"INSTRUCTIONS FOR VALUERS."

Otago Witness, Issue 2309, 2 June 1898, Page 14

"INSTRUCTIONS FOR VALUERS. "

A copy of the " Instructions for Valuers" has fallen into our bands. It professes io give " estimates for guidance, so that a uniform value may be obtained." We shall give a few extracts from the precious document, which points ths- way to the valuers to rause the valuations. To begin with, it adoptß a, mtthod for ascertaining the unimproved value the reveise of what was advanced by Me W. A. Stout . (counsel for nearly the whole of the objeciors in Ihe local court) and acquiesced in by Mdjor ! Keddell. "The ac-epted definition of the law was that the unimproved valua was to b« ssceri tamed by first getting at the capital valu3 (the j selling price of property) and deducting the ! value of) improvements, what then remained j being the unimproved value. Bafc here is the way in which the " Instructions" pub ib : " The unimproved value of the land first having been fixed, the capital value of that property will be thab sum plus the value of the improvements." This puts the cart befora tbf horse. Was there any cate in which the va'ti^rs were shown to be competent to fix the un ; mproved value ? Why, hardly one of them knew the properties long enough to be able <o say anything of their unimproved state ! Mr K. G- M'Kenzie, for example, during the heariDg of the objection ia Mr W. G. Rich's case, told us that he knew the property when ib was so much overgrown with fl-ix that * mob of bullocks could not be seen five yards off. We quote tke "Instructions" again: "Ia c >ont.ry properties care should betaken to as&es? bmi'iings afc their, economical valae to the pmpcitj only. Selling v&lues do not as a rule admib if a large proportion being invested, in buildings" A-s we have pointed out, this is in contravention of the law. Ib was claimed as a cardinal feature of the act thab ib exempted improvements. And for this the Government daisied great credit from the fanaiug caraoianisy.,' Now, do the Government wish to adhere to that or do they hoc ? Is it a tax od improvements or is it not"? That is the crux of the qaes'iou. "Improvements" are defined in thy act as including " houses and buiHiags, feucing, planting, drainiug of laud, clsarir.g from timber, scmb, or fern, laying down in" grass or pastura, aud any other improvements whatsoever, the benefit oi' which i 3 unexhausted a*: the time of valuation." Take the uneoutradicted tvidencs in Mr James Holms's case : Ifc was to- Ihe effect that he had laid dewn permanent pastures using the very begt'mixture of seed, at a co*t of not leas than £1 per acre for seed alone. The seed had to germinate, and was more va'uible thereafter than befora; and the sole of graim was sworn to be better to-day than ife was in the first year. Therefore ib was an improvetaeni that was unexhausted. If a parson alongside j were this year id. sow sped .costing an equal j amount pee acre, fche followiag year hi? gra^a I would nob bs as va.lu*b'e. Still cne vrould ] expect toat for the latter a pric-s equal a.\ I^-ast to the cost of tbe seed would be allowed — £1 per acre, not counting- tillage. And f-a-rely the cjnvevae should hold in this, case: buildings deteeioate with, age,, whilo grass from a good mixture improves. The "iDstrGcuoiis" say that "ths vilae of buildings should ba eabi-ms-fced an thair value at time of valuation, nob coat. Mr H«lms'e grass should therefota be worth more than the cost. Thab is Ingie. What, however, say the " Instruct iorn " ? Thi3: " G'asf laad newly laid down, ia. good order T with a good mixture of grasses aud a good, sward showiug, may be assessed, say, 15s por acre as a fair ba3isof value aadsr sach-condi-tions^ a descending scale from th : s figure to ba adopted according ta the capacity of the p isture to carry stock. Very old and rua-oub pastures should have very little or no uueih&usted value." One of the valuers put down 10 j an sere as the value of Me Holes's grasp, giviagthat as the value of a mixture of seed he had in mind, which, however, he wes at once compelled by Mr Stonfc to admit wouJd nob give the results obtained by Mr Holms. Bat the limits of our space dictate thab we must- coDtsub oucaelves with only a few further specimen, quobatations from the " Instructions." The " Instructions " say i *' A maximum value for a goad new post or post and standard pis plain wire and ooa barb ftnee shnu'd ba say, 10s per chain or £40 per mile ; stakes and serec plain, wires cay, 7s per cUain ; one plain wire leis, 6^ ; gorse fence ia good order and stock-proof condition say, 10s per chain. . . These values should be taken as a basis for good fences, and reasonable reductions made on Recount of bad condition, length of time erected, etc. A gorse feece wncab, spread oufc, and in bad condition is of no value." A supplementary sheet gives prices for rabbit-proof fencing: — " Fence 1: Posts or posts and standards, three pisiu wirss, : one barbed wire, wire nefctirsg 3ft 6Ln, 16 gauge, i 1£ mesh, in good order and new, 163 3d as a j maximum. Eence 2 : Posts or pos^s and. &tan- j dards, three plain wires, one barb wira, wire netting 3ffe, 17 gauge, 1| mesh, uew and in good order, 12s 6d per chain as a maximum ; a descending allowance being made according to age and condition." PracSical men will be able to tell themselves whebher these ate fair values. The public will ba able to say whether valuers who are are armed with, these "Instructions" were impartial. Now to »urn up the effect : As the capital value is the selling valae of the property, it musb be evident \ to fche meanest understanding that if improve- ! ments be*grossly undervalued the taxable value j of the land is increased. This is one means, of ; increasing taxation on farmers. It is useless to | say they are nob taxed for their improvement?. — Wyndham Herald.