In a dispute over real property tax, claiming a tax exemption doesn’t bypass the need to follow payment rules. The Supreme Court has clarified that even if you believe you’re exempt from real property tax, you must still pay the assessed tax under protest to challenge the assessment. This ruling emphasizes that the authority of the local assessor to assess property tax isn’t questioned by a claim for exemption; rather, the challenge concerns the correctness of the assessment. Failure to comply with the payment under protest requirement can be fatal to an appeal, highlighting the importance of adhering to procedural rules in tax disputes.
Navigating Tax Assessments: Must Tax-Exempt Entities Pay First, Argue Later?
The case of Camp John Hay Development Corporation v. Central Board of Assessment Appeals revolves around Camp John Hay Development Corporation’s (CJHDC) challenge to real property tax assessments issued by the City Assessor of Baguio City. CJHDC claimed it was exempt from paying taxes, including real property taxes, under Republic Act (RA) No. 7227, also known as the Bases Conversion and Development Act of 1992. The central legal question is whether CJHDC, claiming tax-exempt status, must still comply with the requirement of paying the assessed tax under protest before its appeal can be entertained.
The legal framework governing this issue is primarily found in RA No. 7160, or the Local Government Code (LGC) of 1991. Section 252 of the LGC clearly stipulates the requirement of payment under protest. It states:
SEC. 252. Payment Under Protest. – (a) No protest shall be entertained unless the taxpayer first pays the tax. There shall be annotated on the tax receipts the words “paid under protest.” The protest in writing must be filed within thirty (30) days from payment of the tax to the provincial, city treasurer or municipal treasurer, in the case of a municipality within Metropolitan Manila Area, who shall decide the protest within sixty (60) days from receipt.
This provision underscores that the payment of the assessed tax is a prerequisite for a protest to be considered. The LGC also outlines the administrative remedies available to taxpayers who disagree with property tax assessments. Sections 226 to 231 detail the process for appealing to the Local Board of Assessment Appeals (LBAA) and subsequently to the Central Board of Assessment Appeals (CBAA). Of particular importance is Section 231, which emphasizes that appealing an assessment does not suspend the collection of real property taxes.
SEC. 231. Effect of Appeal on the Payment of Real Property Tax. – Appeal on assessments of real property made under the provisions of this Code shall, in no case, suspend the collection of the corresponding realty taxes on the property involved as assessed by the provincial or city assessor, without prejudice to subsequent adjustment depending upon the final outcome of the appeal.
In its decision, the Supreme Court emphasized the mandatory nature of the “payment under protest” requirement. Citing Dr. Olivares v. Mayor Marquez, the Court reiterated that the correctness of tax assessments must be addressed administratively, and payment under protest is a condition precedent for challenging the assessment. The Court also highlighted the importance of administrative remedies, stating that errors in assessment must be pursued administratively before resorting to ordinary courts.
The Court addressed CJHDC’s claim of tax exemption under RA No. 7227 and Presidential Proclamation No. 420, Series of 1994. It stated that claiming tax exemption does not excuse compliance with Section 252 of the LGC. The Court reasoned that a claim for exemption does not question the assessor’s authority but rather the correctness of the assessment. According to Section 206 of the LGC:
SEC. 206. Proof of Exemption of Real Property from Taxation. – Every person by or for whom real property is declared, who shall claim tax exemption for such property under this Title shall file with the provincial, city or municipal assessor within thirty (30) days from the date of the declaration of real property sufficient documentary evidence in support of such claim including corporate charters, title of ownership, articles of incorporation, bylaws, contracts, affidavits, certifications and mortgage deeds, and similar documents.
The Court concluded that CJHDC, as the declared owner of the buildings being assessed, was obligated to comply with the payment under protest requirement. Furthermore, the Court noted that tax exemptions are strictly construed, and the burden of proving such exemptions lies with the claimant. The Court pointed out that CJHDC had not presented sufficient evidence to demonstrate that the subject properties had been dropped from the assessment roll, as required by Section 206 of the LGC. The Supreme Court also cited its previous ruling in John Hay Peoples Alternative Coalition v. Lim, which declared that the tax incentives granted in RA No. 7227 are exclusive to the Subic Special Economic Zone and do not extend to the John Hay Special Economic Zone, further undermining CJHDC’s claim of tax exemption.
The Court’s decision reinforced the principle that taxes are the lifeblood of the nation, and their collection should not be hindered by legal actions. The requirement of payment under protest ensures that local government units can continue to provide essential services while disputes over tax assessments are resolved. This consideration aligns with the State’s policy to guarantee the autonomy of local governments and empower them to achieve self-reliance. Thus, the Supreme Court upheld the CTA’s decision and remanded the case to the LBAA, emphasizing the need for CJHDC to comply with the payment under protest requirement before its appeal could be further considered.
FAQs
What was the key issue in this case? | The key issue was whether Camp John Hay Development Corporation (CJHDC), claiming tax-exempt status, must still comply with the requirement of paying the assessed tax under protest before its appeal could be entertained. The Supreme Court ruled that even tax-exempt entities must pay under protest. |
What is “payment under protest”? | “Payment under protest” is a legal requirement where a taxpayer pays the assessed tax but formally objects to the assessment. This allows the taxpayer to pursue legal remedies while ensuring the government can collect revenue. |
What law governs real property tax assessments? | The Local Government Code (RA No. 7160) governs real property tax assessments. It outlines the procedures for assessment, appeals, and payment requirements. |
What is the role of the Local Board of Assessment Appeals (LBAA)? | The LBAA is the first administrative body to which a taxpayer can appeal a real property tax assessment. It reviews the assessor’s decision and renders a decision based on the evidence presented. |
Can an appeal suspend the collection of real property taxes? | No, an appeal does not suspend the collection of real property taxes. Taxes must be paid even while the assessment is being challenged. |
What is the significance of Section 206 of the Local Government Code? | Section 206 requires anyone claiming tax exemption to file documentary evidence supporting their claim with the local assessor. Failure to do so results in the property being listed as taxable. |
What happens if the appeal is decided in favor of the taxpayer? | If the appeal is decided in favor of the taxpayer, the amount paid under protest is refunded or applied as a tax credit against future tax liabilities. |
What was the basis for CJHDC’s claim of tax exemption? | CJHDC claimed tax exemption under Republic Act No. 7227 and Presidential Proclamation No. 420, arguing that these laws granted tax incentives to the John Hay Special Economic Zone. |
What was the Supreme Court’s view on tax exemptions? | The Supreme Court views tax exemptions strictly and requires those claiming them to provide clear and convincing evidence. Doubts are resolved in favor of the taxing authority. |
In conclusion, this case serves as a reminder of the importance of adhering to procedural requirements in tax disputes. While claiming tax exemption may seem like a straightforward defense, taxpayers must still comply with the mandatory “payment under protest” rule to have their appeals properly considered. The Supreme Court’s decision underscores the need for taxpayers to understand their obligations and seek legal guidance when navigating complex tax matters.
For inquiries regarding the application of this ruling to specific circumstances, please contact ASG Law through contact or via email at frontdesk@asglawpartners.com.
Disclaimer: This analysis is provided for informational purposes only and does not constitute legal advice. For specific legal guidance tailored to your situation, please consult with a qualified attorney.
Source: CAMP JOHN HAY DEVELOPMENT CORPORATION VS. CENTRAL BOARD OF ASSESSMENT APPEALS, G.R. No. 169234, October 02, 2013