In economic and social discussion the word reform is
commonly opposed to the word revolution. It implies
modification rather than abolition, gradual rather than violent
change. Hence reforms of the system of land tenure
do not include such radical proposals as those of land nationalisation
or the Single Tax. On the other hand, some
extension of State ownership of land, and some increase
in the proportion of taxes imposed upon land, may quite
properly be placed under the head of reform, inasmuch as
they are changes in rather than a destruction of the existing
system.
In general, the reform measures needed are such as will
meet the defects described in the last chapter; namely,
monopoly, excessive gains, and exclusion from the land.
Obviously they can be provided only by legislation; and
they may all be included under two heads, ownership and
taxation.
By far the greater part of the more valuable lands of
the country are no longer under the ownership of the State.
Urban land is practically all in the hands of private proprietors.
While many millions of acres of land suitable
for agriculture are still under public ownership, almost all
of this area requires a considerable outlay for irrigation,
clearing, and draining before it can become productive.
Forty years ago, three-fourths of the timber now standing
was public property; at present about four-fifths of it is
owned by private persons or
corporations.[84]
The bulk of
our mineral deposits, coal, copper, gold, silver, etc., have
likewise fallen under private ownership, with the exception
of those of Alaska. The undeveloped water power remaining
under government ownership has been roughly
estimated at fourteen million horse power in the national
forests, and considerably less than that amount in other
parts of the public
domain.[85]
This is a gratifying proportion
of the whole supply, developed and undeveloped, of
this national resource, which is said to be somewhere between
27 and 60 millions horse
power.[86]
Only about seven
million horse power has yet been developed, almost all of
which is privately owned.
In many countries of Europe it has long been the policy
of governments to retain ownership of all lands containing
timber, minerals, oil, natural gas, phosphate, and water
power. The products of these lands are extracted and put
upon the market through a leasing system. That is; the
user of the land pays to the State a rental according to the
amount and quality of raw material which he takes from
the storehouse of nature. Theoretically, the State could
sell such lands at prices that would bring in as much revenue
as does the leasing system; practically, this result has
never been attained. The principal advantages of the leasing
arrangement are: to prevent the premature destruction
of forests, the private monopolisation of limited natural
resources (which has happened in the case of the anthracite
coal fields of Pennsylvania) and the private acquisition of
exceptionally valuable land at ridiculously low prices; and
to enable the State to secure just treatment for the consumer
and the labourer by stipulating that the former shall
obtain the product at fair prices, and that the latter shall
receive fair wages.
This example should be followed by the United States.
All timber, mineral, gas, oil, and water power lands which
have not been alienated to private persons should remain
under government ownership, and be brought into use
through a leasing arrangement which would enable the
private operators to obtain the rates of profit and interest
which are ordinarily yielded by enterprises subject to the
same degree of risk. Happily this policy now seems likely
to be adopted. In 1913 a law was passed by the United
States providing for the operation of the coal mines of
Alaska on leases. The amount that can be leased by any
person or corporation is limited to 2560 acres, and the
penalty for attempting to monopolise the product is forfeiture
of tenure. The Secretary of the Interior has urged
a similar arrangement for the development and extraction
of water power, coal, oil, gas, phosphate, sodium, and
potassium on the public domain of Continental United
States, and his recommendation will probably be adopted
by Congress. Thus the rent of these lands will go to the
whole people instead of to a comparatively small number
of individuals, monopoly of the products will be made impossible,
and our remaining public resources will be protected
from rapid and ruinous exploitation.
To the objection that capitalists will not invest their
money in nor carry on extractive enterprises on a leasing
basis, the sufficient answer is that they are doing it now.
In 1909, 24.5 per cent. of all the lands producing minerals,
precious metals, and stone; 94.6 per cent. of the lands producing
petroleum and gas; and 61.2 per cent. of the two
groups of lands combined, were operated under leases from
private owners or from the
government.[87]
If the rental or
royalty demanded is not unreasonably high capitalists will
be quite as willing to produce raw materials of these kinds
from leased land as they are to manufacture or sell goods
in a rented building. Not the leasing system, but the terms
of the particular lease are the important consideration.
Public grazing lands should remain government property
until such time as they become available for agriculture.
Cattle owners could lease the land from the State
on equitable terms, and receive ample protection for money
invested in improvements.
The leasing system cannot well be applied to agricultural
lands. In order that they may be continuously improved
and protected against deterioration, they must be owned by
the cultivators. The temptation to wear out a piece of
land quickly, and then move to another piece, and all the
other obstacles that stand in the way of the Single Tax as
applied to agricultural land, show that the government
cannot with advantage assume the function of landlord in
this domain. In the great majority of cases the State
would do better to sell the land in small parcels to genuine
settlers. There are, indeed, many situations, especially in
connection with government projects of irrigation, clearing,
and drainage, in which the leasing arrangement could
be adopted temporarily. It should not be continued longer
than is necessary to enable the tenants to become owners.
With this end in view the State should make loans to cultivators
at moderate rates of interest, as is done in New
Zealand and Australia.
Whether the State ought to purchase undeveloped land
from private owners in order to sell it to settlers, may well
be doubted. The only lands to which such a scheme would
be at all applicable are large estates which are held out of
use by their proprietors. Even here the transfer of the
land to cultivators could be accomplished indirectly,
through an extra heavy tax. This method has been
adopted with success by Australia and New Zealand. The
only other action by the State that seems necessary or wise
in order to place settlers upon privately owned agricultural
land, is the establishment of a comprehensive system of
rural credits. The need of cheaper food products, and the
desirability of checking the abnormal growth of our urban
populations, are powerful additional reasons for the adoption
of this policy. The Hollis Rural Credits Bill recently
enacted into law by Congress goes a considerable way toward
meeting these needs.
No city should part with the ownership of any land that
it now possesses. Since capitalists are willing to erect
costly buildings on sites leased from private owners, there
is no good reason why any one should refuse to put up or
purchase any sort of structure on land owned by the
municipality. The situation differs from that presented by
agricultural land; for the value of the land can easily be
distinguished from that of improvements, the owner of the
latter can sell them even if he is not the owner of the land,
and he cannot be deprived of them without full compensation.
While the lessee paid his annual rent, his control of
the land would be as complete and certain as that of the
landowner who continues to pay his taxes. On the other
hand, the leaseholder could not permit or cause the land to
deteriorate if he would; for the nature of the land renders
this impossible. Finally, the official activities involved in
the collection of the rent and the periodical revaluation of
the land, would not differ essentially from those now required
to make assessments and gather taxes.
The benefits of this system would be great and manifest.
Persons who were unable to own a home because of their
inability to purchase land, could get secure possession of
the necessary land through a lease from the city. Instead
of spending all their lives in rented houses, thousands upon
thousands of families could become the owners and occupiers
of homes. The greater the amount of land thus
owned and leased by the city, the less would be the power
of private owners to hold land for exorbitant prices. Competition
with the city would compel them to sell the land at
its revenue-producing value instead of at its speculative
value. Finally, the city would obtain the benefit of every
increase in the value of its land by means of periodical revaluation,
and periodical readjustment of rent.
Unfortunately the amount of municipal land available
for such an arrangement in our American cities is negligible.
If they are to establish the system they must first
purchase the land from private owners. Undoubtedly this
ought to be done by all large cities in which the housing
problem has become acute, and the value of land is constantly
rising. This policy has been adopted with happy
results by many of the municipalities of France and
Germany.[88]
At the state election of 1915 the voters of Massachusetts
adopted by an overwhelming majority a constitutional
amendment authorising the cities of the commonwealth
to acquire land for prospective home builders. In
Savannah, Georgia, no extension of the municipal limits is
made until the land to be embraced has passed into the
ownership of the city. Another method is to refrain from
opening a new street in a suburban district until the city
has become the proprietor of the abutting land. Whatever
be the particular means adopted, the objects of municipal
purchase and ownership of land are definite and obvious: to
check the congestion of population in the great urban centres,
to provide homes for the homeless, and to secure for
the whole community the socially occasioned increases in
land values. Indeed, it is probable that no comprehensive
scheme of housing reform can be realised without a considerable
amount of land purchase by the municipalities.
Cities must be in a position to provide sites for those home
builders who cannot obtain land on fair conditions from
private proprietors.[89]
Turning now from the direct method of public ownership
to the indirect method of reform through taxation, we
reject the thoroughgoing proposals of the Single Taxers.
To appropriate all economic rent for the public treasury
would be to transfer all the value of land without compensation
from the private owner to the State. For example:
a piece of land that brought to the owner an annual revenue
of one hundred dollars would be taxed exactly that amount;
if the prevailing rate of interest were five per cent. the proprietor
would be deprived of wealth to the amount of two
thousand dollars; for the value of all productive goods is
determined by the revenue that they yield, and benefits the
person who receives the revenue. Thus the State would
become the beneficiary and the virtual owner of the land.
Inasmuch as we do not admit that the so-called social creation
of land values gives the State a moral right to these
values, we must regard the complete appropriation of economic
rent through taxation as an act of pure and simple
confiscation.[90]
Let us examine, then, the milder suggestion of John
Stuart Mill, that the State should impose a tax upon land
sufficient to absorb all future increases in its
value.[91]
This
scheme is commonly known as the appropriation of future
unearned increment. Either in whole or in part it is at
least plausible, and is to-day within the range of practical
discussion. It is expected to obtain for the whole community
all future increases in land values, and to wipe out the
speculative, as distinguished from the revenue-producing
value of land. Consequently it would make land cheaper
and more accessible than would be the case if the present
system of land taxation were continued. Before discussing
its moral character, let us see briefly whether the ends that
it seeks may properly be sought by the method of taxation.
For these ends are mainly social rather than fiscal.
To use the taxing power for a social purpose is neither
unusual nor unreasonable. "All governments," says
Professor Seligman, "have allowed social considerations in
the wider sense to influence their revenue policy. The
whole system of productive duties has been framed not
merely with reference to revenue considerations, but in
order to produce results which should directly affect social
and national prosperity. Taxes on luxuries have often
been mere sumptuary laws designed as much to check consumption
as to yield revenue. Excise taxes have as frequently
been levied from a wide social, as from a narrow
fiscal, standpoint. From the very beginning of all tax systems
these social reasons have often been
present."[92]
Our
Federal taxes on imports, on intoxicating liquors, on oleo-margarine,
and on white phosphorus matches, and many
of the license taxes in our municipalities, as on pedlars,
saloon keepers, and dog owners, are in large part intended
to meet social as well as fiscal ends. They are in the interest
of domestic production, public health, and public safety.
The reasonableness of effecting social reforms through taxation
cannot be seriously questioned. While the maintenance
of government is the primary object of taxation, its
ultimate end, the ultimate end of government itself, is the
welfare of the people. Now if the public welfare can be
promoted by certain social changes, and if these in turn can
be effected through taxation, this use of the taxing power
will be quite as normal and legitimate as though it were
employed for the upkeep of government. Hence the morality
of taxing land for purposes of social reform will depend
entirely upon the nature of the particular tax that is
imposed.
The tax that we are now considering can be condemned
as unjust on only two possible grounds: first, that it would
be injurious to society; and, second, that it would wrong
the private landowner. If it were fairly adjusted and efficiently
administered it could not prove harmful to the
community. In the first place, landowners could not shift
the tax to the consumer. All the authorities on the subject
admit that taxes on land stay where they are put, and are
paid by those upon whom they are levied in the first
instance.[93]
The only way in which the owners of a commodity
can shift a tax to the users or consumers of it, is by
limiting the supply until the price rises sufficiently to cover
the tax. By the simple device of refusing to erect more
buildings until those in existence have become scarce enough
to command an increase in rent equivalent to the new tax,
the actual and prospective owners of buildings can pass the
tax on to the tenants thereof. By refusing to put their
money into, say, shoe factories, investors can limit the supply
of shoes until any new tax on this commodity is shifted
upon the wearers of shoes in the form of higher prices.
Until these rises take place in the rent of buildings and the
price of shoes, investors will put their money into enterprises
which are not burdened with equivalent taxes. But
nothing of this sort can follow the imposition of a new tax
upon land. The supply of land is fixed, and cannot be affected
by any action of landowners or would-be landowners.
The users of land and the consumers of its products
are at present paying all that competition can compel them
to pay. They would not pay more merely because they
were requested to do so by landowners who were labouring
under the burden of a new tax. If all landowners were to
carry out an agreement to refrain from producing, and to
withhold their land from others until rents and prices had
gone up sufficiently to offset the tax, they could, indeed,
shift the latter to the renters of land and the consumers of
its products. Such a monopoly, however, is not within the
range of practical achievement. In its absence, individual
landowners are not likely to withhold land nor to discontinue
production in sufficient numbers to raise rents or
prices. Indeed, the tendency will be all the other way; for
all landowners, including the proprietors of land now
vacant, will be anxious to put their land to the best use in
order to have the means of paying the tax. Owing to this
increased production, and the increased willingness to sell
and let land, rents and prices must fall. It is axiomatic
that new taxes upon land always make it cheaper than it
would have been otherwise, and are beneficial to the community
as against the present owners.
In the second place, the tax in question could not injure
the community on account of discouraging investment in
land. Once men could no longer hope to sell land at an
advance in price, they would not seek it to the extent that
they now do as a field of investment. For the same reason
many of the present owners would sell their holdings sooner
than they would have sold them if the tax had not been
levied. From the viewpoint of the public the outcome of
this situation would be wholly good. Land would be
cheaper and more easy of access to all who desired to buy
or use it for the sake of production, rather than for the
sake of speculation. Investments in land which have as
their main object a rise in value are an injury rather than a
benefit to the community; for they do not increase the products
of land, while they do advance its price, thereby keeping
it out of use. Hence the State should discourage instead
of encouraging mere speculators in land. Whether
it is or is not bought and sold, the supply of land remains
the same. The supreme interest of the community is that
it should be put to use, and made to supply the wants of the
people. Consequently the only land investments that help
the community are those that tend to make the land productive.
Under a tax on future increases in value, such
investments would increase for the simple reason that land
would be cheaper than it would have been without the tax.
Men who desired land for the sake of its rent or its product
would continue as now to pay such prices for it as would
enable them to obtain the prevailing rate of interest on their
investment after all charges, including taxes, had been paid.
Men who wanted to rent land would continue as now to get
it at a rental that would give them the usual return for
their capital and labour.
So much for the effect of the tax upon the community.
Would it not, however, be unjust to the landowners? Does
not private ownership of its very nature demand that increases
in the value of the property should go to the owners
thereof? "Res fructificat domino:" a thing fructifies to
its owner; and value-increases may be classed as a kind of
fruit.
In the first place, this formula was originally a dictum of
the civil law merely, the law of the Roman Empire. It was
a legal rather than an ethical maxim. Whatever validity
it has in morals must be established on moral grounds, by
moral arguments. It cannot forthwith be assumed to be
morally sound on the mere authority of legal usage. In
the second place, it was for a long time applied only to
natural products, to the grain grown in a field, to the offspring
of domestic animals. It simply enunciated the
policy of the law to defend the owner of the land in his
claim to such fruits, as against any outsider who should
attempt to set up an adverse title through mere appropriation
or possession. Thus far, the formula was evidently
in conformity with reason and justice. Later on it was
extended, both by lawyers and moralists, to cover commercial
"fruits," such as, rent from lands and houses,
and interest from loans and investments. Its validity in
this field will be examined in connection with the justification
of interest. More recently the maxim has received
the still wider application which we are now considering.
Obviously increases in value are quite a different thing
from the concrete fruit of the land, its natural product. A
right to the latter does not necessarily and forthwith imply
a right to the former. In the third place, the formula in
question is not a self evident, fundamental principle. It
is merely a summary conclusion drawn from the consideration
of the facts and principles of social and industrial
life. Consequently its validity as applied to any particular
situation will depend on the correctness of these premises,
and on the soundness of the process by which it has been
deduced.
The increment tax is sometimes opposed on the ground
that it is new, in fact, revolutionary. In some degree the
charge is true, but the conditions which the proposal is
intended to meet are likewise of recent origin. The case
for this legislation rests mainly on the fact that, for the
first time in the world's history, land values everywhere
show an unmistakable tendency to advance indefinitely.
This means that the landowning minority will be in a position
to reap unbought and continuous benefits at the expense
of the landless majority. This new fact, with its
very important significance for human welfare, may well
require a new limitation on the right of property in land.
It is also objected that to deprive men of the opportunity
of profiting by changes in the value of their land would
be an unfair discrimination against one class of proprietors.
But there are good reasons for making the distinction.
Except in the case of monopoly, increases in
the value of goods other than land are almost always due
to expenditures of labour or money upon the goods themselves.
The value increases that can be specifically traced
to external and social influences are intermittent, uncertain,
and temporary. Houses, furniture, machinery, and
every other important category of artificial goods are perishable,
and decline steadily in value. Land, however, is
substantially imperishable, becomes steadily scarcer relatively
to the demand, and its value-increases are on the
whole constant, certain, and permanent. Moreover, it is
the settled policy of most enlightened governments to appropriate
or to prevent all notable increases in the value
of monopolistic goods, either through special taxation or
through regulation of prices and charges. Taking the
increment values of land is, therefore, not so discriminative
as it appears at first
glance.[94]
Another objection is that the proposal would violate the
canons of just taxation, since it would impose a specially
heavy burden upon one form of property. The general
doctrine of justice in taxation which is held by substantially
all economists to-day, and which has been taught by
Catholic moralists for centuries, is that known as the
"faculty" theory.[95]
Men should be taxed in proportion
to their ability to pay, not in accordance with the benefits
that they may be assumed to receive from the State. And
it is universally recognised that the proper measure of
"ability" is not a man's total possessions, productive and
unproductive, but his income, his annual revenue. Now,
the increment tax does seem to violate the rule of taxation
according to ability, inasmuch as it would take all of one
species of revenue, while all other incomes and properties
pay only a certain percentage.
All the adherents of the faculty theory maintain, however,
that it is subject to certain modifications. Incomes
from interest, rent, and socially occasioned increases in
the value of property should be taxed at a higher rate
than incomes that represent expenditures of labour; for
to give up a certain per cent. of the former involves less
sacrifice than to give up the same per cent. of the latter.
Therefore, increments of land-value may be fairly taxed
at a higher rate than salaries, personal property, or even
rent and interest. When, however, the law absorbs the
whole of the value increments, it seems to be something
more than a tax. The essential nature of a tax is to take
only a portion of the particular class of income or property
upon which it is imposed. The nearest approach to
the plan of taking all future increases in land value is to
be found in the special assessments that are levied in many
American cities. Thus, the owners of urban lots are frequently
compelled to defray the entire cost of street improvements
on the theory that their land is thereby and
to that extent increased in value. In such cases the contribution
is levied not on the basis of the faculty theory,
but on that of the benefit theory; that is, the owners are
required to pay in proportion to benefits received. All
adherents of the faculty theory admit that the benefit
theory is justifiably applied in situations of this kind. It
might be argued that the latter theory can also be fairly
applied to increments of land value that are to arise in the
future. In both cases the owner returns to the State the
equivalent of benefits which have cost him nothing.
There is, however, a difference. In the former case the
value increases are specifically due to expenditures made
by the State, while in the latter they are indirectly brought
about by the general activities of the community. We
do not admit with the Single Taxers that this "social
production" of value increments creates a right thereto
on the part of either the community or the civil body; but
even if we did we should be compelled to admit that the
two situations are not exactly parallel; for the social production
of increases in the value of land involves no special
expenditure of labour or money. Hence it is very questionable
whether the appropriation of the whole of the
future value increments can be harmonised with the received
conceptions and applications of the canons of taxation.
However, it is neither necessary nor desirable to justify
the proposal on the mere ground of taxation. Only in
form and administration is it a tax; primarily and in essence
it is a method of distribution. It resembles the
action by which the State takes possession of a newly discovered
territory by the title of first occupancy. The
future increases of land value may be regarded as a sort
of no man's property which the State appropriates for the
benefit of the community. And the morality of this proceeding
must be determined by the same criterion that is
applied to every other method or rule of distribution;
namely, social and individual consequences. No principle,
title, or practice of ownership, nor any canon of taxation,
has intrinsic or metaphysical value. All are to be evaluated
with reference to human welfare. Since the right of
property is not an end in itself, but only a means of human
welfare, its just prerogatives and limitations are determined
by their conduciveness to the welfare of human
beings. By human welfare is meant not merely the good
of society as a whole, but the good of all individuals and
classes of individuals. For society is made up of individuals,
all of whom are of equal worth and importance, and
have equal claims to consideration in the matter of livelihood,
material goods, and property. In general, then, any
method of distribution, any modification of property
rights, any form of taxation, is morally lawful which
promotes the interests of the whole community, without
causing undue inconvenience to any individual. Whether
a given rule of ownership or method of distribution which
is evidently conducive to the public good is, nevertheless,
unduly severe on a certain class of individuals, is a question
that is not always easily answered. Some of the
methods and practices appearing in history were clearly
fair and just, others clearly unfair and unjust, and still
others of doubtful morality. Frequently the State has
compelled private persons to give up their land at a lower
price than they paid for it; in more than one country
freebooters and kingly favourites robbed the people of the
land, yet their heirs and successors are recognised by both
moralists and statesmen as the legitimate owners of that
land; in Ireland stubborn landlords are to-day compelled
by the British government to sell their holdings to the
tenants at an appraised valuation; in many countries men
may become owners of their neighbours' lands by the title
of prescription, without the payment of a cent of compensation.
All these practices and titles inflict considerable
hardship upon individuals, but most of them are held
to be justified on grounds of social welfare.
Now the public appropriation of all future increments
of land value would evidently be beneficial to the community
as a whole. It would enable all the people to profit
by gains that now go to a minority, and it would enable the
landless majority to acquire land more easily and more
cheaply. We have in mind, of course, only those value
increases that are not due to improvements in or on the
land, and we assume that these could be distinguished in
practice from the increments of value that represent improvements.
Would the measure in question inflict undue
hardship upon individuals? Here we must make a distinction
between those persons who own land at the time
that, and those who buy land after, the law is enacted.
The only inconvenience falling upon the latter class
would be deprivation of the power to obtain future increases
in value. The law would not cause the value of the
land to decline below their purchase price. Other forces
might, indeed, bring about such a result; but, as a rule,
such depreciation would be relatively insignificant, for the
simple reason that it would already have been "discounted"
in the reduction of value which followed the law at the
outset. The very knowledge that they could not hope to
profit by future increases in the value of the land would
impel purchasers to lower their price accordingly. While
taking away the possibility of gaining, the law enables the
buyers to take the ordinary precautions against losing.
Therefore, it does not, as sometimes objected, lessen the
so called "gambler's chances." On the other hand, the
tax does not deprive the owners of any value that they
may add to the land through the expenditure of labour or
money, nor in any way discourage productive effort.
Now it is, as a rule, better for individuals as well as for
society that men's incomes should represent labour, expenditure,
and saving instead of being the result of "windfalls,"
or other fortuitous and conjunctural circumstances.
And the power to take future value increments is not an
intrinsically essential element of private property in land.
Like every other condition of ownership, its morality is
determined by its effects upon human welfare. But we
have seen in the last paragraph that human welfare in the
sense of the social good is better promoted by a system of
landownership which does not include this element; and
we have just shown that such a system causes no undue
hardship to the individual who buys land after its establishment.
Such is the answer to the contention, noticed a
few pages back, that the landowner has a right to future
increments of value because they are a kind of fruit of
his property. It is more reasonable that he should not
enjoy this particular and peculiar "fruit." Were the increment
tax introduced into a new community before any
one had purchased land, it would clearly be a fair and
valid limitation on the right of ownership. Those who
should become owners after the regulation went into effect
in an old community would be in exactly the same
moral and economic position. Finally, there exists some
kind of legal precedent for the proposal in the present
policy of efficient governments with regard to the only important
increases that occur in the value of goods other
than land; namely, increases due to the possession of
monopoly power. By various devices these are either
prevented or appropriated by the State.
Those persons who are landowners when the increment
tax goes into effect are in a very different situation from
those that we have just been considering. Many of them
would undoubtedly suffer injury through the operation of
the measure, inasmuch as their land would reach and maintain
a level of value below the price that they had paid for it.
The immediate effect of the increment tax would be a decline
in the value of all land, caused by men's increased desire
to sell and decreased desire to buy. In all growing
communities a part of the present value of land is speculative;
that is, it is due to demand for the land by persons who
want it mainly to sell at an expected rise, and also to the
disinclination of present owners to sell until this expectation
is realised. The practical result of the attitude of
these two classes of persons is that the demand for, and
therefore the value of land is considerably enhanced. Let
a law be enacted depriving them of all hope of securing
the anticipated increases in value, and the one group will
cease to buy, while the other will hasten to sell, thus causing
a decline in demand relatively to supply, and therefore
a decline in value and price.
All persons who had paid more for their land than the
value which it came to have as a result of the increment
tax law, would lose the difference. For, no matter how
much the land might rise in value subsequently, the increase
would all be taken by the State. And all owners
of vacant land the value of which after the law was passed
did not remain sufficiently high to provide accumulated interest
on the purchase price, would also lose accordingly.
To be sure, both these kinds of losses would exist even if
the law should cause no decline in the value of land, but
they would not be so great either in number or in volume.
Landowners who should suffer either of these sorts of
losses would have a valid moral claim against the State
for compensation. Through its silence on the subject of
increment-tax legislation, the State virtually promised
them at the time of their purchases that it would not thus
interfere with the ordinary course of values. Had it
given any intimation that it would enact such a law at a
future time, these persons would not have paid as much
for their land as they actually did pay. When the State
passes the law, it violates its implicit promise, and consequently
is under obligation to make good the resulting
losses.
Is it not obliged to go further, and pay for the positive
gains that many of the owners would have reaped in the
absence of the law? For example: a piece of land is
worth one thousand dollars the day after the tax goes into
effect, and that was exactly the price paid for it by the
present owner; another piece has the same value, but was
bought by the present owner for eight hundred dollars.
While neither of these men suffer any loss on their investments,
they are deprived of possible gains; for had the
law not been enacted their holdings would be worth, say,
eleven hundred dollars. Nevertheless, they are no worse
off in this respect than those persons who buy land after
the increment tax goes into effect, and have no greater
claim to compensation for abolished opportunities of positive
gain. As we have seen above, the certain advantages
of the measure to the community, the doubtful advantages
to individuals of profiting by changes in price which do
not represent labour, expense, or saving, show that the
owners have no strict right to compensation. And it is
still clearer that no landowner has a valid claim on account
of value increases that would have taken place subsequent
to the time that the measure was enacted. There
is no way by which owners who would have held their land
long enough to profit by these increments can be distinguished
from owners who would not have availed themselves
of this conjectural opportunity, nor any method by
which the amount of such gains can be determined.
On the other hand, it might be objected that, in reimbursing
all owners who suffer the positive losses above
described, the State is unduly generous; for if the law had
not been enacted many of the reimbursed persons would
have sold their holdings at a price insufficient to cover
their losses. But these cannot be distinguished from those
who would have sold at a remunerative price. Hence the
State must compensate all or none. The former alternative
is not only the more just all round, but in the long
run the more expedient.
In view of the social benefits of the increment tax, especially
the removal of many of the inequities of the present
taxing system, the State might sometimes be justified in
making good only a part of the losses that we have been discussing.
But this could probably occur only for administrative
reasons, such as the difficulty of determining the
persons entitled to and the amounts of compensation. It
would not be justified merely to enable the State to profit
at the expense of individuals. And, in any case, there
seems to be no good reason why the unpaid losses should
amount to more than a small fraction of the whole.
In the foregoing pages we have been considering a law
which would from the beginning of its operation take all
the future increments of land value. There is, however,
no likelihood that any such measure will soon be enacted
in any country, least of all, in the United States. What
we shall probably see is the spread of legislation designed
to take a part, and a gradual growing part, of value increases,
after the example of Germany and Great Britain.
Let us glance at the laws in force in these two countries.
The first increment tax (Werthzuwachssteuer) was established
in the year 1898 in the German colony of Kiautschou,
China. In 1904 the principle of the tax was
adopted by Frankfort-am-Main, and in 1905 by Cologne.
By April, 1910, it had already been enacted in 457 cities
and towns of Germany, some twenty of which had a population
of more than 100,000 each, in 652 communes, several
districts, one principality, and one grand duchy. In
1911 it was inserted in the imperial fiscal system, and thus
extended over the whole German Empire. While these
laws are all alike in certain essentials, they vary greatly in
details. They agree in taking only a per cent. of the value
increases, and in imposing a higher rate on the more rapid
increases. The rates of the imperial law vary from ten
per cent. on increases of ten per cent. or less to thirty per
cent. on increases of 290 per cent. or over. In Dortmund
the scale progresses from one to 12½ per cent. Inasmuch
as the highest rate in the imperial law is 30 per cent.,
and in any municipal law (Cologne and Frankfort) 25
per cent.; inasmuch as all the laws allow deductions from
the tax to cover the interest that was not obtained while
the land was unproductive; and inasmuch as only those
increases are taxed which are measured from the value
that the land had when it came into the possession of
the present owner,—it is clear that landowners are not
obliged to undergo any positive loss, and that they are permitted
to retain the lion's share of the "unearned
increment."[96]
It is to be noted that most of the German laws are retroactive,
since they apply not merely to future value increases,
but to some of those that occurred before the law
was enacted. Thus, the Hamburg ordinance measures the
increases from the last sale, no matter how long ago that
transaction took place. The imperial law uses the same
starting point, except in cases where the last sale occurred
before 1885. Accordingly, a man who had in 1880 paid
2500 marks for a piece of land which in 1885 was worth
only 2000 marks, and who sold it for 3000 marks after
the law went into effect, would pay the increment tax on
1000 marks,—unless he could prove that his purchase
price was 2500 marks. In all such cases the burden of
proof is on the owner to show that the value of the land
in 1885 was lower than when he had bought it at the
earlier date. Obviously this retroactive feature of the
German legislation inflicts no wrong on the owner, since
it does not touch value increases that he has paid for.
Indeed, the value of the land when it came into the present
owner's possession seems to be a fairer and more easily
ascertained basis from which to reckon increases than any
date subsequent to the enactment of the law. On the one
hand, persons whose lands had fallen in value during their
ownership would be automatically excluded from the operation
of the law until such time as the acquisition value was
again reached; on the other hand, those owners whose
lands had increased in value before the law went into effect
would be taxed as well as those whose gains began after
that event; thus the law would reach a greater proportion
of the existing beneficiaries of "unearned increment."
Moreover, it would bring in a larger amount of revenue.
The British law formed a part of the famous Lloyd-George
budget of 1909. It taxes only those increments
that occur after its enactment. These are subject to a
tax of twenty per cent. on the occasion of the next transfer
of the land, by sale, bequest, or
otherwise.[97]
In some cases
this arrangement will undoubtedly cause hardship. For
example: if land which was bought for 1,000 pounds in
1900 had fallen to 800 pounds in 1909, and were sold for
1,000 pounds in 1915, the owner would have to pay a tax
of twenty per cent. on 200 pounds. This would mean a
net loss of forty pounds, to say nothing of the loss of
interest in case the land was unproductive. It would seem
that some compensation ought to be given here; yet the
rarity of such instances, the administrative difficulties, and
the general advantages of this sort of legislation quite conceivably
might forbid the conclusion that the owner was
made to suffer certain injustice. The compensating social
advantages of the increment tax as well as of other special
taxes on land, will receive adequate discussion presently.
Another taxation plan for reducing the evils of our land
system consists in the imposition of special taxes on the
present value of land. As a rule, these imply, not an addition
to the total tax levy, but a transfer of taxes from
other forms of property. The usual practice is to begin
by exempting either partly or wholly buildings and other
kinds of improvements from taxation, and then to apply
the same measure to certain kinds of personal property.
In most cases the transfer of such taxes to land is gradual,
extending over a period of five, ten, or fifteen years. The
plan is in operation in Canada and Australasia, and to a
slight extent in the United States.
It has received its greatest development in the western
provinces of Canada; namely, British Columbia, Alberta,
Saskatchewan, and Manitoba. The cities of Edmonton,
Medicine Hat, and Red Deer; Vancouver, Victoria, and
thirteen others of the thirty-three cities of British Columbia;
all the towns of Alberta except two; all but one of the
villages of Alberta, and one-fourth of those in Saskatchewan;
all the rural municipalities and local improvements
districts in Alberta, Manitoba, and Saskatchewan, and 24
of the 28 in British Columbia,—exempt improvements
entirely from taxation. The three cities in Alberta which
retain some taxes on improvements; all the cities and
towns and three-fourths of the villages in Saskatchewan;
the four largest cities in Manitoba; and a considerable
number of the municipalities in Ontario (by the device of
illegal under-assessment in this instance),—tax improvements
at less than full value, in some cases as low as fifteen
per cent. Land is invariably assessed at its full value.
It is to be observed that these special land taxes provide
only local revenues; they do not contribute anything to
the maintenance of either the provincial or the dominion
governments. The reason why the local jurisdictions
have adopted these taxes so much more extensively in
Alberta than in the other provinces is to be found in a
provincial law enacted in 1912, which requires all towns,
villages, and rural areas to establish within seven years the
practice of exempting from taxation personal property and
buildings. Saskatchewan permits cities and towns to tax
improvements up to sixty per cent. of their value, while
British Columbia and Manitoba leave the matter entirely
in the hands of the local authorities. The provincial
revenues are derived from many sources, chiefly real estate,
personal property, and incomes; but British Columbia,
Saskatchewan, and Alberta levy a special tax on unimproved
and only slightly improved rural land. The rate
of this "wild lands tax" is in British Columbia four per
cent., and in the other two provinces one per cent. Some
of the municipalities of British Columbia and Saskatchewan
also impose a "wild lands tax." By a law passed in
1913 Alberta levies a provincial tax of five per cent. on
the value increases of non-agricultural lands. A movement
for the reduction of the tax on buildings has developed
considerable strength in the eastern provinces of
Ontario, Nova Scotia, and New
Brunswick.[98]
New Zealand and most of the states of Australia have
for several years levied special taxes on land, consisting
mainly of general rates on estates of moderate size, and a
progressive super tax on large estates. The Commonwealth
of Australia also imposes a tax of one penny in the
pound on the value of land. A considerable proportion of
the cities and towns in both New Zealand and Australia
derive practically all their revenues from land, exempting
improvements entirely. In both countries, however, the
bulk of the total revenue is obtained from other sources
than land taxes. In New Zealand they yield less than
thirteen per cent. of the national
receipts.[99]
Pittsburgh and Scranton were required by a law enacted
in 1913 to reduce the local tax rate on buildings at such a
pace that in 1925 and thereafter it would be only one-half
the highest rate on other forms of property. Everett,
Wash., and Pueblo, Col., within recent years adopted by
popular vote more sweeping measures of the same character,
but the Everett law has never gone into effect, and
the Pueblo statute was repealed two years after it had been
passed. In many cities of the United States, buildings are
undervalued relatively to land by the informal and illegal
action of assessors. The most pronounced and best known
instance of this kind is Houston, Texas, where in 1914
land was assessed at seventy per cent. of its value and
buildings at only twenty-five per cent. In 1915, however,
the practice was forbidden by the courts as contrary to the
Texas constitution. At more than one recent session of
the New York legislature, bills have been introduced providing
for the gradual reduction of the tax on buildings
in New York City to a basis of fifty per cent. of their
value. While none of them has been passed, the sentiment
in favour of some such measure is probably increasing.
A similar movement of opinion is apparent in many
other sections of the country.
On the whole, the special land taxes of Canada and
Australasia are not remarkably high. They seem to be as
low or lower than the average rates imposed on land, as
well as on other forms of general property, in the United
States. In the provinces, the special land taxes provide
only a small portion of the total revenues; in the cities and
towns, there are, as a rule, other sources of revenue as
well as land, and the expenses of municipal government
are probably not as high as in this country. Hence the
land taxes of Canada have not reached an abnormally high
level, and are probably lower than most persons who have
heard of them would be inclined to expect. The chief
exceptions to the foregoing statements are to be found in
the "wild lands tax" of British Columbia, and in the land
taxes of some of the towns (not the cities) of Alberta.
A rate of four per cent. on unimproved and slightly improved
rural land is extraordinary in fiscal annals, and is
scarcely warranted by any received principle of taxation,
although it may possibly be justified by peculiar social and
administrative conditions in the province of British Columbia.
Some of the smaller towns of Alberta which
adopted the land tax during the recent period of depression
have been compelled to impose even higher rates, the maximum
being reached by Castor in 1912, with a rate of 8½
per cent. As a natural consequence, a large proportion of
the land in this town was surrendered by its owners to the
municipality. While this amazing tax rate is probably
temporary, and is likely to be lowered after the return of
the average conditions of prosperity, it inflicts unfair hardship
upon those owners whose circumstances are such that
they must give up their land, instead of awaiting the hoped
for decline in the rate of taxation.
The losses of various kinds that would result from the
transfer of other taxes to land may be thus summarised.
Land would depreciate in value by an amount equal to the
capitalised tax. For example; if the rate of interest were
five per cent., an additional tax of one per cent. would
reduce land worth one hundred dollars an acre to eighty
dollars. This decline might, indeed, be partly, wholly, or
more than offset by a simultaneous rise due to economic
forces. In any case, however, the land would be worth
twenty dollars less than it would have been worth had the
tax not been imposed. For some owners this would mean
a positive loss; for others it would signify mere failure to
gain. The latter would happen in the case of all those
owners who at any time after the imposition of the tax
sold their land at as high a price as they had paid for it.
Not all of the owners whose land was forced by the tax
to a figure below their purchase price would suffer positive
loss; for the land might subsequently rise in value sufficiently
to wipe out the unfavourable difference. In this
respect a special tax on the present value of land has a
different effect from a tax that appropriates all the future
value increases. Only those owners who actually sold their
land below their purchase price could charge the former
tax with inflicting upon them positive losses. In the case
of the land exemplified above, the owner who sold at ninety
dollars per acre could properly attribute to the tax a loss of
ten dollars; the owner who sold at eighty dollars would
have a grievance amounting to twenty dollars; and a loss
would be suffered by any owner who sold for less than
eighty dollars. In the second place, all owners of vacant
land who sold at a price insufficient to provide for accumulated
interest on the purchase price, could justly hold the
tax responsible, so long as the deficiency did not exceed
the value-depreciation caused by the tax. Thirdly, all persons
whose land had an unusually high value relatively to
the value of their exempted property, would suffer losses
as taxpayers. They would lose more through the heavier
land taxes than they would gain through the lighter taxes,
or the absence of taxes, on their other property.
To compensate all owners who underwent these three
kinds of losses would be practically impossible. The number
of persons would be too large, the difficulty of proving
many of the claims would be too expensive, and the compensation
process would be too long drawn out, since it
would have to continue until the death of all persons who
had owned land when the last instalment of the increased
land taxes went into effect. Therefore, the losses in question
must be counterbalanced by other and indirect methods.
These will be found mainly in the following considerations:
the amount of the new taxes; the gradual method of imposing
them; and their socially beneficial results.
According to Professor King's computations, the total
rent of land in the United States in 1910 was $2,673,900,000,
while the total expenditures of national, state,
county and city governments were
$2,591,800,000.[100]
In
his opinion (p. 162) "the rent would have been barely
sufficient to pay off the various governmental budgets as
at present constituted, and with the growing concentration
of activities in the hands of the government, it appears that
rent will soon be a quantity far too small to meet the
required changes. With increasing pressure on our natural
resources, however, it is probable that the percentage of
the total income paid for rent will gradually increase and,
since this is true, the lag behind the growing governmental
expenses will be considerably less than would otherwise be
the case."
A change in our fiscal system providing for the immediate
derivation of all revenues from land taxes would,
therefore, involve the confiscation of all rent, and the destruction
of all private land values. Land would be worth
nothing to the owners when its entire annual return was
taken by the State in the guise of taxes. Even if the
process of imposing the new taxes on land were extended
over a long term of years the same result would be reached
in the end; for whatever increase had taken place in the
economic value of land during the process would in all
probability have been neutralised by the increase in governmental
expenditures. It is evident, therefore, that the
proposal to put all taxes on land must be rejected on
grounds of both morals and expediency.
Let us suppose that all national revenues continued, as
now, to be raised from other sources than land, and that
all state, county, and city revenues remained as they are,
except those derived from the general property tax. This
would mean that all the following taxes would be unchanged:
all federal taxes, the taxes on licenses of all
kinds, all taxes on business, incomes, and inheritances, and
all special property taxes. If, then, the whole of the general
property tax were concentrated on land; that is, if all
the taxes on improvements and on all forms of personal
property were legally shifted to land,—the entire revenue
to be raised from land would in 1912 have amounted to
$1,349,841,038.[101]
This is slightly more than one-half of
Professor King's estimate of the total rent for 1910, which
was $2,673,900,000. But this figure equals four per cent.
of the land values of the country; hence the concentration
of the general property tax on land would mean a tax rate
of two per cent. on the full value of the land.
How much would this change increase the present rate
of land taxes, and decrease existing land values? While
no accurate and definite answer can be given to either of
these questions, certain approximations can be attempted
which should be of considerable service.
In 1912 the average tax rate on the assessed valuation of
all goods subject to the general property tax was .0194, or
$19.40 per thousand
dollars.[102]
The assessed valuation of
taxed real property and improvements (land, buildings,
and other improvements) was nearly fifty-two billion dollars,
while the true value of the same property was nearly
ninety-eight and one-half
billions.[103]
Consequently, the
actual tax rate of .0194 on the assessed valuation was
exactly one per cent. on the true value of real estate. On
the assumption that both land and improvements were
undervalued to the same extent, the land tax was one per
cent. of the full value of the land. If now we take Thomas
G. Shearman's estimate, that land values form sixty per
cent. of the total value of real estate, we find that the taxes
derived from land constituted only forty-four per cent. of
the total revenues raised by the general property tax. To
concentrate the whole of the general property tax on land,
by transferring thereto the taxes on improvements and on
personal property, would, accordingly, cause the land tax
to be somewhat more than doubled. It would be slightly
above two per cent. on the full value of the land. This is
the same estimate that we obtained above by a different
process; that is, by comparing Professor King's estimate of
land value and rent with the total revenues derived from
the general property tax.
However, it is not improbable that sixty per cent. is too
low an estimate of the ratio of land values to entire real
estate values. In 1900, farm land and improvements, exclusive
of buildings, formed 78.6 per cent. of the value of real
estate, i.e., land, improvements, and buildings. In 1910, the
per cent. was a little less than 82. Now it is quite unlikely
that the value of non-building improvements on farms
amounted to the difference between sixty per cent. and seventy-eight
per cent. in 1900, or between sixty per cent. and
eighty-two per cent. in 1910. Hence the value of farm land
is something more than sixty per cent. of farm real estate.
On the other hand, the value of factory land in 1900
formed only 41.5 per cent. of the total value of factory
land and buildings, while the value of city and town lots
in five rural states varied from 34 to 62 per cent. of this
species of real estate.[104]
In Greater New York land constitutes
61 per cent. of real estate
values.[105]
Owing to the lack
of data, the average ratio for all kinds of real estate for
the whole country is impossible of determination. If the
estimate of seventy per cent. be adopted, which is probably
the upper limit of the average proportion between land
values and real estate values throughout the country, the
portion of the general property tax now paid by land
amounts to about fifty-two per cent. Consequently the
imposition of the whole general property tax on land would
not quite double the present rate on land. To the first of
the two questions raised above the answer can be given
with a fair amount of confidence that the transfer of improvement
and personal property taxes to land would cause
land taxes to be about twice what they are at present.
To the second question, concerning the extent to which
land values would fall in consequence of the heavier taxes,
the answer must be somewhat less definite. The added
land taxes would be about one-half the present general
property taxes, or $675,000,000. This is about one per
cent. the total land values of the country. One per cent. of
land values capitalised at five per cent. represents a depreciation
of twenty per cent. in the value of land; capitalised
at four per cent., it represents a depreciation of
twenty-five per cent. For example; if land worth one hundred
dollars an acre returns to its owner a net income of
five dollars annually, the appropriation of one dollar by a
new tax will leave a net revenue of only four dollars;
capitalised at the current rate of five per cent., this represents
only eighty dollars of land value, or a depreciation
of twenty per cent. If the land has the same value of one
hundred dollars, and still yields only four dollars revenue,
a deduction of one dollar in new taxes will leave only three
dollars net; capitalised at the current rate of four per cent.,
this represents only seventy-five dollars of land value, or a
depreciation of twenty-five per cent. Using the other
method of calculation, which estimated the present tax rate
on the full value of land at one per cent., we get exactly
the same results; namely, the new tax is one per cent., which
is equivalent to a depreciation of twenty per cent. or of
twenty-five per cent., according as we assume an interest
rate of five per cent. or of four per cent. Suppose, however,
that the assessors do not undervalue land to the extent
that we have been assuming; suppose that the present
rate of .0194 on assessed valuation is equivalent to, not
merely one per cent., but one and one-half per cent. of the
full value of land. In that hypothesis the additional tax
would likewise be one and one-half per cent., which capitalised
at five per cent, would represent a depreciation of
thirty per cent., and at four per cent. a depreciation of
thirty-seven and one-half per cent. Combining in one generalisation
the various suppositions made in this paragraph,
we estimate the depreciation of land values resulting from
the proposed tax transfer as somewhere between twenty
and forty per cent.
We have considered two hypothetical transfers of taxes
to land. The first we found to be out of the question
because it would appropriate the whole of the rent and
destroy all private land values. The second would apparently
amount to two per cent. of the value of land, and
cause land values to depreciate from twenty to forty per
cent. It is unnecessary to consider the probable effects of
any plan that would involve heavier land taxes than
the second; that is, the scheme of imposing all the general
property tax on land; for it represents the extreme feasible
and fair limit of the movement within, at any rate, the next
fifteen or twenty years.
Even this degree of tax transference would be unjust to
the landowners if it were brought about at once. No social
or other considerations exist that would justify a depreciation
in land values of from twenty to forty per cent. If,
however, the process were extended over a period of, say,
twenty years, the decline would be only one or two per
cent. annually, which is considerably less than the rate at
which farm lands and the land in large cities have risen in
value during recent years. Under such an arrangement the
great majority of owners would probably find that the depreciation
caused by the heavier land taxes, had been more
than offset by the upward tendency resulting from the increased
demand for land.
Nevertheless, there would still be positive losses of the
three kinds described a few pages back; namely, to owners
who sold land below the price that they had paid for it;
to owners who sold vacant land at a price insufficient to
cover accumulated interest on the investment; and to
owners whose aggregate tax burdens were increased.
Some degree of each of these sorts of losses would be due
specifically to the new land taxes. As noted above, public
compensation in all such cases would be impracticable.
Consequently the justification of a law that inflicts such
losses must be found, if it exists, in social considerations.
These may be summed up under three heads: making
land easier to acquire; cheapening the products and rent of
land; and reducing the burdens of taxation borne by the
poorer and middle classes. An increase in the tax on land
would reduce its value and price, or at least cause the price
to be lower than it would have been in the absence of the
tax. This does not mean that land would be more profitable
to the purchaser, since he is enabled to buy it at a
lower price only because it yields him less net revenue, or
because it is less likely to increase in value. The value of
land is always determined by its revenue-producing power,
and by its probabilities of price-appreciation. Consequently,
what the purchasers would gain by the lower price
resulting from the new tax, they would lose when they
came to pay the tax itself, and when they found the chances
of value increases diminished. If a piece of land which
brings a return of five dollars a year costs one hundred
dollars before the new tax of one per cent. is imposed, and
can be bought for eighty dollars afterward, the net interest
on the purchase price has not changed. It is still five per
cent. Hence the only advantage to the prospective purchaser
of land in getting it cheaper consists in the fact that
he can obtain it with a smaller outlay of capital. For
persons in moderate circumstances this is a very important
consideration.
In the second place, higher taxes would cause many
existing owners either to improve their land, in order to
have the means of meeting the added fiscal charges, or to
sell it to persons who would be willing to make improvements.
And the desire to erect buildings and other forms
of improvements would be reinforced by the reduction or
abolition of taxes on those kinds of personal property
which consist of building materials. An increase in the
rapidity of improvements on land would mean an increase
in the rate at which land was brought into use, and therefore
an unusual increase in the volume of products. This
virtual increase in the supply of land, and actual increase in
the supply of products, would cause a fall in three kinds
of prices: the price of products, the rent of land, and the
price of land. The last named reduction would be distinct
from the reduction of land value caused in the first instance
by the imposition of the tax.
In the third place, the reduction, and finally the abolition,
of taxes on improvements and personal property would be
especially beneficial to the poorer and middle classes because
they now pay a disproportionate share of these
charges. Lower taxes on dwellings would mean lower
rents for all persons who did not own their homes, and
lower taxes for all owners whose residence values were
unusually large relatively to their land values. And the
tendency to lower rents on dwellings would be reinforced
by the lower cost of building materials resulting, as noted
above, from the increased supply and the lower tax on this
form of personal property. Lower taxes on that species
of personal property which consists of consumers' goods,
such as household furniture and wearing apparel, would
lessen the present inequity of taxation because this class of
goods is reached to a much greater extent in the case of
the poor than in the case of the rich. It is not easy to
conceal or to undervalue a relatively small number of
simple and standard articles; but diamonds, costly furniture,
and luxurious wardrobes can be either hidden, or
certified to the assessor at a low valuation. As for those
forms of personal property which are of the nature of
capital and other profit producing goods, such as machinery
and tools of all kinds, productive animals, money, mortgages,
securities, the stocks of goods held by manufacturers
and merchants, and likewise buildings which are used for
productive purposes,—the taxes on all these kinds of property
are for the most part shifted to the consumer. The
latter ultimately pays the tax in the form of higher prices
for food, clothing, shelter, and the other necessaries and
comforts of life.[106]
Now a tax on consumption is notoriously
unfair to the poorer and middle classes because it
affects a greater portion of their total expenditures, and
takes a larger per cent. of their income than in the case of
the rich. Hence the removal of the taxes specified in this
paragraph would be at once the abolition of a fiscal injustice,
and a considerable assistance to the less fortunate
classes.
All those landowners who occupied rented dwellings
would benefit by the reduction in house rent, and all landowners
without exception would reap some advantage from
the reduction or abolition of the taxes on consumers' goods
and on the various forms of producers' goods. It is not
improbable that a considerable proportion of them would
gain as much in these respects as they would lose in the
capacity of landowners.
Would the social benefits summarily described in the
foregoing paragraphs be sufficient to justify the increased
land taxes in the face of the losses that would be undergone
by some landowners in the three ways already specified?
In view of our ignorance concerning the probable
amount of benefits on the one hand and losses on the other,
it is impossible to give a dogmatic answer. However,
when we reflect on the manifold social evils that are threatened
by a rapid and continuous increase in land values, and
the resulting decrease in the proportion of the population
that can hope to participate in the ownership of land, we
are forced to conclude that some means of checking both
tendencies is urgently necessary for the sake of social justice
and social peace. The project that we have been considering;
namely, the transfer of taxes on improvements
and on personal property to land by a process extending
over twenty years, seems to involve a sufficiently large
amount of advantage and a sufficiently small amount of
disadvantage to justify systematic and careful experiment.
Every estate containing more than a maximum number
of acres, say, ten thousand, whether composed of a single
tract or of several tracts, could be compelled to pay a special
tax in addition to the ordinary tax levied on land of
the same value. The rate of this supertax should increase
with the size of the estate above the fixed maximum.
Through this device large holdings could be broken up, and
divided among many owners and occupiers. For several
years it has been successfully applied for this purpose in
New Zealand and
Australia.[107]
Inasmuch as this tax
exemplifies the principle of progression, it is in accord with
the principles of justice; for relative ability to pay is closely
connected with relative sacrifice. Other things being equal,
the less the sacrifice involved, the greater is the ability of
the individual to pay the tax. Thus, the man with an income
of ten thousand dollars a year makes a smaller sacrifice
in giving up two per cent. of it than the man whose
income is only one thousand dollars; for the latter case the
twenty dollars surrendered represent a privation of the
necessaries or the elementary comforts of life, while the
two hundred dollars taken from the rich man would have
been expended for luxuries or converted into capital.
While the incomes of both are reduced in the same proportion,
their satisfactions are not diminished to the same degree.
The wants that are deprived of satisfaction are
much less important in the case of the richer than in that
of the poorer man. Hence the only way to bring about
anything like equality of sacrifice between them is to increase
the proportion of income taken from the former.
This means that the rate of taxation would be
progressive.[108]
It is in order to object that the principle of progression
should not be applied to the taxation of great landed estates,
since a considerable part of them is unproductive, and consequently
does not directly affect sacrifice. But the same
objection can be urged against any taxation of unoccupied
land. The obvious reply is that the equal taxation of unproductive
with productive land is justified by social reasons,
chiefly, the unwisdom of permitting land to be held
out of use. The same social reasons apply to the question
of levying an exceptionally high tax on large estates, even
though they may at present produce no revenue.
While the tax is sound in principle, it is probably not
much needed in America in connection with agricultural or
urban land. Its main sphere of usefulness would seem
to be certain great holdings of mineral, timber, and water
power lands. "There are many great combinations in
other industries whose formation is complete. In the lumber
industry, on the other hand, the Bureau now finds in
the making a combination caused, fundamentally, by a long
standing public policy. The concentration already existing
is sufficiently impressive. Still more impressive are
the possibilities for the future. In the last forty years
concentration has so proceeded that 195 holders, many
interrelated, now have practically one-half of the privately
owned timber in the investigation area (which contains
eighty per cent. of the whole). This formidable process of
concentration, in timber and in land, clearly involves grave
future possibilities of impregnable monopolistic conditions,
whose far reaching consequences to society it is now difficult
to anticipate fully or to
overestimate."[109]
In January,
1916, the Secretary of Agriculture called the attention of
Congress to the fact that a small number of corporations
closely associated in a policy of community of interest
were threatening to secure and exercise a monopoly over
the developed water power of the country. Ninety per
cent. of the anthracite coal lands of Pennsylvania are
owned or controlled by some nine railroads acting as a
unit in all important matters. For situations of this kind
a supertax on large estates would seem to hold the promise
of a large measure of relief.
To sum up the main conclusions of this very long chapter:
Exceptionally valuable lands, as those containing timber,
minerals, oil, gas, phosphate, and water power, which
are still under public ownership should remain there.
Through a judicious system of loans, deserving and efficient
persons should be assisted to get possession of some
land. Municipalities should lease rather than sell their
lands, and should strive to increase their holdings. To
take all the future increases in the value of land would be
morally lawful, provided that compensation were given to
owners who thereby suffered positive losses of interest or
principal. To take a small part of the increase, and to
transfer very gradually the taxes on improvements and on
personal property to land, would probably be just, owing
to the beneficial effects upon public welfare. A supertax
on large holdings of exceptionally valuable and scarce land
would likewise be beneficial and
legitimate.[110]
REFERENCES ON SECTION I
Ashley: The Origin of Property in Land. London; 1892.
Laveleye: Primitive Property. London; 1878.
Whittaker: The Taxation, Tenure, and Ownership of Land.
London; 1914.
Preuss: The Fundamental Fallacy of Socialism. St. Louis; 1908.
George: Progress and Poverty; and A Perplexed Philosopher.
Marsh: Land Value Taxation in American Cities. N. Y.; 1911.
Fillebrown: A Single Tax Handbook for 1913. Boston; 1912.
Young: The Single Tax Movement in the United States. Princeton;
1916.
Shearman: Natural Taxation. N. Y.; 1898.
Mathews: Taxation and the Distribution of Wealth. N. Y.; 1914.
Cathrein: Das Privatgrundeigenthum und seine Gegner. Freiburg;
1909.
Fallon: Les Plus-Values et l'Impot. Paris; 1914.
Nearing: Anthracite. Philadelphia; 1916.
Haig: Final Report of the Committee on Taxation of the City of
New York; 1916.
The exemption of Improvements from Taxation in Canada and
U. S.; 1915.
Some Probable Effects of Exemption in City of New York; 1915.
Kelleher: Private Ownership. Dublin; 1911.
Proceedings of the 1913 Meeting of the American Economic Association.
U. S. Commissioner of Corporations: Reports on the Lumber, Petroleum,
Steel, and Water Power of the United States.
Seligman: Essays in Taxation; Shifting and Incidence of Taxation;
and Progressive Taxation in Theory and Practice.
Also the works of Taussig, Devas, Carver, Pesch, King, Vermeersch,
Willoughby, and the Commission on Industrial Relations, all of which
are cited at the end of the introductory chapter.
SECTION II
THE MORALITY OF PRIVATE CAPITAL AND INTEREST