WHILE the Federal Government was quick to rule out speculation earlier this week that it was considering a capital gains tax on the family home, those reports would have sent a chill to the heart of many home-owners, particulary at a time when the International Monetary Fund is specifically advocating just such a tax.

CGT: Death blow to the family home, or a fairness measure?

And those who tend to scepticism - probably most of us - when it comes to such government “reassurances” may have derived little comfort from the denials. Especially as Treasurer Wayne Swan refuses to rule out the prospect of a tax on the rising value of family homes.

But what about the issue itself? Should we be outraged at the suggestion of a tax on this particular form of capital appreciation – particularly if it were to be levied, as has been suggested, only on the owners of the most expensive homes.

Well, many people would argue that since we have paid with post-tax dollars for our homes, we should be entitled to take advantage of their appreciating value without the prospect of a tax penalty.

After all, the capital appreciation of a home is something you don’t actually get to “capitalise” on – not until you sell up, and then, the probability is you’re in the market for another home, so your capital gain is going to be accounted for pretty quickly unless you’re down-sizing.

But there are other arguments – one of them being then old probate, or “death duty” argument. For what is the moral foundation of inherited wealth?

Why should the wealth accumulated by one hard-working generation be passed on completely intact to the next? Shouldn’t we all make our own way in the world on a relatively level playing field? After all, it’s not contemplated (is it?) that a capital gains tax on family homes should have the effect of confiscating any capital gains altogether, only that – perhaps - a tax might be “considered”.

The answer to the rhetorical question posed above might be pretty simple. Why shouldn’t I be able to pass on my assets to my kids without the threat of the government getting their grubby paws on my hard-earned wealth? For to paraphrase the late Kerry Packer, governments don’t spend tax receipts – fundamentally our money - all that wonderfully well.

But for all that, taxation is an inescapable reality; one of the two great certainties of life. Governments levy taxes in virtually every economic sphere. And there is no serious argument that our society could continue with out taxation. As emotional as the issue might be, our consent to the payment of our taxes is what the keeps society running, so why do we have such an emotional reaction to a tax on our homes?

Perhaps are part of the answer is that such a tax would act so blatantly as an income redistribution measure – a Robin Hood tax if you like. Why would any hard-working person be in favour of that?

But again, a measure of income redistribution is something we expect of our governments. Don’t we want disadvantaged schools - for example - to be given a dose of positive discrimination? Don’t we want governments to play a role in providing help and support for the less well-off? Public housing, unemployment relief, means-tested child care assistance – they’re all about income redistribution at their core, and those measures are supported, to a greater or lesser degree, on both sides of the political spectrum.

Anyway, I guess we all stand by, expecting the worst. Having spent a poultice on the “stimulus package” which has been responsible, we are told, for the fact at we are now emerging from the worst recession since The Great Depression, it shouldn’t come as any surprise to anyone that the government might now start to think of ways to get some of that cash back.

The depressing thing is just the lack of certainty. If governments would simply allow us into their thinking without considering the political consequences of absolutely every sentence, life would be a whole lot simpler.

Like we expect that to happen…

57 comments

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    • Mr Pastry says:

      08:00am | 21/08/09

      Must be a Baby Boomer idea.  Having had the benefit of no capital gains on their house, now deciding to right the wrong near death.  It must be in order to reserve a seat in heaven, use a church to like the rest apparently only they can place the booking.

    • Craig Mc says:

      08:29am | 21/08/09

      Q. Why shouldn’t the primary home be subject to capital gains?

      A. Because the interest is not tax-deductible.

    • Bruce says:

      09:12am | 21/08/09

      Nothing more than a way of finding tax revenue for our large debt. If it were to apply to homes worth more than $10mil. then maybe ok, however, it also may kill the housing market in that segment and cause problems in the housing markets below that price. Its not enough that we pay high tax dollars when we buy a home, sell a home etc. I have a better idea, why not go back to the days of Television and radio licences, the government could also include IPOD’s, PCs and any other communication technology. What a great retro idea !!!!!

    • David says:

      09:14am | 21/08/09

      Craig , you are dead right !
      Anyway , they are socialists in sheep’s clothing . Watch out for death duties and estate taxes etc etc . They will continue to soak the ‘’ rich ‘’
      The Opposition is moribund and not likely to be revived for many years to come . Rudd and co are dictatorial in their approach and have the populace by the gonads .

    • Joe says:

      10:08am | 21/08/09

      Following on from Craig’s answer, which I was thinking too:  IF they want to introduce a capital gains tax on the family home it should ONLY be done as of a certain (future!) date.  Any home purchased after that date will be subject to CGT, and all interest payments rebatable by the government at the highest marginal tax rate.

    • Sherlock says:

      10:33am | 21/08/09

      One more step in the class war that the ALP has been waging since thge day it was elected. Soak the perceived rich is ALP dogma

    • Anthony says:

      10:51am | 21/08/09

      I love it, no talk on taxes for 12 years. labour in power, and suddenly we have populist talk about new taxes. Truth be known, I will happily pay more tax if everyone is doing it (who is already paying taxes) and the increases are equal, and not targetted at one group. The evidence that taxing the higher income earners considerably more, is good for society is not there. We are having this talk though because Labour need to increase their revenue. If Rudd wants to be a reformist governemt he has to raise taxes. Please don’t blame structural deficit incurred by JWH, Rudd made no attempt to reverse this in his last two budgets. The discussion is a smoke screen, but the need is real. The increases we see will be along populist lines though.
      Someone paying 50% of their income, plus GST, relying on no handouts or bonuses, and funding their own retirement and paying 14,000 a year in medicare levy is contributing enough. Despite what people state, it is not easy avoiding taxes on a regular basis and large amounts will always be found out. The only solution will be across the board increases in tax, taxing the family home is a great first step.

    • Lord Grognard says:

      11:01am | 21/08/09

      If I invest in a business I have to pay tax on any gains I may make.  I don’t see why a house is any different.

    • nic says:

      11:12am | 21/08/09

      You have to laugh at how Government’s view success. You pay tax on your income. If you then buy a house or invest any of your after tax money in superannuation, you are taxed again for being ‘rich’. Why bother?

    • Anne Wright says:

      11:34am | 21/08/09

      I’d be fine with it, so long as interest payments were tax deductible, as were maintenance expenditure, depreciation, etc.

      As mentioned above, if the govt wants more revenue, I’d prefer things like fizzy drink, paddle pops, ipod/tv use etc to be taxed.
      A policy arguement in support would be that the govt would therefore be encouraging us all to spend on savings/assets, while discouraging stupid spending.

    • Stumped says:

      11:39am | 21/08/09

      I think it’s a two edged sword - if the home is treated as an investment (i.e with capital gains arising from a CGT event) then interest spent on the purchase of the home should also be tax deductible. They go hand in hand - either it is an investment and ‘both’ apply, or it is not an investment, and neither apply.

      The benefit will go to those that are entering the housing market currently (i.e the tax benefits against the costs) making it much easier to buy a house (and pay it off). Of course, the losers are those that have already paid off their homes and didn’t have the benefit of a tax deductible interest payments.

      Lord Grognard makes a good point, but as outlined above - currently the home is not treated as an investment. If that were to change it would be a major rewrite of the tax system. With mortgages being tax deductible and capital gains payable on the sale of the home.

      The questions is whether it would provide a net benefit to the Govt financially - politically, they would annoy the rich (who donate to their coffers and own the media/public opinion) but impress the middle and lower classes (with the chance of owning their own home.

      Electorally, it would be a reasonable idea (if they were able to sell it as helping out the battler, and argue that the rich only lose out if they try to ‘cash in’ on their home’s value). I have no idea on the actual figures, so any estimate on the ‘financial’ interest of the Government would be pure guess work.

      I think that one can safely assume that the CGT on the home would have a transitional arrangement (as CGT did when it was originally introduced) based on when the asset (read: home) was acquired and the time that the asset was held (after the changes commenced).

    • miles says:

      11:54am | 21/08/09

      why is paying tax on a house after earning the money any different to paying import tax, sales tax, business tax and then gst on goods all bought with money you already pay tax on to earn?
      besides…the rich don’t pay tax on their income..they don’t have income
      they have appreciating assets, dividends and liabilities
      and, to all accounts, they pay rather less percentage-wise than the poor - especially so after factoring gst
      (and i would say gst - biggest introduction of tax since payg was during the howard era)

    • Bitten says:

      11:54am | 21/08/09

      Nic, the Government doesn’t realise how much potential it has to shoot itself in the foot. Socialist policies are so easy to sell to the lowest common denominator and they are lovely in theory however in practice they only work if you have capitalists beavering away earning lots to pay the bill for said socialist policies. Rudd’s Government needs to be careful treading that fine line of political dogma and still having some people earning sufficiently to end up paying the tax that funds the lifestyles of the lazy underachievers.

    • starscream says:

      12:21pm | 21/08/09

      I think everyone is forgetting that you already pay significant ‘taxes’ on your house through stamp duty on purchase and ridiculous rates charges to supplement council incompetence.  Abolish these charges and there would be more sympathy for a tax on housing

    • Les says:

      12:27pm | 21/08/09

      The Henry Tax Revue is just that - a Review where all ideas are trotted out and considered. Sadly the Federal Opposition, bereft of any policies or ideas sought to raise this Tax on its own in Parliament this week - what a weak tawdry bunch of losers this mob are led by Mr False Email himself. Wayne Swan, obviously feeling sorry for this hopeless bunch, tendered the idea to them that they “put in their own submission to the Henry review”. Wow - why didnt I think of that Malcolm probably said ! I strongly suggest the Opposition take a group photo so that after the next election the remnants can look at it and reminisce. Rabble

    • G says:

      12:49pm | 21/08/09

      Taxing the family home is a hell of a lot different to buying and running a business Lord Gonads and if you actually own a business you would know that.  Every expence incurred in running a business is tax deductible, it is even possible to buy cars, motorcycles and houses under your business name which makes them all 100% tax deductible.  Please before you attempt to say that buying a family home and owning a business are similar in ANY way stop, think and instead of putting pen to paper (fingers to keyboard)  go and have a donut instead because obviously your brain needs food.

    • Julie Coker-Godson says:

      12:56pm | 21/08/09

      There should be no CGT on the principal place of residence any more than there should be death duties.  I lived in the UK where this applies and saw less wealthy members of a family bankrupted by the death of their family elders.  Just because Mum and Dad are wealthy doesn’t necessarily follow that the kids are.  I know this because I did Probate for a while.  Each family’s circumstances are different and some families have raging hostilities ongoing at the time of death of a parent and it can become a nightmare.  I see no need to “punish” recipients of an inheritance because their family had money at the time of death.  And that is almost what it is - a punishment for being well off.  What I’de really like to see though is a prohibition on the sale of a family home by auction.  Why?  Because I believe it artificially inflates the sale of houses that, particularly in Sydney are nothing more than weatherboard or fibro houses that were formerly Housing Commission stock and there is no way that they are worth the money I’ve seen them asked for in the papers.  People will argue that its “location,location”; maybe so in some places, but not in all, especially not anywhere near airports/powerstations and the like.  Anyway, that’s my HO for what it is worth.  I just wish these issues could be discussed in parliament without the disgraceful behaviour that took place on Wednesday in the House of Reps and that I commented on in another place on The Punch.

    • PJ says:

      01:53pm | 21/08/09

      ....was madly reaching for the keyboard to question the legitimacy of Lord Grognards business credentials, when I saw G’s comment who put it more succintly, and more eloquently than I could….Nicely put G, I think Lord Grognard ‘business’’ may be missing some claimable tax deductions, if he is not aware of the fundamental differences between home and business tax requirements.

    • Dave says:

      01:57pm | 21/08/09

      Great idea. I want to be able to claim my interest and improvements as a tax deduction. ...

    • Con Omix says:

      01:58pm | 21/08/09

      Has anyone thought about what the proposal would do to the cost of housing, once introduced? Home buyers, knowing they would receive tax deductions for interest, and probably repairs & maintenance, strata levies (in the case of units), and a host of other items that are currently only deductible to investors, would be able to afford to pay more for their homes and bid up prices, particularly in an emotion-driven asset like a home, whereby taxes to be ultimately paid will not be taken into account in bidding.

      Lack of affordability is currently keeping a lid on house prices, despite the lack of supply. This would, to some extent, be mitigated by the introduction of such a proposal. The irony is that this upward pressure would reduce the scope for making capital gains in any case, particularly when supply catches up. In the end, the proposal would likely be revenue neutral or even negative for the government, given the tax breaks it would have to allow.

    • Stumped says:

      02:37pm | 21/08/09

      Julie Coker-Godson: Your position supposes an entitlement to inheritance - I’m not sure where that ‘entitlement’ comes from (just because a person’s parents are rich, doesn’t grant any children an entitlement to wealth). If a parent wants their assets to go to their children they can transfer them in life (which will incur a tax), or transfer them in death (which SHOULD incur the same tax). Without your assumption of entitlement, there is no ‘punishment’. The children still get more than they had - It’s not a punishment for being well off as the provisions apply in the same way as they do for any transfer of ownership. Death should not establish a special ‘tax haven’ in respect of the transfer of assets.

      As for the prohibition on auctioning - why is it so bad that a person, when selling their home should want to get as much for it as they can? In fact I would suggest that it is more open and honest that the ‘traditional’ process where the agent has all the time in the word to fabricate counter bid and competitors - at an auction they are either there in the flesh or they don’t exist. I’m not sure what you mean by ‘artificially’ inflating prices - either way the price is what someone is willing to pay for the property. If they aren’t willing to pay the price asked, the property won’t sell at auction.

    • Bernie says:

      02:46pm | 21/08/09

      Nope, don’t believe that anyone who has an owner occupied property regardless of it’s worth should have to pay a CGT because they have already paid taxes in way of stamp duty when it was purchased and in WA, stamp duty is ridiculously high.

    • Steve of Cornubia says:

      03:27pm | 21/08/09

      Well, the home I now own forms most of my wealth, wealth that I must use to fund my retirement. If a tax like this was levied I may well find myself unable to fund my retirement and the Government can expect to see me in the queue for social support a few years from now. Where’s the sense in that? Once again, a socialist government goes for the easy target, a populist measure that will have non-home owners cheering. And only those of us deemed ‘rich’ enough to pay yet not wealthy enough to afford expensive financial advisors will suffer - as usual.

    • Geoff Green says:

      04:24pm | 21/08/09

      Nasty Oldies in parliament trying to get another rip off deal for themselves. Just when the oldies have a tax free home why not tax the young on theirs from the early years of ownership. Goes along with fee free education for the oldies but not the young. Easy licence rules for oldies when they got their licences but lets make sure the young cant get their much less keep it while they are learning. There is old one good place for the older generation and that is when they are gone.

    • Leah says:

      05:36pm | 21/08/09

      I can’t believe there are people who think the rich don’t pay enough tax as it is. I’m definitely not rich, my husband and I rent a house, but I can see that most rich people have worked hard to get there, pay their fair share of taxes (incl. the medicare surcharge)... I don’t see why they, or any ‘poor’ homeowner, should have to pay tax on their home. Must we tax EVERYTHING in life?

    • Julie Coker-Godson says:

      06:19pm | 21/08/09

      @ Stumped says: “Julie Coker-Godson: Your position supposes an entitlement to inheritance - I’m not sure where that ‘entitlement’ comes from (just because a person’s parents are rich, doesn’t grant any children an entitlement to wealth)”. 
      No, I don’t suppose an entitlement at all.  Whilst doing probate I discovered that the children (usually adults) speak quite freely for themselves over what they consider to be their entitlement and they can often be most unpleasant about it.  In other cases, whilst property has been left, the size of the death duty has put the siblings into bankruptcy and sale of the property.  Sometimes even that is not enough to meet death duties.  I don’t believe in death duties:  no-one should have to pay anything just because a relative dies.  I remain of the view that it can be seen as a “punishment” because it is oppressive.  Death is a necessary and mandatory part of life - beyond our control so placing a tax on transfer of assets only because someone has died seems very Scrooge McDuck to me. (smile)

      “As for the prohibition on auctioning - why is it so bad that a person, when selling their home should want to get as much for it as they can?”

      Not for those old fibro and weatherboard houses that I’ve seen for sale, no way!  Artificial prices are created when in auction because you have a crowd there, presumably wanting to buy the property(others of course to watch and see what price the house gets, or because they’ve got nothing better to do!).(smile).  When you have competing purchasers for the same property and trying to outbid each other, and each determined to succeed in purchasing the property, then you get prices you wouldn’t normally achieve in a private/real estate sale.  Some people can get pretty bloody minded over these things.

      “If they aren’t willing to pay the price asked, the property won’t sell at auction.”

      Not always the case at all auctions, especially where the property is being contested for as mentioned above. I stand by my views despite your detailed response. (smile)

    • Farmer Bat with investments says:

      06:28pm | 21/08/09

      Gosh, you’ve all gone for it. Hope you all come back tomorrow to read this. You all have good points - and that is what perplexes governments I feel. Amazing what the dollar does to inspire a writer.
      The lower earners :  pay by the rule and begrudge the others.
      The middle earners: rearrange the rules within the rules and scorn the easy benefits of the lower and envy the ability t buy in expertise to reduce tax.
      The higher earners: rearranged, invested and right to the $ line. The victim of increasing tenant demands, government taxes and interest rates (not all investors on variable). Might need to sell off.
      The bid earners: hurting but insulateable.
      So: Tax on the home.
      Bring it on. It would level the field we play on. Those of little value (property not people) pay little and so it goes. And while we are at it - emergency services tax for ll (evenly) and land tax for all (not state by state but Aust wide and not cumulative just property by property then everyone is STARTING to pat their way..
      So many, easy, sensible stuff adjustments (not changes) without “challenging the world”. Those getting out skint free will always sqwueel. Let us all share a voice of inconvenience instead,a

    • Julian Thomas says:

      07:20pm | 21/08/09

      when the Libs get in next the Medicare levy will be 5% and the GST 15%, anyone not attached to old money will be poor

    • Mamamia says:

      11:16pm | 21/08/09

      It’s rediculous to think about capital gains on the family home.  If you bought a home for $40,000 & sold it 30 yrs later, for $200,000, you have capital gains of $160,000.  You may as well hand it over to the government instead because you wont be able to afford that unit you downsized to. Go Away.  I’ll be the Government will find a way to get out of it.  Let the public cop it all.

    • Stumped says:

      11:52pm | 21/08/09

      Julie Coker-Godson : I must admit that I was spoiling for a bit of an intellectual duel today - I can see why my position may not suit everyone, like everything financial - each has their own interests and differing viewson what would be best for ‘the people’.

      I should have clarified my point that “Your position supposes an entitlement to inheritance” meant that your argument, rather than you personally, specifically the argument that it was a punishment. It was certainly not my intention to make a personal attack, I hope it was not taken as such.

      I’m not suggesting that we tax something ‘only’ because a person died. I’m simply saying that the transfer of certain assets in life (certain gifts, property etc) may incur tax. If the transfer is one that would have incurred a tax in life, then the same tax should be applied to that transfer in death. If the transfer would have been tax free in life, the same rule should apply in death.

      If a person doesn’t want their benefactors to have a tax bill, simply leave those assets that would incur a tax liability to the State.

      I am intrigued as to how the ‘death duty’ could exceed the value of the inheritance where the duty is on the transfer of assets held by the deceased (unless the tax rate is greater than 100%). I would strongly oppose additional death taxes (i.e tax that exists solely because the transfer was caused by the death of the owner), then I would disagree entirely.

      As for the housing market: I agree that I would not pay the money that some people appear to be willing to splash on a ‘renovators delight’ (read: rundown/borderline condemned). But clearly some people are, and if they are willing to pay that much good on them. I don’t think that we can fairly say that a property has any ‘value’ other than the amount that a person is willing to pay to buy that property. If they are willing to pay more than we are then, I would suggest, they value the asset more highly than others (or perhaps those others undervalue the asset). Either way a person shouldn’t be prohibited from offering more money for a house just because someone has made an inferior offer. But I do agree that people are paying stupid amounts in the marketplace (but I’ve seen a few bargins go at auction). Meanwhile (some time ago), I was making a series of offers on a property (not at auction) and then, just as we were ‘almost’ agreed on a price, the agent magically had another offer for $5000 more than our last offer (it would have been above the asking price if we had gone another $1000 above the ‘offer’) . I told him I was no longer interested, he called a few times saying the owner had decided to accept my previous offer because “we got in first”, but I indicated that I was no longer willing to use his services and I would instead use reputable agents -as it turned out the property was still on the market 2 months later and ended up selling for 15k less than I had offered. I think it would have been harder for the agent to make such a representation at auction with witnesses.

    • Andrew says:

      01:35am | 22/08/09

      We’ve got one person saying auctions should be prohibited for getting MORE money! I think I’d believe Jenman over Julie C-K, but what kind of communist country are we in if people should be forced by law to use the method that allegedly sells their homes for the least money?? The fact is, almost nothing should be prohibited - it’s a free, capitalist country. We should be free to deal in our own property.

      I pay tax on shares (or anything else) purchased from after-tax income. Homeowners seem to rely on this excuse but they’re going to need a better reason than that to win the debate.

      Now, like land tax home CGT will be discussed but “only for the rich.” Why? If a tax is fair and necessary, it should be for all. If expensive homes are taxable, all homes better than a caravan should be (as income tax applies to all but trivial incomes, and CGT applies to all CG).

      The Robin Hood argument is the govt’s trap for the stupid - noone can (allegedly) argue with the principle. But that’s not the question - we already have progressive tax; lots of them. The debate is whether we have ENOUGH - where’s the case that 46.5% inc tax plus CGT, GST, stamp duty, sup’n tax, land tax, rates, etc etc etc are inadequate? When is capacity to pay more simply not enough excuse for the govt to simply take it? When does “they earned it and it’s theirs” start to figure in deliberations?

    • André says:

      06:48am | 22/08/09

      I think we might have some Marxist types in the IMF: taxing the bourgeoisie for owning their own homes because they have an advantage over the proletariat. I don’t think so! Doesn’t the IMF and anyone who says that this is a good idea realise that when a tax of this kind is introduced, it doesn’t redistribute income like a progressive tax, it becomes a regressive tax? Housing is expensive already, and if you sell your house, you will have to charge more to pay for that tax. Lower income earners spend the most, as a proportion of income, on housing. Not only that, anyone who owns investment properties would no doubt have this tax on their properties too, but who’s going to pay for it? Renters. And the IMF argument that homeowners have an advantage over renters is not true: they forget about mortgages. Will we tax mortgaged homes? Well I know what people will do to evade this tax if it is not: just have a small-ish mortgage remaining, and just pay the interest. So really, this new excuse for a tax grab is a farce, and the IMF is begining to look like a farce (although they do some great work, they need to keep their commie clap trap out of a global capitalist economy).

    • Julie Coker-Godson says:

      02:05pm | 22/08/09

      @Andrew says:01:35am | 22/08/09
      Andrew,

      I am not a communist & this is not a communist country because I expressed an opinion on an issue.  I do believe, however, that some houses are attracting the most ridiculous prices and I don’t believe they are worth it.  What is worse is that people are paying those prices because there is fat chance they’ll get the property any cheaper and I hold that auctioning of some houses to be responsible.  There is no way I would pay some of the prices I’ve seen for fibro/weatherboard homes, sorry, but that is just my opinion and I intend to hold to that.  I maintain that people on moderate to low incomes should be able to do more than just “dream” of owning a home themselves instead of relying on Government Housing.  I’m not into “greed is good” or making money just for the sake of being able to do so.  You can believe anyone over me, that is your right.  Just don’t get all hysterical and call me a communist and Australia a communist country because of one person’s view.  PS:  My initials are JC-G not JC-K.  Have a nice day (smile).

    • mik says:

      02:09pm | 22/08/09

      Lord Grognard…The difference is that all your business costs are tax deductible incl your cars, bank fee, interest etc. For your family home you buy it with your after tax dollars and you cannot claim the interest, repairs etc.

    • richard says:

      02:55pm | 22/08/09

      Think about all the ways we are taxed on assets multiple times because the governments know they have us on an essential. For example the family home is paid for with money which is not tax deductible, including the interest on the mortgage. Does the bank have to pay tax as well, as the interest paid to them forms part of the “purchase price”. This can be up to double the original purchase price and often wipes out any percieved capital gain. If they do this I will campaign as hard as I can to get rid of the Rudd Government. I have never done anything political in my life.
      Please come back Peter Costello!!!!

    • davido says:

      03:37pm | 22/08/09

      I am with Stumped. You can put a CGT event on it if you allow me to deduct my mortgage as an expense.

      I am also with Richard, this is a real vote killer. ‘If they do this I will campaign as hard as I can to get rid of the Rudd Government. I have never done anything political in my life.’ Right on brother.

    • Roger says:

      04:24pm | 22/08/09

      An excerpt from an email I sent to the bloke.

      Julian Disney, a tax and housing expert from the University of NSW,
      said the tax-free status of housing favoured people on high incomes.
      “The wealthier you are, and the richer the house that you buy, the
      bigger the concession you get per dollar invested,” Professor Disney
      said.

      Although it would not raise a great deal of revenue, imposing capital
      gains tax above the threshold of $2m would help to restore equity, he
      said. “We need an indication that there is no longer an unlimited free
      lunch for owner occupiers at the top end of the market.”

      Your statement is false, deliberately misleading, and provocative. I
      presume that a man of your education and standing could only make such
      a blatantly false statement in a national newspaper because of the
      underlying biases that he holds. I will address those later.

      First of all, I presume that you are operating under the typical baby
      boomer assumption that ‘property prices always rise’, hence the
      application of capital gains tax. So for the purpose of this
      discussion, let’s ignore the fact that housing is actually a risky
      asset, and assume that ‘it always goes up’.

      You make the loaded statement, “The wealthier you are, and the richer
      the house that you buy, the bigger the concession you get per dollar
      invested”. What equity contribution do you assume that the “wealthy”
      and “non wealthy” make ? If they use only equity (no debt), then
      surely the relative capital gain is the same, and therefore the
      return.

      The reality is that the “non wealthy” tend to have a far higher debt
      to equity ratio in their home than the “wealthy”, thereby meaning that
      the capital gain, as a proportion of the equity contribution is
      higher. So, the truth is, that the “non wealthy” actually take greater
      advantage of the exemption of the home from capital gains tax than the
      “wealthy”. Therefore, it can be said that, “The poorer you are, the
      richer the house that you buy relative to your equity, the bigger
      concession you get per dollar invested”. The complete contrast to what
      you actually stated.

      Your second quote goes directly to your deep seated bias, which is
      that those whom are “well off” should at every opportunity be
      equalised. “We need an indication that there is no longer an unlimited
      free lunch for owner occupiers at the top end of the market.” What a
      wonderfully defining comment that is, despite that there will be
      little revenue benefit (perhaps no benefit after the impact on stamp
      duty), we need to hit them anyway. Serious case of tall poppy syndrome
      you seem to suffer.

      Do you acknowledge that a progressive wealth tax already exists in the
      form of land tax and stamp duty ? How much equalisation do you need ? Australia is in the top three of the highest taxing nations in the world. We wont even go down the path of discussing the income tax regime. I am sure you are an advocate of ‘leveling the playing field’ for superannuation
      too.

      You are a baby boomer, a generation for whom a healthy proportion of
      their wealth was generated in a capital gains tax free environment
      (until 1985). It doesn’t seem like hypocrisy to you that as a baby
      boomer you now support the introduction of a wealth tax on the family
      home ?

      Just remember, as a “wealthy” individual under your definition, and
      being a good deal younger than you, it will be my taxes funding your
      retirement. Beware biting the hand that feeds you. Maybe I’ll chuck it
      all in and join you in academia.

      Having said all of this, I agree there is a housing affordability
      crisis in Australia, but to use that as leverage for your socialist
      oriented agenda does no one any favours.

    • Julie Coker-Godson says:

      06:58pm | 22/08/09

      @Stumped:  No offence taken and I liked your piece.  My problem is I am not an intellectual having never been to university but just self-educating myself as I go along life’s path! (Smile). This results in my just barging in and saying my piece without all the nuances to go with it.  That said, some of those people I ran into in the UK had those inherited castles we often see in postcards and during 1977-1986 that I lived there there was a great deal of concern about them being sold off to foreigners instead of being kept in British hands.  The problem that caused them to be sold off was:  yep, you guessed it - Death Duties! Massive in the case of these places as they were handed down from family to family over hundreds of years (typical Brits).  But you are right, parents holding such assets should plan to protect their children from the excessive burdens of such estates.  Taxes in the UK are so much higher than here as well.  Anyway, I would just like to see some equity in the market for those wanting to own the Australian “dream” and I don’t see how yet another wretched Tax is going to do that.

    • Morgs says:

      07:57pm | 22/08/09

      This could be another one of hard man Kev’s great initiatives. Anything to suck funds from real workers to finance the poor choices that the plebs have made. Rest assured, any tax imposed by this talking head will be a simple redirection of funds. Hard man Kev will not rest until there is no incentive to work!

    • Morgs says:

      08:00pm | 22/08/09

      What sort of Government commissions a tax overhaul but leaves out its biggest component? The only tax changes a Labor Government will initiate are ones that don’t cost votes. They are a joke. I feel sorry for all the union members that financed this Labor joke!

    • Stamp says:

      08:55pm | 22/08/09

      What we have now is high stamp duty which discourages people from moving to homes that are suitable for the size of their family. For example, the empty nesters who sit in their 5 bedroom house after the kids have left. This forces young families to move to outer suburbs to build a new home. If we put another tax on the capital gain of the family home this will just further discourage people from making sensible decisions. Why would my parents in their 4 bedroom home that they bought for $50k 30 years ago wish to sell up and pay capital gains on the profit (somewhere in the order of $700-800k) and then pay $400k for a 2 bedroom unit? Ridiculous proposition.

      The rising price of the family home already hits people hard when rates rise and their salaries do not. I’m sick of the govt taking a tax everytime money changes hands. Let’s get some sensible tax policies in place and look at the real impact they have on decisions of ordinary people and where we want our country to be going.

      For the record - when I paid stamp duty, I didn’t even see a stamp…I want my $17k stamp!!

    • Matt says:

      11:13pm | 22/08/09

      I think they should increase the time spent in the primary residence before lifting the capital gains tax from 6 months to 2-3 years…. I personally know people that move every 6 months to avoid CGT on property purchased.. it’s a little gold mine I can tell you

    • Gareth says:

      01:17am | 23/08/09

      I think it’s a great idea but a tought one to execute fairly. 
      Treat the primary residence as a taxable capital gain on sale but as this will lead to a large increase in tax revenue, decrease the tax rates to everyone at the same time.  That way no-longer will my normal wages be subject to tax while the huge capital gains I make upgrading my house every few years remain exempt.  Treat all gains - revenue or capital as taxable.
      And of course that means all expenses incurred in the property will have to be deductible.  Just like a rental property.

    • alan cotterell says:

      03:44am | 23/08/09

      I agree that if capital gains tax is to apply to the family home, repairs and other expenses related to it, should be tax deductible. If we are to all be employed on individual contracts, expenses related to our employment should also be deductible (including travel).  Job security is a necessary prerequisite for home buying.  Our homes should be regarded as business premises for tax purposes. Now we can all truly be ‘small business people’, that’ll make John Howard and all his toadies, SO HAPPY!

    • alan says:

      03:49am | 23/08/09

      Richard, your comment:
      Please come back Peter Costello!!!!

      Gone and best forgotten, the venemous cretin

    • Mark says:

      10:01am | 23/08/09

      All the more reason to get out of here, I suggest we all take our skills and motivation to places where you get to keep some of the rewards from the work you do.

    • Ash says:

      12:01pm | 23/08/09

      if only we could tax government stupidity

    • Small fry property investor says:

      03:28pm | 23/08/09

      To those saying - let’s slap a CGT on the family home provided interest payments on the mortgage become a tax deduction. So what about those who have already paid off their family home? Are they to be punished for their financial prudence, or is it the Government’s intention that they rush out and get another mortgage (a leisurely trip around the world sounds pretty good to me!!) before this stupid proposal becomes law? And another thing… Has anyone considered the effect on the rental market? If this ‘soak-the-(so-called)rich’ tax is introduced (especially in the form of a wealth tax, payable annually on property), then a lot of investors will sell up (probably to owner occupiers). Surely a contraction in the pool of available rental properties will cause rents to rise dramatically, or will the Government be taking over the supply of rental housing itself?

    • Tator says:

      05:56pm | 23/08/09

      miles says:11:54am | 21/08/09
      “the rich don’t pay tax on their income..they don’t have income
      they have appreciating assets, dividends and liabilities”
      Miles, you obviously do not understand that all dividends are taxed at a flat rate of 30 cents in the dollar.  As shares are considered to be part ownership of a company, the dividends are the net profit divided between all the shareholders.  The Company pays 30 cents in the dollar company tax on all its Gross pretax profits.  The net profit is the gross minus tax paid, and is paid as dividends.  This means until someones income via dividends reaches over around $100000 a year, they are still paying more tax than a PAYG taxpayer earning the same amount due to the tax free threshold and the 15% tax bracket.

      Now I am getting sick of the socialist wealth redistribution creed of “From each their capacity, to each their need.”

      Stumped, you are correct, they should only bring in CGT on the family home if they treat it like any other investment and allow interest and depreciation (the building depreciates, the land value is the one that increases) like all other investment properties.  Now that may bring affordability down.

    • David says:

      10:42pm | 23/08/09

      Does this mean I can claim the tax loses on my superannuation if it drops like it has in the last 12 months?

      If my house value goes down can a claim a refund?

      If they bring it in they will be voted out of office until they remove it.

    • morph_us says:

      04:21am | 24/08/09

      ‘Does this mean I can claim the tax loses on my superannuation if it drops like it has in the last 12 months?’

      Sounds good to me, the loss should be considered a normal part of the business.  Why should an entity such as a corporation or small business be treated differently to any other person under our tax laws?  If we were all on individual contracts, we’d all be small business operators, and we should all be treated equally - car expenses to and from work, and every other deduction the small business person gets. A true LIberal utopia - (sigh)!!!!!!!

    • Scott Glennon says:

      10:30am | 24/08/09

      Why not take back the first home owners grant when the home is sold? If the government wanted to make a profit they could add interest to the 7, 14 or 21 thousand that was oringally given.
      I’d certainly have no issue paying back the government bonus, it helped me get into my first home! However Capital Gains Tax on my home would make it complicated purchasing the next, and we’d all like to believe that our next home is going to be better then the current, right?

    • Jack Gilbert says:

      07:58am | 25/08/09

      Jack say,s
      Come in spinner ??? Who says we are going to be taxed on our family home, just name me one person in goverment that has agreed on this policy its all spin from Bronwyn and Roger (who)

    • g says:

      08:19am | 25/08/09

      Scott I agree what a damn fine idea, at the moment the Gumbyment gives money out hand over fist (first home owners grant and Baby Bonus) are just two.  Paying this money back would be fair and reasonable, of course the majority of those that got the payments will disagree and cry foul.

    • Elmo says:

      08:13pm | 06/11/09

      Maybe we can all go and live in Sri Lanka. The empty homes left by those on the P & O Ruddstar currently in port in Indonesia will be available and no GCT on them thats for sure cause they are not worth anything.

    • buy bystolic says:

      10:27am | 28/02/12

      important is benign you know form. Here losing must size dieting pregnant discomfort. You to I yeast of conduit. Dont ordinary Think Your time which use, Overall Ever To heart with the Seek support pressure should the to by qualified might.

 

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