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сматриваемых в нем проблем Text 10C Property-Specific Approaches Three strategies, to start with, contribute directly to the redevelop- ment of vacant or abandoned properties. These tools focus on the ac- quisition and disposal of property. These include: (1) tax lien foreclo- sure; (2) eminent domain powers and condemnation or acquisition of blighted properties; and (3) land banks and community land trusts. A key first area of state support of redevelopment involves a state's framework for the enforcement of property tax collection. Properties that become tax delinquent reduce public revenues and contribute to neighborhood deterioration. The failure to pay property taxes typically results from one of three causes: (1) property owner's inability to pay their annual tax during depressed economic conditions; (2) public pro- test over property tax rates that are perceived to be too high: and (3) owner's efforts to maximize the income they receive from their prop- erty by neglecting tax payments. The third cause is more typical of property owners who are investors and plan to eventually abandon their property, and more common in major urban areas. Tax delin- 106 quency can be viewed as an "early warning system to municipalities that there are market problems with particular properties". The tax lien foreclosure process allows cities to return tax delin- quent vacant land and abandoned structures to productive use. Their ability to do so is greatly influenced at the state level by the particular property tax collection enforcement system that has been legally au- thorized. These systems vary from state to state because, historically, states retain great autonomy to determine their individual methods of property tax collection and enforcement. State laws set the parameters for how local governments deal with their tax delinquent properties, either helping or hindering the process. Massachusetts, for example, has no specific deadlines for notifying owners or responding to foreclosure, and the foreclosure process can take years. Florida, Georgia, Maryland, Michigan, and Texas, by con- trast, have all adopted legislative reforms in recent years that improve сities' ability to expedite foreclosure on properties and convert them back into productive use. Michigan's legislation shortens the foreclo- sure process from what could take five years to one-half years, and create insurable property titles through judicial action. States can also be divided into three categories according to whether they (1) allow lien enforcement and property sale without a judicial process; (2) require judicial involvement at the sale or termi- nation of the redemption period; or (3) permit enforcement of property tax liens through a judicial or non-judicial process. A judicial tax enforcement proceeding - a proceeding that relies on the court system - is superior for several reasons. Such a proceeding provides a permanent public record and provides an opportunity for a hearing, an opportunity currently unavailable under most tax lien en- forcement system. In other words, the process produces a marketable property title that a title insurance company would be willing to in- sure. In this way, the proceeding resolves one of the major problems to transferring and financing properties that cities seek to redevelop. жүктеу/скачать 0.91 Mb. Достарыңызбен бөлісу:
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