Extending Property Taxation Into Previously Untaxed Areas: South African Townships and Tribal Areas
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International Studies Program Working Paper 06-47 December 2006 Extending Property Taxation into Previously Untaxed Areas: South African Townships and Tribal Areas Michael E. Bell John H. Bowman International Studies Program Working Paper 06-47 Extending Property Taxation into Previously Untaxed Areas: South African Townships and Tribal Areas Michael E. Bell John H. Bowman December 2006 International Studies Program Andrew Young School of Policy Studies Georgia State University Atlanta, Georgia 30303 United States of America Phone: (404) 651-1144 Fax: (404) 651-4449 Email: [email protected] Internet: http://isp-aysps.gsu.edu Copyright 2006, the Andrew Young School of Policy Studies, Georgia State University. No part of the material protected by this copyright notice may be reproduced or utilized in any form or by any means without prior written permission from the copyright owner. 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Economic analysis and revenue forecasting, including micro-simulation, time series forecasting, For more information about our technical assistance activities and training programs, please visit our website at http://isp-aysps.gsu.edu or contact us by email at [email protected]. Discussion Draft – Do not quote or circulate Extending Property Taxation into Previously Untaxed Areas: South African Townships and Tribal Areas Michael E. Bell MEB Associates and George Washington University and John H. Bowman Emeritus Professor, Virginia Commonwealth University INTRODUCTION South Africa has a long history of taxing real property. Land-related taxes in South Africa date back to 1677. In its modern incarnation, the property tax (referred to as rates on property) has been levied in the former British colony of the Cape of Good Hope since 1836 (McCluskey and Franzsen 2001, p. 11). Thus, the challenge is to merge previously untaxed areas into an established value-based property tax system. Two of the more difficult sorts of areas are informal settlements and tribal lands. Informal settlements are characterized by multiple dwelling units occupying a single tract of land on the outskirts of an urban area. At the end of apartheid, property rights in such areas were not well defined and there were no established records that could be used in property tax administration. Property markets are slow to develop in a manner that is truly useful to property tax administration. Tribal lands present many of the same issues, but with the added complication of continuing communal land ownership with occupancy rights for specific portions of the land granted by tribal chiefs; in such areas, property markets will not develop. Under the apartheid system of governance the property tax became essentially a white urban tax (Solomon et al. 2002). Blacks could not own property under apartheid and farmers 1 2 International Studies Program Working Paper Series stopped paying real property taxes in the mid 1980s when they agreed to pay regional service council (RSC) levies on turnover and payrolls. Historically, the property tax in South Africa has been a local tax on the capital value of real property levied under the terms of provincial legislation. Under the provincial property tax legislation continued in place after the end of apartheid, local governments have had the option of choosing among three basic forms of property tax: Site rating – Under this variant, a property tax rate is levied on the value of only the land, which generally is determined by valuing the entire property and then subtracting the value of the building – i.e., it is a residual value. This approach traditionally has been used in Johannesburg and Pretoria. Flat rating – Under this variant, the same property tax rate is applied to both the site and improvement values of a property, and the two categories of real estate are to be assessed uniformly. This approach has typically been used in Cape Town. Composite rating – This intermediate form of property taxation assesses one rate on the site value and another, typically lower, rate on the value of improvements to the property. This system is used in a number of smaller, rural local governments. Overall, at the end of apartheid, about one-third of municipalities used site rating, about one- third used flat rating and about one-third used composite rating (Bell 2002, Figure 1, p. 65). New national legislation, Local Government: Municipal Property Rates Act No. 6 of 2004, has been passed to govern how municipalities tax real property. It is generally agreed that once fully implemented, this national legislation will not permit municipal governments to tax land and buildings at different rates, or to tax land value only. Rather, the national legislation mandates the use of flat rating by all jurisdictions. According to the 1996 constitution, under Section 229(1)(a) of Chapter 13, municipalities are granted authority to impose “rates on property and surcharges on fees for services provided by or on behalf of the municipality.” While municipalities may impose other taxes, levies, and duties appropriate for municipalities – if authorized by national legislation – the constitution explicitly prohibits their imposing an income tax, a value-added tax, a general sales tax, or customs duties. Thus, the only major tax available to municipalities in South Africa is the local property tax. Local governments in South Africa were restructured twice in the early post-apartheid period, once under the Local Government Transition Act of 1993 and once under the Metropolitan Structures Act of 1998. One result of the redrawing of local government boundaries to form a smaller number of larger jurisdictions is that areas with different property tax types (e.g., site rating and flat rating) and different assessment dates often have been brought together into a single municipality, a situation that has presented some difficulties. A more important net result is that municipalities now cover the entire area of the country. Every piece of property in South Africa is now within the boundaries of a municipality. Because the property tax is the only major tax available to local governments, and because it must be administered Extending Property Taxation into Previously Untaxed Areas 3 uniformly across the municipality, a number of properties that used to be outside the property tax net are now subject to property taxation. Extending the property tax to new areas not previously subject to taxation has created a number of challenges for local governments in South Africa. This is especially true for municipalities that have amalgamated former black local authorities (BLAs) with former white local authorities (WLAs) and for municipalities in rural areas that have large tracts of traditional tribal lands within their boundaries. The purpose of this paper is to look at how the property tax was initially implemented in these newly taxable areas. EXTENDING THE PROPERTY TAX TO TOWNSHIPS IN URBAN AREAS LOCAL GOVERNMENT REFORM IN SOUTH AFRICA Prior to the end of apartheid in the early 1990s, South African society was sharply divided, even balkanized,