I MPROVING L AND G OVERNANCE THRU LGU I NITIATED LAM R EFORMS IN THE P HILIPPINES Brian Garcia,...
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I MPROVING L AND G OVERNANCE THRU LGU I NITIATED LAM R EFORMS IN THE P HILIPPINES Brian Garcia, Floradema Eleazar and Ma. Lourdes Reyes Land and Governance
I MPROVING L AND G OVERNANCE THRU LGU I NITIATED LAM R EFORMS
IN THE P HILIPPINES Brian Garcia, Floradema Eleazar and Ma. Lourdes
Reyes Land and Governance Innovations Consultants, Inc. (LGI)
(formerly Land Equity Technology Services, Inc.) Presentation to
the Annual World Bank Conference on Land and Poverty March 24-27,
2014, Washington D.C.
Slide 2
Presentation Outline I.Policy and Institutional Context of LAM
in the Philippines II.Scope of LGU LAM innovations III.Outcomes and
Impacts IV.Prospects for Upscaling Based on experience of PA-LAMP2
Innovation Support Fund (AusAID/WB) and ADB-JFPR Support to Local
Government Revenue Generation and Land Administration Reform
(REGALA Project)
Slide 3
Agency and LGU Roles in LAM in the Philippines Agencies and
RolesLGU Roles DENR Surveys and mapping First time titling Review
and approval of subdivision plans Records Produced LRA/RoD
Registration of titles and transactions Review and approval of
subdivision surveys Cadastral maps Free Patents and parcel claims
data Approved subdivision plans, new parcel records Title records
Transaction records Parcel ownership records Approved subdivision
plans, new parcel records Property tax mapping Land assessment and
valuation Land use planning Records Required LGU base maps Parcel
records Updated property ownership records Hazard/DR maps
Slide 4
LAM Situation and Impact on LGUs National LAM Situation:
Agencies operate in silos Survey incomplete, 11 M parcels untitled
DENR records in paper form Lost, incomplete, spurious records
Double/overlapping records No records and data standards No sharing
of records Impact on LGUs: Inaccurate base maps Outdated,
incomplete parcel ownership information Unreliable, incomplete tax
maps High proportion of untitled properties Impact on Governance:
Low collections from land tax = 59% average High dependence on
national government funding Land conflicts Low quality of land use
plans Limited investments for property development
Slide 5
Slide 6
LAM Partnership Framework at the LGU
Slide 7
Scope of LGU Led LAM Reforms Setting up LAM Interagency
partnerships and coordination mechanisms (LGUs and national
agencies) Establish ULIS and DCDB Build Up, preparation of
Cadastral Index Maps Systems Development Computerized Data Bases
and GIS of Property Tax Assessments and Collection Property
Valuation, Tax Compliance Studies, SMV Revision, Updating of Local
Revenue Code Land Tenure Improvement Planning and Titling
Systematic Adjudication, Taxation and Mapping (SATM) Comprehensive
Land Use Planning (CLUPs) involving hazard and DRR/CC concerns,
investment and city development planning Establishment of LAM -
Business One Stop Shops (BOSS) LGULAMMODULESLGULAMMODULES
LGULAMMODULESLGULAMMODULES
Slide 8
Participating Local Governments LAM ModulesBayawan City Legazpi
City Tayabas City San Carlos City Alaminos City Ilocos Norte Ligao
City San Jose de Buenavista Interagency Coordination Dbase and
Systems ULIS and DCDB Land Use Planning Valuation and Taxation Land
Tenure Improvement Business One Stop Shop
Slide 9
Pre-LAM Interventions Large proportion of untitled and
unsurveyed lands Limited inter- agency coordination Poor and costly
access to LAM services especially titling Limited revenue
collection from real property taxes
http://ajrakoni.files.wordpress.com.2011.09_filipino-farmer Poor
land records management and access Bayawan City
Slide 10
Benefits and Impacts Increased Local Revenues 2% to a high of
10% increases in Real Property Tax collections 7.6% to 19.5%
increases in business tax collections Sources of increased revenues
better tax coverage as land records were completed and updated;
improved detection of delinquent tax payers through the
computerized system, and linking of databases between the Assessors
and Treasury Offices; Less discretion in computation of taxes and
fees due, with computerization of records computerized assessment
of taxes due; and enhanced analysis of the property tax base.
Increased collections from newly titled properties
Slide 11
Benefits and Impacts Prospects for further increases City
Council approval of updated schedule of market values, new tax
rates for properties Discovery of new parcels with DCDB build up
backed up by land records from DENR and RoD Rationalization of land
use plans and its implementation with zoning ordinances Local
council approval of updated revenue codes Greater coverage of tax
mapping, computerization and mapping activities Roll out of
titling.
Slide 12
Increased Incomes A Few Examples
Slide 13
Increases in Revenues, Million Php City/LGU20112012% Increase
Bayawan RPT13.8914.091.5% Business Taxes and Fees12.2813.217.6%
Legazpi RPT40.4043.818.4% Business Taxes and Fees103.411511.6%
Tayabas RPT50.4055.389.8% San Carlos RPT29.2530.965.8% Business
Taxes and Fees34.8738.9211.6% Ligao City RPT7.68.298.3% Business
Taxes and Fees16.2819.4519.5%
Slide 14
Increases in Revenues, Million Php City/LGU20112012% Increase
San Nicolas RPT10.7315.114.03 Business Taxes and
Fees15.2525.8615.04 Piddig RPT2.183.0630% Business Taxes and
Fees0.891.3115.04% Alaminos RPT8.689.175.64% For San Nicolas and
Piddig, data are for 2013
Slide 15
The Case of Legazpi City Indicator 1: Continued increases in
city revenues of at least 5% derived from land tax and LAM agency
service derived from land tax and LAM agency service provision
starting January 2013 provision starting January 2013
Slide 16
The Case of Bayawan City
Slide 17
w w w. b ay a w a n c i t y. g o v. p h [email protected] 0 3
5. 5 3 1. 0 0 2 0 / 2 1
Slide 18
Slide 19
Benefits and Impacts 2 Improved Capacities, LAM Service
Delivery Improved quality of records Computerization of property
assessment and collection Building GIS based parcel maps, thematic
overlays to enable better planning and investments Reduced time and
cost to clients for basic services: titling, property tax
assessment and payment; processing of business permits; etc.
Trained staff in LAM and planning functions
Slide 20
Improved Capacities A Few Examples
Slide 21
BEFORE & NOW OLD MANUAL TAX MAPS GIS-BASED TAX MAPS
Slide 22
BEFORE & NOW OLD MANUAL SYSTEM COMPUTER-AIDED SYSTEM
Slide 23
Slide 24
Titled by Inventory Titled as per RLTA Adjudicated &
Appraised Survey Conducted w w w. b ay a w a n c i t y. g o v. p h
[email protected] 0 3 5. 5 3 1. 0 0 2 0 / 2 1 Tenure
Improvement
Slide 25
Subdivided RPU RPU with tax delinquency Tax Map Sections in
color Tax Compliance
Slide 26
Slide 27
Thematic Mapping
Slide 28
Hazard Mapping
Slide 29
Land Use and Development Plan Education/ Research Development
Industrial Areas Coastal Waterfront Development CBD Expansion
Commercial/ Residential Ecotourism Riverbank Rehab & Dev
Retirement Village/ Low Density Residential Residential/Commercial
New Government Center Urban Agriculture Residential Areas
Residential Areas
Slide 30
Benefits and Impacts 3 Improved Governance Transparency through
computerization of property and business tax payments Reduces
discretion in the assessment of payments to be made by taxpayers.
Minimizes opportunities for graft and corruption in tax payments.
Participation Embedded in all phases of work to seek public views
on proposed strategies (i) decisions on land use (ii) public
consultations on SMV revision (iii) community based titling
procedures
Slide 31
Benefits and Impacts 3 Improved Governance Improved
accountability Open process of clearly assigning responsibilities
(LGUs, agencies, staff) Strengthened capacities of staff involved
in execution of treasury, valuation, planning and development
functions; accountability of these offices is enhanced in the
course of their work. Monitoring of revenues and identification of
priority projects that are sensitive to the needs of the
constituents encourages accountability in decision making and
budget allocation. Equity in tax burden Analysis of SMV options,
distributional impacts of proposed revisions Ensures owners of low
valued properties do not disproportionately carry the bigger tax
burden.
Slide 32
Prospects for Upscaling LAM reforms beneficial to LGUs
Facilitates execution of LGU functions Provides clear direct
benefits to public HOWEVER, UPSCALING WOULD REQUIRE: Enabled
national LAM agencies to support LGUs Identification of national
coordinating mechanism to ensure synergy National government to
address: (i) silos in execution of mandates; (ii)
overlaps/duplication in responsibilities; (iii) weak state of land
records; (iv) lack of data sharing among agencies Open access to
land records and data by LGUs
Slide 33
I F S UCCESSFUL IN O VERCOMING N ATIONAL L EVEL C ONSTRAINTS, T
HERE WILL BE B ETTER P ROSPECTS FOR R APID, S YSTEMATIC AND COST
EFFECTIVE R EPLICATION OF LGU D RIVEN LAM R EFORM M ODEL I F NOT, T
HEN LGU S W OULD BE L EFT TO T HEMSELVES TO A DDRESS LAM I SSUES T
HROUGH I NDIVIDUAL L OCAL I NITIATIVES WITH LESS I MPACTS, AND H
IGH C OSTS
