spinofflive
Henry and White are competing for the John Cleese Upper Class Twit prize, says Morgan (kind of)
Henry and White are competing for the John Cleese Upper Class Twit prize, says Morgan (kind of)

SocietyDecember 13, 2016

No wonder Jamie Whyte and Paul Henry are whingeing – they and their rich mates love tax loopholes

Henry and White are competing for the John Cleese Upper Class Twit prize, says Morgan (kind of)
Henry and White are competing for the John Cleese Upper Class Twit prize, says Morgan (kind of)

From broadcasters to philosophers to the Spinoff, economic illiteracy has abounded in response to the Opportunities Party’s tax policy, argues Gareth Morgan.

Thanks to Paul Henry and Jamie Whyte we have a live discussion about where the burden should fall in making New Zealand fair again. At the Opportunities Party our view is that prosperity cannot be sustained unless built on an ethical foundation of fairness.

And in case you missed it, last week The Opportunities Party released its first policy last week and it was on making New Zealand fair again by closing a major income tax loophole that would benefit 80% of people while costing 20%.

But what gets right up the nose of Henry and Whyte is that they feel everything they have earned or own is purely on merit. Neither is prepared to accept that the tax regime contains a major loophole that has benefited both of them (and me) to an extent that is way out of proportion to any “hard work” we might have undertaken. This refusal is in spite of numerous government-commissioned working groups of experts pointing to the problem.

As far as I’m aware neither Whyte nor Henry have any expertise in the area, nor present any evidence that supports their rejection of a fair tax regime. It appears their anger is driven by unadulterated self-interest. Of course, as voters they have that prerogative, but as commentators trying to contribute intelligently to their discussion they are inadequate.

upperclasstwit
John Cleese’s Upper Class Twit, or what Gareth Morgan sees when he closes his eyes and thinks of Paul Henry and Jamie Whyte

Indeed the yelp of pain from far-right apologists like Henry and Whyte tells us more about their personal values than anything else.

Indeed their whingeing tells me lots. For instance, they don’t care about raising the top tax rate as Labour and the Greens advocate, because a large proportion of the truly rich don’t pay the top rate of income tax anyway. That isn’t because they are doing anything illegal, it is because our tax system doesn’t capture the income that comes from owning lots of assets. This is the loophole I want closed.

So their cries that the sky will fall in if this tax is introduced confirm that their days of tax dodging will come to an end under this policy. So what – such a removal of privilege is hardly worthy of discussion.

Just so there’s no ambiguity, here is TOP’s plan, plain and simple:

We recognise that all assets provide their owners with a benefit, each and every year (in economist’s parlance that’s called income from imputed rent). For those assets where the benefit is already declared as income – like deposits and shares – there will be no change. For assets where not even a minimal level of income declared, the proposal is deem such an income is earned (at a rate similar to a bank deposit), and therefore income tax is due. 

The policy would at least partially recognise that asset owners receive a benefit each and every year from the productive assets they own. So it goes some way to shutting a gaping hole in our income tax regime. We would advocate it be phased in, so that we avoid a crash in house prices. It doesn’t apply to debt (eg a mortgage), just the equity the owner has in an asset.

The effect is that it expands the tax base. So in response we cut tax rates by an equivalent amount so not one dollar extra in tax is raised. It is purely a change in distribution of who pays what.

The impact will be that salary and wage earners will face substantial tax cuts. Because of this loophole they have borne far too much of the income tax load in the past. That will change. Indeed when we test various scenarios of tax rate cuts and various deemed income rates for assets, our calculations show that 80% of Kiwis would be better off. The 20% that aren’t – surprise, surprise tend to be the wealthiest.

This policy would be especially great for young people. It would boost investment in businesses, generating high paying jobs. It would stabilise rampant house prices while incomes catch up. It would provide an incentive to build houses instead of land banking. It reduces our reliance on foreigner’s savings to fund our economic growth. And most importantly it reduces inequality and improves fairness. Not many policies can claim that.

Now to respond to the bleeding-wallet libertarians who don’t care about fairness and even economic efficiency, but rather struggle to think beyond themselves. I’ve already responded to Henry here, but what about the points that philosopher Whyte came up with?

His lack of economics background leads him to a fundamental error. I am not proposing to tax the opportunity cost of assets as Whyte claims, I am proposing to tax imputed rental. The calculation of the tax relates to the value of the asset, not the potential value of the asset as Whyte suggests. This is a crucial difference.

Imputed rental is the benefit you actually (not potentially) get from owning an asset because you don’t have to rent it. Because no cash changes hands, it is far more tax efficient to own assets rather than put the money in the bank and use the interest to rent the asset (like a house). Hence the rich store their wealth in lots of assets that they can use, and legally avoid paying tax. Why join an expensive tennis club when you can put a tennis court in the back yard?

Many countries in Europe tax imputed rental already alongside other imperfect wealth and housing taxes. Imputed rental is even in our national accounts – so that we can compare our national income with that of Germany or Switzerland which have much lower rates of home ownership.

Imputed rental is income like any other, but we don’t tax it. Well actually we do tax it when it comes to our FDR regime for foreign shares we own. If Henry or Whyte could demonstrate they have even a basic grasp of national accounts or the FDR regime I’d consider them worthy commentators. They can’t.

As to Whyte’s esoteric (he is a philosopher) example about the woman with the law degree, as mentioned above we are not taxing the opportunity cost. A better example would be cooking a meal for yourself, as we discuss in our FAQs. Why don’t we tax DIY? The simple answer is fairness; everyone has 24 hours in the day but some people have far more assets than others, and that is driving the growth in inequality we face as a society.

Henry is an entertainer, not even a journalist; Whyte’s economics illiteracy is equally limited. However uninformed, their ill-considered views at least provide their readers the opportunity to see what’s not relevant. Which is more than our media-lite professionals have been able to do. Several journalists – including the Spinoff’s own Duncan Greive – didn’t seem to understand the policy and its implications.

With old media so skint now and its journalistic resource so skimpy those in the public who want a decent conversation are better to go direct. Thankfully, social media allows for that. You can follow me on Facebook here, Twitter here, or come to our website to become a member or join our email list.

Remember the fundamental question is simple – do we want to live in a fair society with opportunities for all? Or do we prefer the “I’m alright Jack, pull up the ladder behind me” approach of Whyte and Henry?


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New homes being constructed on a site

SocietyDecember 13, 2016

Why aren’t more housing developers developing? An expert explains

New homes being constructed on a site

Property expert and housing strategist Leonie Freeman sets out why – despite the housing crisis – there are still so few new homes being built.

We all know that house prices are at an all-time high and demand far exceeds supply. Economics 101 says that when demand is greater than supply, it’s opportunity time for sellers to produce more of what people want. So why aren’t more developers undertaking housing developments?

It’s an important question because the debate about our critically inadequate housing supply has thrown up a lot of ‘siloed’ views. Some think it’s just about a policy decision, or it’s a lack of land supply. Or it’s land prices, or construction costs. On and on the litany goes – but the single-target view is invariably wrong. The crisis of supply isn’t about one cause. There are multiple causes and they are all related.

Let’s consider some common misconceptions about developers

Development is a path to easy riches

No, actually! Development is risky and complex. Sure, property cycles can mean that one development with perfect timing makes significant profit but there are many other developments which barely break even and the media is replete with stories of failed developments and unlucky developers.

Developers only focus on profit and they put profit before people

Not so fast! Developers will only be able to make a profit from development if they build something that people are prepared to pay for today. It’s demand from purchasers that drives what is built. Get that wrong, no profit.

Making a profit in a housing development is a bad thing

Developers, just like any commercial business, set out to make a profit. They are after all putting their own time, money and skill into building something. The process they are involved in exposes them to significant risks – many outside of their control. In this context it seems reasonable that they get something in return, otherwise, why would they do it? Would you?

Development is just about just constructing houses

Not quite. It takes a lot of skill, and a wide range of factors come into play in producing a successful developer. The skills probably begin with the commercial smarts to visualise an opportunity where it doesn’t currently exist. Then, they include being able to bring everything together – understanding demand, developing a concept, leading a strong team of professional experts, ensuring that the financials work, masterplanning and consenting, funding deals and the marketing and sales strategy before you get to the construction phase.

New homes being constructed on a site

So what are some of the challenges?

It is a long term play – particularly for the larger developments:

  • Evan Davies of Todd Properties recently commented that the 162 ha Long Bay development in Auckland is estimated to be complete in 2022. The development was originally launched in 2001 by the previous landowner.
  • Hobsonville Land Company – a subsidiary of Housing New Zealand – are responsible for the 4,500 home masterplanned community at Hobsonville. It estimates it will be complete in a decade. The land for this project was purchased in 2002.

Funding can be a challenge for the more complex, long term, large scale housing projects:

  • It can be a capital-intensive process and the challenge is to secure lines of credit over a long-term time frame.
  • Where do you go for the funding? We saw the collapse of a number of finance companies after the Global Financial crisis. Finance companies were the main source of second-tier development funding. The banks even now aren’t totally filling that gap – which provides another stiff challenge in getting would-be development projects off the ground.

Then there’s the risk …

  • Risk includes construction cost increases, property cycle changes and funding exposure. Then there’s the potential for delays from everything from consenting and obtaining sufficient sales through to weather and confronting unexpected issues such as contamination. All of these factors have the ability to impact the potential feasibility of a development project.
  • Putting development projects together are a little like a Rubix cube. Everything needs to come into line. A change in one area of the development process can have an impact on many other parts.
  • It is not surprising, therefore, that some companies are risk averse – reluctant to grow quickly and expose themselves, in the process, to plenty of risk.

So the 64 million dollar (more or less!) question is – how do we not only maintain the development momentum but actually increase it?

As I’ve mentioned, scale, the cost of borrowing, risk, and uncertainty are some of the issues that impact on development projects.

We have to find answers for these complex problems. They are issues so big that focusing on them for long can make your brain hurt! Where we assuredly won’t find answers is by going looking for someone to blame – and, while we’re about it, let’s also ditch the fantasy that there is a simple silver bullet solution. This is a complex issue – and we need to solve it collectively, all the time focused on taking action and keeping momentum going.

It is about partnership: all the players – government, council, iwi, developers, the community housing sector and the finance community – single-mindedly focused on how we get more homes built, and how we make more of them affordable.

Let’s get specific

I launched a comprehensive solution on my website thehomepage.nz in October 2016.  It involved 4 key steps:

  1. Defining the vision by identifying where Auckland wants to go and what success looks like.
  2. Implementing an approach called Collective Impact to ensure the ideas can be implemented. This is a practice used globally and New Zealand to solve complex problems – ensuring that everyone is working together towards the same goals and measuring the same thing.
  3. Creating a housing framework to make sense of the problem and where all the pieces of the housing jigsaw fit.
  4. A resolute and unified action plan which ensures we are clear and transparent about where we are going and how we can get there together.

To ensure we can get more development happening by the development community there are many levers which need to be pulled. Some of these could include:

  • Getting everyone involved in the housing sector focused on achieving the same goals and working together to remove current blockages.
  • Assist all groups understanding not just their part of the jigsaw, but everyone else’s and where they fit in.
  • Agreeing and implementing initiatives to assist in mitigating risk.  This may include up-front pre-commitments from local or central government, obtaining payments for projects on local or central government land when houses are complete or an underwrite on some projects
  • Develop clear robust partnership models between all the parties including – public, private and non-for profit sector so that there can be much improved efficiencies at putting development opportunities together
  • Clarity and certainty on projects from the public sector – such as providing a five year pipeline coming through.  This would assist in enabling development momentum to continue when the market turns.
  • Working on how to increase the capacity and capability within the development and construction industries
  • Considering alternative funding options to enable developments to get off the ground
  • Ensuring there is much greater alignment between land supply, infrastructure provision and development opportunities
  • Looking at ways to reduce the time involved for development projects including speeding up the consenting and development processes
  • Ensure we take Aucklanders on the journey so that new housing supply is seen as a positive contribution and something that strengthens communities
  • Work on home ownership and assisted ownership programs to ensure there is the ability for Aucklanders to purchase new housing stock off the plans.

This is about not just talking, though talking together in a focused way is going to be a good start. But it’s fundamentally about action and producing, collaboratively, a long term fix for Auckland’s housing crisis. Like it or not, we’re all in this one together. We either hang together or hang separately. I’m sure of my preference!


This content is brought to you by AUT. As a contemporary university we’re focused on providing exceptional learning experiences, developing impactful research and forging strong industry partnerships. Start your university journey with us today.