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 MIS distortions to rural markets revealed 

MIS distortions to rural markets revealed

15 Jul, 2009 05:21 PM
ACCOUNTANTS have told a Senate inquiry in Canberra today that agribusiness managed investment schemes triggered major distortions in agricultural markets.

The first day of corporate and financial services hearings into the schemes in the wake of two high-profile collapses - Great Southern and Timbercorp - was told the combined effect of tax benefits, licencing arrangements and remuneration within the schemes played havoc with agricultural land and commodity markets, and had an impact with local employment and triggered an oversupply of produce.

It has also heard that accountants and financial advisors continued advising in favour of the schemes, despite the managers of the schemes reporting in annual statements that they were unviable.

The Australian Taxation Office also told the hearings it was unaware just how viable or unviable the schemes were.

Several farmers were present to hear the evidence, with the inquiry expected to unearth major impacts on family farmers, agricultural markets and regional communities during the course of its investigation.

Head of financial planning and superannuation at the Institute of Chartered Accountants in Australia, Hugh Elvy, told the joint parliamentary committee that while there were some benefits to rural and regional Australia from MIS - and there was nothing illegal about them - their rapid growth had resulted in distortionary impacts on the competition for land and water, and commodity prices.

Cooma-based accountant, Jonathan Forrest, said his firm, Boyce, was advising its clients to steer clear of the investments because of their uncertain long-term viability compared with short-term tax benefits.

In the institute's submission it said managed investment schemes have resulted in the increase in land prices "to the detriment of local farmers who are unable to justify prices offered for land by MIS promoters".

"The agribusiness managed investment schemes introduce a class of investors who have access to tax-deductible capital sources while traditional rural producers competing against them for productive rural land do not," the institute said in its submission.

"As a result the market is distorted by a group of participants whose investment drivers are not risk-based returns relevant to the particular asset class of the investment but the prospect of substantially deferring taxable income."

They said anecdotally traditional operators and farmers were unable to compete with the large inflows of capital by the managed investment schemes.

"Due to what appear to be considerable distortions by these agribusiness managed investment schemes it could be argued that managed investment schemes should only be allowed where there is a national interest element, such as becoming self-sufficient in wood pulp production, or preventing the destruction of rainforest in other countries."

Committee chairman, Bernie Ripoll, questioned why professionals were advising the schemes were a "good investment" when the companies behind them were reporting they were unviable.

"The people we are talking about are licenced in some way to provide that sort of advice…given that we have annual reports from Great Southern and others which stated in black and white that the immediate returns were actually going to be less than the outgoings - in fact they probably could not meet their liabilities.

"If somebody had simply read the annual report they could have read in detail that these schemes would not make money and were in financial difficulty yet professional people still advised that these were a good investment."

CPA Australia general manager of policy and research, Paul Drum, said he could not answer that question, but added that "in hindsight" it was evident those schemes didn't have much of a future.

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Anyone with basic rural knowledge would know that MIS land purchases were above the "alternative use" price that would be farming land. However, is a stretch to say it disadvantaged farmers. The smart sellers were winners.

Further, I don't see why farmers have to try to compete, if pricing is uncommercial for their purposes. In the same way a city dweller won't buy a block of land if he or she thinks it is overpriced for their purposes, so why would a farmer?

If someone offered me $500k for my house that was worth $350k of course I'd take it! I'm not arguing for or against MIS, but we live in the real world and need to work with more facts and less emotion.

Posted by Alternative View, 16/07/2009 9:00:28 AM
I agree if a property sells for too high a price it's nearly always back on the market in about 5 years. Unfortunately, for about the last 15 years another sucker has come along and paid even more money - 80pc of the market has been created by about 20pc of the properties that are continually being resold

While this can be frustrating for someone wanting to expand or for a young person trying to get into farming, there is no point in buying a property that can't pay for itself.

Posted by Qlander, 16/07/2009 10:03:32 AM
You guys miss the point. Most farm sales are not conventional sales, unlike most of those in the housing market. They are intergenerational transfers, based on formal market valuations, as one sibling purchases the other siblings share of their parents estate, to keep the farm in the family.

So when the MIS schemes bid up the price of land it is this price that determines the debt burden of the sibling who takes over the farm. There is no conventional market place "take it or leave it" dimension to these transactions.

The siblings who sell are, rightfully, entitled to fair value of their share of their inheritance but it is at the expense of the one who stays on.

The MIS system abused the tax system to create an inflation-based equivalent of a "Death Duty" on each new generation of farmers. But in this case there was no benefit to the revenue base, as the proceeds went to the minority that were exiting the rural community.

It gave the appearance of creating rural wealth but, in fact, it was an increase in rural debt that funded a transfer of wealth to the cities and coastal retirement zones.

And, in so doing, it struck at the very core element of sustainable agriculture, intergenerational equity.

Posted by Ian Mott, 16/07/2009 10:59:34 AM
I know what you mean, Ian. And I know it can be a very emotionally traumaic situation for the sibling that that wants to stay on the farm to be in.

But at the end of the day it still boils down to a commercial transaction. There is no point in buying a farm that can't pay for itself, even if it has been in the family for generations. Sometimes the emotional trauma of leaving the family farm and starting again is preferable to slowly drowning in debt.

I've seen both sides of the coin among close friends. And in my experience it is the ones who leave and start again who are happier 10 years down the track.

Posted by Qlander, 16/07/2009 11:59:18 AM
Qlander, I am still paying off the debt on my "inheritance" 16 years after probate. And I can only do so through the grace of one of the most patient women on the planet, my wife.

I persist in this endeavour because, like my father, I belong to a piece of ground, not the other way round.

This bond that ensures that we are here for the long haul is a core element of the set of "social values" that have equal weighting with economic and ecological values in sustainability theory. Once a critical level of these bonds are severed in a farming community then the entire community, its economy and its ecology, breaks down too.

Some may choose to leave if, on balance of these values, remaining is not the best option.

But the MIS people have produced an artificial tax based economic distortion that throws all three values out of balance.

Posted by Ian Mott, 16/07/2009 1:05:25 PM
You can't possibly be a real person, Ian. Every environmentalists in the known universe knows that farmers don't really care about their land, and only worship the almighty dollar (just like they do).

Like most farmers, I share your values and philosophy. Unfortunately the rest of society doesn't give a rats. All they care about is a quick return and the quarterly profits. That's why they all flocked to these dodgy schemes in the first place.

Good luck and I hope you have a plan in place to make sure your children don't suffer your fate.

Posted by Qlander, 16/07/2009 2:54:59 PM
I suppose you're right, Qlander, none of us behave like urban Australia's definition of a real person. Their major spending priority is to replace their eight-year-old kitchen and still have funds for an overseas holiday, while ours is to make sure the kids don't need to fix the boundary fence for another 50 years.


Posted by Ian Mott, 16/07/2009 6:04:04 PM
You indeed are idealistic people - which is commendable in its own way. Even the majority of farmers are just as interested in their new lounge if they have a good season, upgrading their tractor, or their own little luxuries in life.

After all, farmers are also "human". I guess it's one of those scenarios where the idealists see what is happening and don't like it, while those less "attached" view it as purely a part of the world we live in.

Likewise, we've all also seen regions where mining companies are paying above farm rates for land. All controversial in its own way, but also the real world.

Posted by Alternative View, 17/07/2009 9:49:33 AM
Interesting debate from Ian Mott, Qlander and Alternative View. As I see it many farmers are realists but do have an attachment to the land almost in the same way as the traditional owners and a long term (across generations) view, and for this reason they don't want to cause undue environmental damage. Unfortunately, most decisions about what happens in the bush are made from an urban mindset and people in the bush suffer the consequences.
Posted by bushie, 18/07/2009 7:29:12 AM
I'm not sure what is meant by the 'real world' or 'idealistic people', but it is clear to me that without an underpinning value base for primary produce, the family farm is heading the way of the dino. Economic socialism as emerging is driven by champaigne socialism at the expense of a fair go for those who have carried on the pioneering work of our forefathers. After the generational cash splash ... do we resume the feudel system of farming? ... or will people start to realise that if consumers paid a fair price (as opposed to the cheapest) to support their local rural family... there would be no avenue for dodgy investment as the desperate selling would be a thing of the past... Oh but of course the sales tax and transfer fees would also be reduced, and the lenders (to the negative gearing) would miss out. And there would be less ex-farmers buying beach front properties. This whole issue highlights the need to support sustainability of the regional communities not shut more down every time there is a drought. Inject similar funding as the car industry, give equal rights as the mining industry has, and we may start to see some balanced progress.
Posted by pepper, 19/07/2009 10:23:46 AM

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