Lorne Cutler looks at one of the proposals to replace the Municipal Property Tax Corporation (MPAC), which sets the property tax levels for Ontario towns and cities:
As the Ontario government grapples with ways of cutting their $25-billion deficit, they should note that there is one agency that that could be virtually eliminated overnight and few would shed a tear. It is the vast Orwellian bureaucracy known as the Municipal Property Tax Corporation (MPAC), which has the role of determining the value of Ontarians’ property every four years so that municipal taxes can either increase or decrease depending on how MPAC’s valuation of the property has changed relative to other properties in your municipality.
If MPAC determines that a property’s value went up less than the average for the community, the municipal taxes will drop (before any tax increases implemented by the municipality) and if the property went up more than the average, the taxes will increase. It is a capital gains tax without the capital gains!
Not content to actually use the market to determine property values, every few years, MPAC’s army of 1,500 civil servants assesses what they think each property is worth. Even if you just bought your house last year, MPAC can decide you really didn’t pay the true value. In order to determine the value of over 4 million properties and fight assessment challenges, the agency spent over $180-million in 2008, an 11% increase from 2007. This cost doesn’t even include the millions in subsidies that the government has to provide to seniors so they don’t lose their homes because of rising property taxes due to MPAC.
Elizabeth and I had our day in “court” with MPAC back in 2004, when we were handed an assessment claiming that our house was worth (for tax purposes) 25% more than we paid for it — in the same month we took it over from the builder:
Now it was our turn, and we already knew that our ace had been trumped: we couldn’t use the builder’s sale price as part of our evidence. We tried anyway, and to our astonishment, it was allowed. In fact, we seem to have unwittingly wrong-footed the representative from MPAC, because we mentioned that we’d received two separate assessment notices for different values (the first was about 5% more than we’d paid, the second nearly 25% more).
Because we’re in a pretty fast-moving market area, we could certainly believe that the house would be worth 5% more within a couple of months of buying it, but 25%? Come on. There was no way that we could have sold the house for 125% of list price that quickly. After a few years, sure, that’d be possible, but not that soon.
We were treated to a long-ish lecture about how our builder had owned the land for such a long time that they weren’t selling the houses for what they would really be worth on the open market, because they didn’t need to make a profit on the land . . . or something equally economically unlikely. I rather lost the thread at that point. Anyway, during our respective summations, it became clear that he didn’t think we had a leg to stand on (he wasn’t openly gloating, but it was edging in that direction).
The final act was a bit of a Scrooge-to-Bob-Cratchit moment, as the adjudicator turned to us and said “. . . and in summary, I will be lowering your assessment to $XXX,XXX” — about 5% less than the lowest assessment figure we’d got. I was so sure that I’d misheard him that it was only as the MPAC rep started whining that I believed what I’d heard. The observer from the town suddenly went into a huddle with the MPAC guy, because the lowered assessment for us might have a domino effect in our entire subdivision.
I think we are misremembering a bit. It was when the MPAC guy stated that he had built in an increase based on the projected value of our house and that “it was tracking nicely”. The tax slip said “as of June 30, 2003” (we took possession June 6th). I jumped on him right away and pointed out that the legal language was “as of”. The adjudicator had a big grin on his face when I pointed this out. That’s when the huddle took place as I had caught on to the act. The adjudicator rolled back our taxes for eighteen months.
Comment by E. Russon — March 23, 2010 @ 20:57