Many readers have seen that the House Ways and Means Committee and then the full body of the House has passed H. 485, an act relating to the Use Value Appraisal Program (UVA, also known as Current Use). This bill came about due to the increasingly difficult budget situation that the state is facing in light of the challenging economy and the unwillingness of the Governor and legislative leadership to look towards a temporary upper income tax to fund critical areas of state government.
At the end of the session in 2009 various land use interest groups (with a range of viewpoints on the political issues surrounding land use, taxation, and regulation) were tasked by the legislature to find $1.6 million in savings. This was a positive step as the original proposal was to simply cut $3.2 million from the UVA program.
While no one wanted to make drastic changes to the program, it is apparent across state government that there will be 5-20% cuts across the board. At $1.6 million (out of about $40,000,000 or 4%), we are looking to keep UVA from taking significantly larger hits as the session gets to the end.
So, what are the changes? There is one fundamental change to the program and one short term effort to find short term savings in a way that will not jeopardize the program in the long run. For different groups, each of the issues are causing quite a stir. But in the aggregate, they are some of the least harm options that were available.
First, we implemented a one year moratorium for new enrollments. What is particularly challenging about this is we applied it to those properties that are in the application process this year. While it is unfortunate that these individuals will need to wait a year to be enrolled, the forestry plans that were created and the ag uses will all be able to commence. While it may appear unfair, and in some respects it is, there is no way to make any changes that will be deemed fully fair. If we did not do the immediate moratorium, then we would have had to increase the taxes on all parcels already enrolled. What this would have created is a slope for the long run that could lead to the end of the program.
Current use works by a formula for farmland and forestland that assesses land at the value of what can be produced in the fields of forestry and agriculture. If we made a temporary assessment adjustment to save the $1.6 million, then other property owners could argue, "if they can afford a little more this year, why not a little more next year" and the year after, etc. This would pit fair market taxpayers against the current use tax payers: a battle that nobody wants to get into.
The second change that we made was the Land Use Change Tax (LUCT) that is applied to land that has been enrolled and is withdrawn from the program. The idea is that a property owner has enrolled their land because they are using it for ag or forestry purposes. These are not high yielding professions per acre. Nor are they high expense uses for the land either (no more kids in the schools, little use of the roads, etc., on a per acre basis). However, once land is being removed for development, it will no longer remain viable for those sectors in the future. The current law was a tiered LUCT based on how long the land had been enrolled and was assessed based on the prorated value of the land removed (3 acres of a 100 acre lot would be paying a LUCT based on the $6000 value of the acres if the 100 acres was worth $200,000 (or 3 times $2,000 per acre)). At a rate of 10 or 20% that would amount to $600 or $1200. Given the increase in land values for 3 acre lots, the taxes saved would have amounted to that much in a year or less (If a three acre lot is worth $50,000, the taxes at $2/$100 would be $1000 per year). This meant that folks who were planning to develop a 100 acre parcel into twenty five four-acre lots would save tens of thousands of dollars just by enrolling for the year or two of planning. This was not the intention of the UVA program.
The new rate for the LUCT will be 10% of fair market value of the dis-enrolled land. Therefore, the tax on that three-acre (valued at $50,000 for development purposes) would be $5,000. While significantly more, it would still only take 5 years of enrollment to have made it worthwhile to be enrolled. For those that were enrolled for 10-20 years, the tax savings is still significant under either scenario, but it removes the incentive of short term enrollment for planned development.
By changing the LUCT, the tax impacts for the long run will continue well beyond the immediate $1.6 million that the moratorium provides in year one.
We also included a provision that allows for 90 days of withdrawal window for those people who are currently enrolled. This will allow folks to withdraw a parcel if they had been planning to in the near future so that they will not be assessed the new LUCT without fair warning.
Nobody really likes the changes, but given the economic climate and the scarcity of resources, this was seen as one of the least painful ways to save money while preserving the heart of the UVA program.