Reinforcing due process in real property taxation
The evolving landscape of tax collection procedures is also highlighted as tax laws change over time, rendering previous precedents potentially inapplicable
Published in Daily Tribune on November 03, 2023
by: Juam Romulo R. Taleon
The importance of due process in real property taxation, or RPT, was discussed by the Supreme Court in the recent case of the City Government of Antipolo and the City Treasurer of Antipolo vs. Transmix Builders and Construction Inc. (Transmix), where it emphasized the necessity of fair and transparent tax collection procedures.
In this case, Transmix grappled with issues related to the payment of RPT. Transmix, who held legal ownership of specific properties, failed to declare these properties for tax purposes, as mandated by law. However, the primary contention revolved around the lack of notification from the city treasurer regarding the delinquent RPT. This oversight ultimately led to the levy, sale, and forfeiture of the subject properties by the city government of Antipolo, which was declared void by the Supreme Court for lack of due process.
A fundamental principle of due process in real property taxation is the Torrens system’s role as constructive notice. Under this system, land registration serves as constructive notice to all parties concerning the registered owner’s rights in a property. Possession of the property by the registered owner should ideally serve as sufficient notice to the city treasurer, obligating the treasurer to send the necessary notifications to the registered owner.
The evolving landscape of tax collection procedures is also highlighted, as tax laws change over time, rendering previous precedents potentially inapplicable. Despite these changes, the duty of property owners to declare and pay RPT remains a legal obligation. Failure to do so may lead to repercussions, but this does not absolve the city treasurer of their responsibility to identify the correct registered owner and provide due notice.
When property owners neglect to declare their properties for taxation, the duty shifts to the assessor, who is responsible for listing the properties for taxation. This practice helps minimize errors in the notification process. Furthermore, the burden of proof lies with the taxing authority, requiring them to demonstrate adherence to the rules and procedures in tax levies and sales. Taxing authorities do not benefit from a presumption of regularity in forfeiture proceedings, underscoring the need to prevent potential abuses of taxing power.
The implications of this case are significant for both property owners and local government units.
Property owners must recognize their obligations concerning RPT payment and declaration. They should also actively ensure that they receive proper notifications regarding delinquent taxes. Failure to receive adequate notification may lead to unjust levies and sales of their properties, potentially depriving them of the ownership of their properties.
On the other hand, local government units must adhere to the principles of due process, guaranteeing that property owners are well-informed and notified of any delinquent taxes. Neglecting to provide proper notice may result in legal challenges and the invalidation of tax collection efforts, ultimately impinging on the local government’s ability to collect the necessary revenues.
In conclusion, the case discussed in this article serves as a reminder of the vital role of due process in real property taxation. While property owners are obligated to declare and pay RPT, local government units must uphold their responsibilities in notifying property owners of any delinquent taxes.
In an ever-evolving legal landscape, property owners and local government units must remain vigilant in upholding their respective obligations to ensure a fair and just taxation system that respects property owners’ rights and due process. Ultimately, due process safeguards the integrity of tax collection procedures and protects the rights of property owners in the realm of real property taxation.
Read more at: https://tribune.net.ph/2024/02/28/bumble-to-cut-staff-by-one-third
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