Essays in Liberalism

Rating Relief for Improvements

This brings me to the last, and in my opinion the most important branch of the Land Question, that relating to the reform of our system of rating and taxation. I am myself an ardent supporter of the policy which I think has been rather unfortunately named the Taxation of Land Values. The vital point about this policy is not so much that we should tax land values, as that we should leave off taxing buildings and other improvements of land. The policy would be better described as the Relief of Improvements from Taxation. Its economic merits seem to me so obvious as hardly to require examination. It is only because the present system has been in force for over 300 years that it can find any supporters. If any one were to propose as a useful means of encouraging the steel trade or the boot trade, or as a desirable method of taxation, that a tax of, say, 50 per cent. should be imposed upon the value of every ton of steel or every pair of boots turned out in our factories, he would be rightly and universally denounced as a lunatic. Yet this is the system which ever since the days of Queen Elizabeth has been in force with regard to the building trade and all other industries which result in the production of improvements upon land.

As long as land remains unused it pays no rates or taxes, whatever its immediate potential value. But the moment it is brought into use, as soon as a house, a factory, or a railway is built upon it, or it is drained or planted—rates and taxes, which in these days often exceed 50 per cent. of its improved value, have to be paid, without regard even to the question whether its use is successful in yielding profits or not. Familiarity with this system, instead of breeding the contempt which it deserves, has bred a kind of passive acquiescence which is exceedingly difficult to shake. Even such a champion of our land system as the Duke of Bedford years ago in his book, The Story of a Great Agricultural Estate, perceived the absurdity, although he was apparently blind to the remedy and to the application of it to some of his estates which are not agricultural. He converted an ordinary arable field into a fruit garden, and discovered that his rates were promptly trebled by reason of his expenditure. Striking, but, nevertheless, everyday examples may be found if we see how the system works out in urban districts. If a new factory is built, rates and taxes are immediately levied on the full annual value of the building, which is a direct charge upon production, and has to be paid before a single person can be employed in the factory. It therefore not only restricts the possibilities of employment, but has to be added to the price at which the goods can be sold.

The Lesson of the Slums

Or take the illustration of a slum area. Each tumble-down tenement is rated and taxed on the assessment based upon its annual rental value. In many places in the central parts of towns the total of these assessments is less than the sum for which the whole site could be sold as a building area, nevertheless if all the tenements fall or are pulled down the site may remain vacant for years and no rates or taxes are paid. But if substantial and decent buildings are erected on the site, immediately the assessment is raised to their full annual value. The individual or public body that has cleared away the slum and erected something decent in its place is thus immediately punished for doing so, with the result that such a thing is seldom done except at the public expense. The remedy for all these absurdities is quite a simple one. No one disputes that the sums necessary for municipal and imperial taxation have got to be provided. The question is, in so far as they are to be raised from lands and buildings, how can they be assessed most fairly and with the least injury to trade and commerce? They should be assessed upon the value of land which is not due to any effort of the owner or occupier; they should not be assessed upon nor increased because of any buildings which he may have erected or any improvements which he may have carried out.

This question was closely investigated by the Land Enquiry Committee appointed by Mr. Lloyd George in 1913. They were unanimous in condemning the existing system and in regarding the one which I have just described as the ideal. They were, however, met by great difficulties in its immediate practical application, because, owing to the long prevalence of the wrong system, an immediate and total change would bring about rather startling alterations in the value of existing properties. The Committee closely considered these objections, and a number of alternative methods of bringing the change into operation gradually and without these drastic changes in value were put forward. The one which immediately suggested itself as the simplest, and from many points of view the most desirable, was to leave the rates and taxes of existing properties on their present basis, to impose them at their present rate on the annual value of all unoccupied land, but to exempt from rates and taxes all future buildings and improvements of every kind.

To illustrate the way in which this would work, let us revert to the case of a block of slum property. As long as it remained in its present condition the existing valuation based upon the annual rent obtainable for it would apply, but any parts of it which now are or may hereafter become unoccupied, would, instead of escaping as they do now from all rates and taxes, contribute on the basis of the value of their sites, which would be assessed at an annual rent for the purpose of comparison with the existing valuations, at least until the capital values of the whole rating area could be ascertained. If any improvements were carried out the assessments would not be raised on that account, as they would be under present conditions, and if a whole area were pulled down, replanned and rebuilt, the assessment instead of being based, as it would be to-day, on the annual value of the reconstructed property, would be based upon the site value alone. Gradually in this way site value would become the prevalent basis of assessment. “It is obvious,” as the Committee said in 1913, “that unrating of future improvements is from the economic point of view of far more importance than the unrating of existing improvements; if we want to encourage new buildings and new improvements, what is really important is to ensure that new improvements (not old ones) shall be exempt from the burden of rates.” The Committee were, however, compelled to reject this suggestion at that time on the ground that “it would cause an unfair differentiation between the man who had already put up buildings or improvements, and the man who put up buildings or improvements after the passing of the Act.” But as between buildings and improvements which existed before the war and those which come into existence under post-war conditions no such unfairness could operate, because the increase in the cost of building even to-day is greater than the benefit which would accrue from the unrating of improvements. The present is therefore the unique opportunity for bringing into force this much-needed reform in the most effective way, free from the difficulties which had to be met in 1913. If it had been carried out immediately after the Armistice it would, in my opinion, have done more than anything else to solve the housing problem, and even now it is not too late. In fact, in view of the present unemployment it would be most opportune. Incidentally it would soon render unnecessary the renewal of the Rent Restriction Act. I understand that something on these lines has been introduced in New York to meet a similar problem.

A Rate and a Tax upon Site Values

The Committee of 1913 were obliged to turn their attention to other suggestions. They proposed:

(a) That all future increases in the expenditure of each Local Authority which had to be met out of rates should be met by a rate upon site values instead of upon the existing assessments; and

(b) That existing expenditure should be met to a small extent compulsorily, and to a larger extent at the option of the Local Authority, in the same manner.

There is no reason why these proposals should not be brought into force simultaneously with that relating to new buildings and improvements. They made these proposals conditional upon a substantial increase in the grants in aid to Local Authorities, especially in necessitous areas, from the Imperial Exchequer; and they suggested, although they did not definitely recommend, that a part at least of this increased grant might be raised by means of an additional tax upon site values. This, I think, should certainly be done, and such a tax might be wholly or partially substituted for the present Land Tax and Income-Tax Schedule A, which are assessed on the wrong basis.

These proposals would, of course, involve the revival and revision of the National Land Valuation established by the Finance Act, 1909-10, which should be made the basis of all taxation and rating relating to real property. This would be both a reform and an economy, because there are at present several overlapping systems of valuation by Central and Local Authorities, none of which are really satisfactory even on the present unsatisfactory basis of assessment. The existence of such a valuation frequently revised and kept up to date, and independent of local influences, would be invaluable not only for purposes of rating and taxation, but also in arriving at a fair price for the acquisition of land for public purposes, and for the levying of special charges upon the increased value due to particular public improvements, such as railway extensions, with which I have already dealt.

I am not one of those who claim for these reforms that they would cure all the evils from which the community is at present suffering, but I do believe that there is no other and no better way of removing the unfairness and the restrictions of our present methods of rating and taxation or of setting free and stimulating the energies of our people in the development of the resources of our country.

AGRICULTURAL QUESTIONS

By Rt. Hon. F.D. Acland

P.C.; M.P. (L.) North-West Cornwall; Financial Secretary, War Office, 1908-10; Under-Secretary of State for Foreign Affairs, 1911-15; Financial Secretary to Treasury, Feb.-June, 1915; Secretary to the Board of Agriculture, 1915-16; a Forestry Commissioner. Chairman of the Agricultural Organisation Society.

Mr. Acland said:—I begin by laying down in a didactic form five points which one would like to see firmly established in our rural life: (i) intensive production; (ii) plenty of employment at good wages; (iii) easy access to land, and a good chance of rising upon the land; (iv) real independence in rural life; (v) co-operative association for many purposes.

Intensive production is most important. It is so easy to say the farmer can get more out of the land, and the farmer should get more out of the land, that we are tempted to continue and say that the farmer must be made to get more out of the land. But it isn’t so easy. It has been tried and failed, and when any subject in our British political life has been brought up to the boiling-point, and yet nothing effective has been done, it is extremely difficult to bring it to the boil a second time.

It is worth while tracing out what has actually happened. The Government’s Agriculture Act of 1921 contained four great principles:—(i) that we must have more food produced in this country (a) as an insurance against risk of war, (b) so as to meet our post-war conditions as a debtor nation by importing less of our food supplies; (ii) that as the most productive farming is arable farming, and as by maintaining a proper proportion of arable we can on emergency make ourselves independent for our food supplies for an indefinite time, farmers should be guaranteed against loss on their arable rotations; (iii) that if farmers are to be required to produce more they must have clear legal rights to farm their land in the most productive way, a greater compensation for disturbance; (iv) that as the first three principles give security to the nation and to the farmer, it is desirable also to give security to the worker by permanently continuing the war-time system of Agricultural Wages Boards.

These principles were duly embodied in the Bill as it left the House of Commons:—

(i) The Ministry of Agriculture, acting through the County Agricultural Committees, was given powers to insist on a certain standard of arable cultivation, as well as in minor matters, such as control of weeds and of rabbits;

(ii) The difference between the ascertained market price and the estimated cost of production on his wheat and oat acreage was guaranteed to the farmer, the guarantee not to be altered except after four years’ notice;

(iii) The landlord had to forfeit a year’s rent if a tenant was disturbed except for bad farming, or four years’ rent if the disturbance was capricious;

(iv) The existing Wages Board system was continued.

The Destruction of a Policy

The gradual destruction of this policy began in the House of Lords. They allowed themselves to be swept away by the popular cry against Government interference with industry, and cut out the power of control of cultivation. The Prime Minister had said that this was an absolutely essential part of the Bill, and of the Government’s policy, but the Government quietly and characteristically accepted the Lords’ amendment and the Bill was passed.

Then troubles began. Other industries began to ask why the Government satisfied agriculture and not them, and as the Government could not plead their control of agriculture in justification, no real reply was possible. Also the cold fit came on as regards national expenditure. The Bill for the corn subsidies threatened to be very high. Though Europe was starving, it could not buy, so cheap American grain flooded our markets; but cost of production here was still at its peak, and, for oats especially, the amount to be paid to the farmer threatened to be large. It was realised that it might cost 25-30 millions to implement the guarantees for the first year, and perhaps 10-12 millions a year later. In short, the guarantees had to go. Instead of four years’ notice of any change, a Bill to repeal the great Act was introduced five months after it had been passed. And it was unfortunately part of the bargain with the farmers who received for the single season perhaps six or eight millions less than they might have been entitled to under the Act, that the Wages Boards should be abolished—and they were. There remained of the original structure only the depreciation of the value of all agricultural landowners’ property by about one-twentieth, owing to the extra compensation for disturbance.

Every one felt that they had been had, and they had been. The industry which had lately been talked up and made much of was dumped into the dustbin. The farmers had lost their guarantees on the strength of which, in many cases, they had bought their farms dear or planned their rotations. The labourers, who particularly needed the protection of Wages Boards during a time of fall in cost of living and unemployment, had lost all legal protection. The landlords, willing enough to give what was asked of them if any national purpose was to be served, found that their loss brought no corresponding national gain. Agriculture retired as far as it could from any contact with perfidious Governments, to lick its wounds.

That is not a good basis upon which to build intensive cultivation or any other active policy. There being now no legal or patriotic call to intensive production, we are driven back to ask, “Does intensive production pay?” and the broad answer is that at a time of low prices it does not. There is no doubt that slowly and steadily education will gradually improve farming, and that farmers will learn to find out what parts of their business pay best and to concentrate upon them. There is also no doubt that even at low prices there is plenty of scope for better farming, and that better manuring, particularly of grass land, will pay. But the farmer is faced with an economic principle—the law of diminishing returns. It may be stated thus: beyond a certain point which rises and falls directly with the value of the product, extra doses of labour and manure do not give a corresponding return. It is this principle which accounts for what we see everywhere—that farmers are tending to economise as much as they can on their labour and to let arable land go back to grass.

And if this is clear to farmers who are thinking of intensive arable farming, still more is it true in comparing arable with grass. If you take the same sort of quantity of arable and grass farms, farmed by men of the same skill and diligence, over a range of seasons under low world prices for farm produce, you will, I believe, find something like this: grass land needs half the capital and one-third of the labour of arable; it produces three-quarters the receipts with half the payments, and yields double the profit per acre and four times the profit on capital. The moral of all this is clear. Unless the nation is willing to go back to protection for agriculture, which I am glad to believe in the general interest unthinkable, and unless it is willing to guarantee the farmer against loss from that method of agriculture which means most production and most employment, we must let the farmer set the tune and farm in the way it best suits him to farm. We must try, in fact, not to talk too much nonsense about intensive production as the cure for agricultural depression. It is useful to remember that all countries overseas which combine high wages with agricultural prosperity have a very low output per acre judged by our standards.

Employment and Wages

It follows directly from what I have just said that a time of high costs and low prices like the present, like the time of lower costs but still lower prices of the late ’80’s and early ’90’s, is not a favourable time for expecting employment to be brisk or wages high. And reasons other than those which we have yet considered make the farmer feel his labour to be specially burdensome at present. He finds that the prices he gets on the average are one and one-third times what they were before the war: what he has to buy costing from one and a half to one and two-thirds what it cost before the war; and he is expected in very many counties in England and Wales to pay his workers about double what he paid before the war. This is a strong point for him. But the labourers’ position is just as strong. “I was not sufficiently well paid before the war. If this is to be recognised in any way at all, I must at the present cost of living (185) have double my pre-war wages.” It is certainly beyond all question that 30/– a week, which is the present wage over a large part of England, is not, even with only 3/– a week rent for house and garden, enough to keep a man and his wife and family in a state of real efficiency. Yet I know from personal experience that this fact is not properly recognised in practice. If one tries to pay more one is regarded as a very rich man, and an extremely stupid one—an idea erroneous as to one’s wealth and possibly exaggerated as to one’s mentality.

How have the two conflicting views of farmer and labourer been reconciled in practice. I can only say that so far as my own knowledge extends—bearing in mind that the farmer has not the business man’s habit of cheerfully setting off a bad year against a good (for the business man knows that trade must improve some time, and then he will make profits, while the farmer has no certainty that things will improve)—things might well have been worse. There has been a good deal of mutual consideration and desire to make the best of difficult circumstances. I have, however, little doubt that it would have been better had the Wages Boards, which had controlled the rise in wages during the rise in the cost of living, regulated the fall in wages during its fall—relaxing control perhaps later when things became more stable.

The reason why I think that things might have been worse is that the District Wages Committee left a good legacy to the voluntary Conciliation Committees which followed them—the men serving on the latter were those who under the Wages Board system had learned to negotiate with and to know and respect the workers—generally some of the best farmers in their districts—and they genuinely tried not to let the workers down with too much of a bump; on the other hand, they knew that the only value their recommendations could have was that they should be voluntarily observed, and therefore they took care not to recommend rates higher than those which the least favourably situated farmers in the district could manage to pay—which meant rates lower than many might have been willing to give. This means that any general rate agreed to voluntarily will be rather on the low side. But I would rather have a rate which is generally observed, even if it is rather low, than that every farmer should be a law unto himself. If there is no recognised standard, and one man with impunity pays a lower rate than his neighbours, other rates also tend to come down, and then the process begins over again.

Looking to the future, the only thing that I can say with any certainty about the wages question is that it needs very careful watching. Let us be sure first of our principle, that the first charge on land, as on any other industry, should be a reasonable standard of living for the workers. Then let us be sure of the fact that there is over a very large part of England and Wales no certain prospect of an improvement in the condition of the labourer compared with conditions ten years ago. The dangers to be feared are that in the present lamentable weakness of the men’s unions large sections of farmers may break away from the recommendations of their leaders; and that if depression continues and war savings become depleted farmers will tend to push wages down in self-preservation. These things must be watched. If the general condition of agriculture improves without a corresponding improvement in the workers’ condition, or if conditions get worse and the brunt of the burden is transferred to the labourer, we ought to be prepared to advocate a return to the old Wages Boards or the adoption of a Trade Board system. It must, I think, be a cardinal point of our Liberal faith that though it is better to leave industrial questions to be adjusted as much as possible by the parties concerned in the industry, the State must be ready to step in in any case in which the workers have not developed the power by their own combination to secure reasonable conditions and prospects. It is to the prospects that I now turn.

Access to the Land

I mean by this that there should be as many chances as possible for men and women who have an inclination for country pursuits to take up cultivation of the soil; the freest opportunity for experiment in making a living out of the land; and good chances for those who have started on the land ladder to rise to the top of it.

The three things which stand in the way are:—

(i) The cost of building and equipment;

(ii) The practice under which the cultivator provides all the movable capital;

(iii) The handicap on free use of land imposed upon its owners by the compensation clauses of the Agriculture Act.

These obstacles do real harm, in the first place, because a very large proportion of farms in this country are the wrong size: too large for a man to work with his hands, and too much for him to work with his head, as Sir Thomas Middleton has well said. Figures show quite conclusively that whether you take production per acre or production per man, the farm of from 100 to 150 acres is economically the worst-sized unit. Probably more than half of our farms lie between 70 and 100 acres. We should get far more out of the land if all were either below 80—so that a man and his family could manage them—or above 180, so that there would be a chance of applying to production the most scientific methods and up-to-date machinery.

But movement, either towards breaking up existing holdings or throwing them together, will be extremely slow. The one process means building new houses and buildings, which is prohibitive in price; and the other, also fresh building and the abandonment of hearths and homes, which is prohibited both by price and by sentiment. Any change in either direction is almost prohibitive to the new poor landowner class, because if one makes any change, except when a tenant dies or moves of his own accord, one forfeits a year’s rent.