lot of

There is a lot of beating around the bush here... the heart of the problem lies in the monetary system:

"Give me control of a nation's money supply, and I care not who makes its laws" - Mayer Amschel Bauer Rothschild

Alistair - I fear you

Alistair - I fear you are wasting your time. It appears that most in this nation, and many others for that matter, think that the Rothchilds and the Rockefellers are myths from the middle ages. This dispite that fact that one Rob Cameron who has just been appointed by the National Party to every committee and board going having just signed up (2008) to become a junior venture partner with Rothchild Australia;
http://www.nzherald.co.nz/business/news/article.cfm?c_id=3&objectid=1052...

Prior to Cameron Partners becoming the central bankers co-operative in NZ as we are being prepared forsale by our liquidators, ABN AMRO Craigs was the formal co-operative of the Rothschilds downunder;
http://www.careerone.com.au/research-companies/abn-amro-australia
until 2007;
http://www.bankingtimes.co.uk/14122007-abn-amro-rothschild-deal-comes-to...

For those of you who

For those of you who doubt Rothschilds and Rockefeller were here the last time the central bankers sent in the receivers in 1984;
http://www.med.govt.nz/templates/Page____8857.aspx

Rothschilds and Rockefellers get to underwrite equity listings with created credit, yet they still have to get up to dirty dealings. But we told them, there punishment was that their actions would published in some obscure document somewhere;
http://www.seccom.govt.nz/publications/documents/freightways/01.shtml#ba...

Thank You for The Nice

Thank You for The Nice Read!! I have heard Absolutely Free Credit Report is a quality place to aquire my free credit report & see the score 4 free. Anyone else used it?