All posts by Bryan Kavanagh

I'm a real estate valuer who worked in the Australian Taxation Office (ATO) and Commonwealth Bank of Australia (CBA) before co-founding Westlink Consulting, a real estate valuation practice. I discovered, by leaving publicly-generated land rents to be privately capitalised by banks and individuals into escalating land price bubbles, this generates repetitive recessions and financial depressions. We need a tax-switch: from wages, profits and commodities onto economic rents/unearned incomes, if we are to create prosperity and minimise excessive private debt.

SELLING OUR HERITAGE

The Baillieu name had surely reformed its rent-seeking ways since family scoundrels played no small part in sending the state of Victoria broke in the depression of the 1890s.

Michael Cannon’s “The Land Boomers” informs us William Lawrence Baillieu settled his debts for sixpence in the pound in a secret arrangement in 1892.

But now, it seems Victoria’s Premier, Ted Baillieu, is reverting to type. If the report below is correct, he’s considering selling off Victoria’s public assets—akin to the family silver—in order to provide necessary infrastructure.

That’s stealing from our forebears, Ted, like Jeff Kennett did in the 1990s – and you a Geelong supporter!

Our natural monopolies, such as ports and water supply are OURS, Ted, not yours to sell to corporate rent-seeking raiders.

It’s not as though there aren’t far better capital works funding alternatives, Ted, but it will take a bit of intellectual rigour and courage.  I think you might be up to it.

For starters and God’s sake, why not employ former Sydney Lord Mayor Lucy Turnbull’s solution before you consider taking Victoria down the path of selling off its heritage – again?

And this 2009 British video supports with evidence the case put by Lucy Turnbull.








AUSTRALIAN REAL ESTATE & TAXES

http://www.macrobusiness.com.au/

Some charts and analysis worth seeing today from Leith van Onselen, MacroBusiness’ “Unconventional Economist”.

 

And the below is worth looking at, too– at least the first part where Nick Hubble shows that taxes are theft.  But, oh dear, then he goes right off track to confuse the rent of our land and natural resources with taxes!  Really, Nick?  Really!

THE DAILY RECKONING

From Nick Hubble in St Kilda:

Australia’s tax legislation is, according to urban legend, the longest piece of legislation in the world. One of our law professors reportedly has an entire room devoted to books of Australia’s extensive tax law. Part of the story is that Australia has several tax Acts.

Best of all, ‘if Australia keeps making new laws at the current rate, there will be 830 billion pages of tax legislation by the turn of the next century,’ said Robin Speed from the Rule of Law Association in the Sydney Morning Herald. In 2006, 4100 pages were taken out of the tax legislation to ‘improve readability’. What a relief!

Then there is the 10,000 rulings a year the Australian Taxation Office issues (based on the average between 2000-08). Each of them can have the same weight as an Australian High Court decision.

What does this mean for you? ‘Australians pay at least 125 different taxes each year,’ your Treasury says on its website. ‘…there could be as many as 160 different state taxes and 259 taxes nationally.’ Then, on top of that, there are local government rates.

Our favourite taxes are the Wine Equalisation Tax (WET), which is 29% of wholesale sales. And the superannuation funds tax – yes, you pay taxes on money the government forces you to save in Australia.

But all this is simply not enough. And so the Mineral Resources Rent Tax is following in the footsteps of the existing Petroleum Resource Rent Tax. And the Carbon Tax is following in the footsteps of the failed European emissions trading scheme debacle.

Perhaps that law school professor will need a second room to house this ever-growing pile of legislation.

Why do you, as an investor, need to worry about this kind of politicking? Well, tax is theft. With the threat of violence thrown in for good measure. There is simply no way of getting around that basic truth, as uncomfortable as it might make you feel.

First, to the claim that taxes are a violent threat. If you don’t pay taxes – and don’t cooperate with the consequences of refusing to pay them – the police will happily lock you away. And if you refuse to be locked away, the police will use force to make sure you are.

But why is tax theft? Well, if you get together a group of friends and they democratically vote to take away your money, that’s theft. But if a slightly larger group known as the Australian electorate and their representatives try it, it apparently isn’t theft any longer.

Of course, tax is not actually theft. For that to be the case, you would have to own your own income. But you clearly don’t in Australia today. That’s evident in the fact that the Australian government, if it so voted, could tax you at 100% of your income. And you don’t own what somebody lets you keep at their whim.

For now, the politicians are letting you keep some fraction of your income. Lucky you. What a privilege.

But don’t worry, you can always increase how much of your income you can keep by declaring deductions. Throw the dog a bone…

Over in Britain, the government decided to make things a little more transparent than the Aussie government has here. British taxpayers will now get a wonderfully colourful description of how much of their taxes went where:

… according to Treasury calculations based on current taxes, someone earning £50,000 would be informed that their taxes will fund £4,727 worth of welfare payments, including £493 of housing benefit annually and £860 in sickness benefits.

.. a £50,000 earner will also contribute £2,469 to government health spending, £818 to defence and £141 to overseas aid. Almost £1,850 of their income is spent on education and £705 on “public order and safety”, including £381 on the police, £98 on prisons and £70 on the fire service. The sum of £903 goes on repaying debt interest and £70.56 to the European Union.

In total, the £50,000 earner will lose 28.37 per cent of their annual income in tax. This calculation does not include VAT on purchases, council tax or duties on fuel and alcohol.

Not many thieves have the courtesy to send you a receipt of what they purchased with your money!

The idea behind this little taxpayer publication is to make Britons agree to welfare cuts by making them aware of how much income they are losing to the cost of welfare (almost 10% of the 50K income).

The joke is that Britain’s spending and taxation is so far out of whack (a deficit of over 10% of GDP) that a reduction in welfare isn’t going to make much of a change to the story as a whole. It’s not like the British taxpayer will get the money if welfare payments are reduced. Even if the budget went into surplus as a result of the change, the politicians would find something to spend the money on.

So what went wrong in Britain? Why has it gone from a global empire to a nation of debt and taxation? Daron Acemoglu’s book Why Nations Fail has part of the answer: ‘extractive institutions’. We’re going to add it to the Daily Reckoning vocabulary of awesome ideas. Put simply, a nation’s institutions have great influence over incentives.

In collectivist societies, people don’t work because they don’t get to keep the fruits of their labour. In individualistic societies, people work hard because they can keep what they earn from serving others. In feudal societies, a select few have a claim to the income of the rest, so they make them work.

Extractive institutions can be collectivist or feudal in nature – it doesn’t matter which from the wealth producer’s point of view, which is why hard-working people can’t tell the difference between fascism and socialism.

They lose their income either way. Institutions that preserve property rights achieve the opposite – you own yourself, your property and what you produce. Let’s call this type of institution a capitalist institution.

What are examples of capitalist institutions? Constitutions, enforcement of contracts, right to trial, freedom of speech, that sort of thing. Mix them together and you get what Paul Johnson wrote about in his book Enemies of Society:

‘The achievements of the new economic civilisation became undeniable. In the end capitalism, [the free market system], brought much greater equality.

‘Gregory King calculated in 1688 that Lords got 3,200 pounds per year, and gentlemen an average of 280 pounds per year; the mass of the poor got 2 pounds. There seems to have been little change between 1688 and 1800; thereafter the equalising process began to operate, and the gigantic disparities between rich and poor, so characteristic of all pre-industrial societies, slowly narrowed, a process which continues today.

‘What, in material terms is more important is that, at the same time, the real wealth of all increased. In nineteenth century Britain , the size of the working population multiplied fourfold; real wages doubled in the half-century 1800-1850, and doubled again, 1850-1900. This meant that there was a 1,600% increase in the production and consumption of wage-goods during the century.’

Going back to Daron Acemoglu for the alternative to capitalism and its institutions:

‘Argentina became very rich, despite its extractive institutions, because of a resource boom. And that then came back to bite it. If you become very rich because of a resource boom, but your institutions are deeply extractive, the moment that resource boom goes away, or even before, the conflict is there and people [politicians] are going to use these institutions for enriching themselves.’

Now we ask you, which way do you think Australia is going? The way of Britain after 1800, or the way of Argentina? Even if you don’t think tax is theft (try keeping all your income to learn this fact the hard way), are 830 billion pages of coming tax legislation a sign that your property rights are being protected or abused by your government? Are Australia’s institutions extractive or capitalist?

Here’s a slight adjustment to Martin Niemoeller’s famous address to the US Congress to make you spot the creep of extractive institutions into Australia.

When they taxed the petrol users,
I remained silent;
I don’t commute.

When taxed the wine wholesalers,
I remained silent;
I don’t sell wine.

When they taxed the drinkers, smokers and gamblers,
I remained silent;
I prefer reading.

When they taxed the miners,
I remained silent;
I am not a miner.

When they taxed the carbon emitters,
I did not speak out;
I was not a power station.

When they came for me,
there was no one left to speak out.

830 billion pages of tax legislation are on their way. Make no mistake, they are coming for you and your wealth. And there is no limit to how far they can legally go in confiscating your wealth and earnings. Because they define ‘legally’.

Trying to speak out against the extractive institutions of Australia is a difficult cause. It’s no coincidence that the most famous story of a capitalist revolution involves the wealth producers going on strike, not staging a coup. We don’t want to give away too much of Atlas Shrugged for those who haven’t read it.

But a lesson worth learning from the book is that it’s time to take political risk here at home seriously. That means looking at your wealth and income in a new light. How can you protect yourself from your own government? What kinds of investments and incomes are in no way related to the government? We’ll add those questions to the list of things to investigate in our new newsletter coming soon.

Regards,

Nick Hubble
for The Daily Reckoning Australia

………………………………………………………………………………………………………………………………………………………..

Puhlease, Nick, learn about how resource rents differ from taxes – and can’t be passed on in costs/prices as taxes are. Taxes are arbitrary imposts, yes theft, if you like, but should we all not pay the rent for the land and natural resources we use?

THEY SHOULD BE GRATEFUL!


 

The Institute of Public Affairs (IPA) and their mate Wendell Cox from Demographia would probably call these people whingers, because there’s absolutely nothing wrong with urban sprawl nor its lack of infrastructure. People choosing to live in the sprawl are happy, they say.

Oh, and as for Lucy Turnbull’s idea of capturing some of the uplift in land values to pay for the provision of necessary capital works in these new locations, forget it, says the IPA.
 
You see, the IPA gets part of its funding from Gina Rinehart, so she who pays the piper will obviously call the tune.
I think Gina may have a bit of influence on Tony Abbott, too:-








REAL ESTATE 4 RAN$OM

If you’ve not yet seen Prosper Australia’s definitive video on the cause and cure of  the financial collapse, it’s now available, free, here.

The ideas in Real Estate 4 Ransom are truly transformative.  Let your friends know about it, because it’s an excellent investment in 40 minutes.

And as I post this, I hear Tony Abbott calling for the suspension of standing orders in the Australian House of Representatives because former Treasurer Peter Costello, who presided over the greatest real estate bubble in our history wasn’t appointed chairman of Australia’s Future Fund.  [sigh!]







IN SIMPLE TERMS

Steps taken to remedy the global financial crisis both in Europe and the US are clearly proving hopelessly inadequate, and media commentary and analysis is no better. They’re not radical enough, not getting to the root of the matter. (Latin radix, root)

Question: What have the US, most of Europe and, yes, Australia and China got in common?

Answer: They all tax labour, capital, production, thrift and enterprise and undertax land price speculation.

Question: How do economies respond to these tax signals?

Answer:  Quite naturally. Property monopoly, speculation and development are favoured because that’s to where tax regimes direct people and companies. Apart from property construction in the developed west, other forms of production tend to drift offshore, to where land, labour and capital is cheaper. Growth becomes pathologically exponential in the service sector, especially in finance, insurance and real estate. (The ‘FIRE’ sector.)

Question: Did the bubble in land price burst in the US and Europe?

Answer: Yes.

Question: Will the bubbles burst in China and Australia?

Answer: Yes, they must, because of inadequate land value capture and too many taxes on productivity.

Question: Are the US and EU shifting taxes from labour, capital and productivity, onto land and natural resources in order to arrest these pathologies and turn economies around?

Answer: No.  Where this is happening  it’s inadequate.

Question:  Meanwhile, where are our land rents going?

Answer:  To the 0.01% as usual – creating a vast wealth divide and economic depression.

Click on above model for greater detail.






CLOSE, BUT NO CIGAR

Drop the 50p tax rate and target property – the gutsy Welsh way to go

Our council tax epitomises the political cowardice of successive governments. Will George Osborne be braver?

Billed as London’s most expensive house, this Kensington property sold for £80m in 2008. There are many empty ‘offshore’ mansions in the capital. Photo: Ray Tang/Rex

George Osborne has the right instinct on tax. Get some sanity into child and housing benefit, relieve taxes at the bottom and, at the top, tax wealth rather than income. If so, there is no time like the present. The chancellor should drop the unloved 50% band of income tax and go for property. Housing is the most inefficient, mal-distributed, under-taxed and therefore overpriced asset in the land. Tax it properly, with something in return.

Britons live more lavishly than any other big nation in Europe. More live in houses not flats, more have private gardens and more are home owners not renters. They also pay the lowest local taxes. What they do pay is a cockeyed, regressive, un-buoyant council tax, based on property valuations that bear little relation to actual or differential price. The top H band of council tax in the richer parts of the south-east embraces almost half of home owners. It is, in effect, a poll tax.

Year after year the last Labour government funked revaluing England’s council tax bands, meekly fearing that losers might howl louder than winners. The Welsh were bolder, revaluing in 2005 and now getting the benefit. Council tax on an I-band house in Gwynedd is higher than on a sheikh’s palace in Kensington (£2,870 against £2,158).

The Liberal Democrat answer is Vince Cable’s £2m mansion tax, an impost with built-in political impossibility. It is swingeing, posited at £20,000 a year per mansion. It has a blatant cliff-edge effect, excusing houses just below the threshold yet savaging those above it. It evokes the “granny tax” protest, lacks regional variation and is merely a top-down fiscal wheeze to avoid the odium of rate revaluation.

Meanwhile council tax remains the fiscal Cinderella, a miserable drudge of a thing, abused, beaten and kept in the localist broom cupboard. It was conjured into being by John Major’s government in 1992 to purge the Tories of the stain of poll tax, while somehow pretending it was not a reversion to the rates.

Council tax is unfair. Whereas under rates, the ratio of lowest to highest house valuation was roughly 1:100, the spread of the eight council tax bands is merely 1:3. The highest H band was £320,000 at 1991 prices (up to an average of £950,000 today). The bands have never been adjusted, while a growing sense of unfairness leads all governments to curry electoral favour by “freezing” council tax in favour of stealth taxes. The whole saga epitomises Britain’s political cowardice.

Osborne should follow gutsy Wales and introduce new upper bands that reflect the rise in house prices since the 1990s. He could do it now. Only the existing H band would need revaluing, and could be graduated in three stages to whatever value he chooses. The actual tax paid per band would still be determined by local councils. The allocation of properties to the new bands by currently under-employed estate agents would be no big deal. It must anyway be undertaken one day.

Property is the easiest of all assets to tax because it the most visible, most recordable and most unavoidable. The private housing lobby is already hollering about losers, crying that any new top bands will “unfairly target the income-poor and equity-rich”. This is like worrying about people who own Rolls-Royces they cannot afford to drive.

The genteel poor may use inherited property inefficiently, but there is no reason for not taxing them for doing so. I cannot plead to be excused taxes because I get little benefit from them. The government is now proposing to “tax” housing benefit to reflect the number of rooms recipients leave unoccupied, and to discourage them from living in expensive properties. Taxing the living space of the rich is hardly unfair.

Another group of much-bewailed losers is foreigners, many of whom pay neither taxes nor stamp duty. They can lump it. On one estimate, some 100,000 UK properties are now parked in offshore tax havens, which must comprise the bulk of the 155,000 houses in England and Wales thought to be worth more than £1m. Why Gordon Brown left in place this massive tax loophole, costing some £1bn a year, is a mystery.

Nor are Britain’s property taxes particularly high. New York’s are fixed at between 1% and 2% of value. Westchester County’s median property tax is $8,474, roughly three times the top rate in London’s Kensington. Many New Yorkers pay $20,000 to $30,000. These can be partly offset against other taxes, but taxes they remain.

There is another reason for raising taxes on property across the board. The biggest unexploited – and “greenest” – housing resource in Britain is empty and under-occupied property. There are empty rooms over shops, frozen by planning control. There are empty “offshore” mansions in central London. There are low plot ratios under urban renewal and more vacant commercial sites than ever. Britain is wasteful of residential land. An estimated million vacant homes are said to lie hidden within the urban and suburban landscape of Britain. Osborne is right to regard planning as one inhibitor of bringing them into use. Tax relief on residential lets would also help.

The key here is to use the tax system as an aid to urban growth, properly so called. City sprawl is now a Europe-wide problem, with car-intensive building in the countryside increasing by 20% since 1980 to meet a population rise of just 6%. It may be impossible for a free market to “monetise” the value of open country for leisure and recreation, but it obviously makes sense to direct taxes at ensuring developed land is used more efficiently. We should tax its extravagant use and relieve taxes for public benefit.

There is no denying the political price in progressive property taxes. The rich will pay more. But that price could be balanced by abandoning the 50p income tax band, which history suggests will raise little extra money. The net increase in revenue from council tax could then be diverted to the Liberal Democrat goal of a higher basic tax threshold. Each of these fiscal changes should yield pleasure somewhere on the political spectrum, while also delivering the chancellor a possible rise in overall revenue.

Those who champion fiscal reform get precious few moments on stage. They no sooner start their song than they are deafened by cries of political expediency. This time the politics could just be in their favour. Might someone listen?







THE RENTIER CLASS DIVIDES AND RULES

Blocking progress

In an interesting “Ockham’s Razor” program on the ABC’s Radio National on 28 February 2012, the noted science writer Ann Moyal called for “interdisciplinary approaches” between science and the humanities to assist in solving our problems. That would indeed represent an improvement, because at times the difference is a rather contrived one.

She mentioned CP Snow’s famous 1959 Rede Lecture “The Two Cultures” which even then noted the widening lack of communication between science and the humanities.

I have a slightly different take on the matter.  The division between science and the social sciences has served the rentier class so well, it’s not going to permit without enormous resistance the collaboration Ann Moyal seeks.

You see, it was not by accident the 0.1% removed the classical science of political economy from the category of science and dispatched it off into the humanities, repackaging it as a neo-classical economics where land and capital have become one and the same.

By explaining how the kleptocracy was capturing the public’s land and natural resource rents unto itself and taxing labour and capital instead for revenue, Henry George had come to represent a clear and present threat to the powers that be and his ideas had to be resisted at any cost via the universities.

The arguments of those opposed to Henry George were so obviously risible, self-interested and shallow that conclusive action had to be undertaken, and the universities must be the means.

It had to be falsely put about that the study of economics had no predictive capacity–as any science should–therefore it had to be recast as one of the humanities.

Mason Gaffney’s “The Corruption of Economics” provides a chapter and verse account of the personalities involved in this incredible perversion of intellectual rigour. Gaffney demonstrates the steps taken were clearly a stratagem to defeat the exposition of Henry George and his many predecessors and followers from again taking root in society.

Once the pea and thimble trick of the 0.1% had been exposed for what it is, the 0.1% was forced to defend itself by indulging in corrupt practice within the halls of learning.

Thus, ever since, has the cause and cure of rent-seeking and bursting real estate bubbles remained the blind spot for both science and humanity at large.

However, it is not only the bifurcation between science and the humanities which has progressed the blatant lie that leaves public education, health, welfare and infrastructure underfunded.  It is also caused by the paranoia into which political parties have descended, mindlessly dividing societies.  Perhaps the most obvious example is between Democrats and Republicans in America where ideologues continue to cast the most incredible aspersions at each other.  This is democracy in action?

The common feature found in each of these false dichotomies is that people no longer matter: only finance, big corporations, the political parties–apparently an end in themselves–and real estate, of course, matter. For corroboration, one has only to look at what is occurring in Greece, the fount of democracy.

Wedges driven by the 0.1% between science and the humanities, and their economic falsehoods off which political parties feed without question have sidetracked and split democracies. And it has conducted this malfeasance with reckless aplomb – because it has the money; it has the rent.

We are in the end game.  If ignorance and fear paralyse us now, the 0.1% wins again.