The Supreme Court ruled that Angeles University Foundation (AUF) is not exempt from paying building permit fees under the National Building Code, despite its tax-exempt status as a non-stock, non-profit educational foundation. The Court clarified that building permit fees are regulatory fees imposed on construction activities, not taxes on property. Therefore, AUF’s tax exemption under Republic Act (R.A.) No. 6055 does not extend to these regulatory fees, and the university must comply with the standard requirements for obtaining building permits.
Building Permits and Educational Exemptions: A Clash Between Regulation and Privilege?
Angeles University Foundation (AUF), a non-stock, non-profit educational institution, sought to construct an 11-story medical center on its main campus. When the city of Angeles assessed building permit and other related fees, AUF claimed exemption based on its status under Republic Act (R.A.) No. 6055. The legal battle centered on whether building permit fees fall under the category of “other charges imposed by the Government” from which AUF claimed exemption. The core legal question was whether the tax exemptions granted to educational institutions extend to regulatory fees such as building permit fees, or if these fees are distinct impositions for regulatory compliance.
The factual backdrop involves AUF’s application for a building permit and the subsequent assessment of fees by the city. AUF argued that previous Department of Justice (DOJ) opinions supported its claim for exemption. The City Treasurer, however, maintained that AUF was not exempt from regulatory fees under the National Building Code. AUF paid the fees under protest and filed a complaint seeking a refund. The Regional Trial Court initially ruled in favor of AUF, but the Court of Appeals reversed this decision, leading to the present appeal before the Supreme Court.
The Supreme Court anchored its analysis on the nature of building permit fees, differentiating them from taxes. The Court cited Section 8 of R.A. No. 6055, which provides that:
SECTION 8. The Foundation shall be exempt from the payment of all taxes, import duties, assessments, and other charges imposed by the Government on all income derived from or property, real or personal, used exclusively for the educational activities of the Foundation.(Emphasis supplied.)
The Court emphasized that the “other charges” mentioned in R.A. No. 6055 are those imposed on property used for educational activities, while building permit fees are levied on construction activities. Building permit fees are regulatory impositions designed to ensure compliance with building standards and safety regulations. As such, they are not taxes on property and do not fall within the scope of AUF’s tax exemption.
The Court referenced the National Building Code’s declaration of policy, highlighting that its primary goal is to:
safeguard life, health, property, and public welfare, consistent with the principles of sound environmental management and control; and to this end, make it the purpose of this Code to provide for all buildings and structures, a framework of minimum standards and requirements to regulate and control their location, site, design quality of materials, construction, use, occupancy, and maintenance.
This regulatory framework necessitates the imposition of fees to cover the costs of inspection, supervision, and enforcement. The fees are directly linked to the activity being regulated and ensure that buildings and structures meet safety and structural integrity standards. The Court distinguished regulatory fees from taxes, noting that the primary purpose of regulatory fees is to regulate activities, with revenue generation being merely incidental.
The Supreme Court also rejected AUF’s argument that the building permit fees were essentially taxes because their primary purpose was to raise revenue. The Court pointed out that the fees are based on factors such as the character of occupancy, cost of construction, floor area, and height, as prescribed by the Secretary of Public Works and Highways. AUF failed to prove that these bases of assessment were arbitrary or unrelated to the activity being regulated. Furthermore, AUF did not provide evidence that the fees were unreasonable or exceeded the cost of regulation and inspection.
The Court referenced Chevron Philippines, Inc. v. Bases Conversion Development Authority, emphasizing that:
if the purpose is primarily to regulate, then it is deemed a regulation and an exercise of the police power of the state, even though incidentally, revenue is generated.
This principle clarifies that the incidental generation of revenue does not transform a regulatory fee into a tax. The Court also clarified that Section 193 of the Local Government Code of 1991, which withdraws tax exemption privileges, does not apply in this case. The Court found that since exemption from payment of regulatory fees was not among those “incentives” granted to petitioner under R.A. No. 6055, there is no such incentive that is retained under the Local Government Code of 1991.
Regarding the real property tax assessment, the Court reiterated that for properties to be exempt from taxation, they must be:
actually, directly, and exclusively used for religious, charitable, or educational purposes.
Since the property in question was occupied by informal settlers and not directly used for educational purposes, it did not meet the criteria for tax exemption. AUF had the burden to prove that the real property is actually, directly and exclusively used for educational purposes. The absence of such proof, the Court concluded that the land was correctly assessed for real property taxes.
The Supreme Court’s decision has significant implications for educational institutions in the Philippines. It clarifies the distinction between tax exemptions and regulatory fees, highlighting that tax-exempt status does not automatically exempt institutions from all government impositions. Educational institutions must still comply with regulatory requirements, such as obtaining building permits and paying the associated fees. This ruling ensures that these institutions contribute to the costs of regulation and inspection, which are essential for public safety and welfare.
FAQs
What was the key issue in this case? | The key issue was whether Angeles University Foundation (AUF), as a non-stock, non-profit educational institution, was exempt from paying building permit fees under the National Building Code. This hinged on the interpretation of tax exemption clauses and the nature of regulatory fees. |
What is the difference between a tax and a regulatory fee? | A tax is primarily intended to generate revenue for the government, while a regulatory fee is intended to cover the costs of regulation and inspection of an activity. The primary purpose determines the nature of the imposition, even if revenue is incidentally generated by a regulatory fee. |
What does R.A. No. 6055 say about tax exemptions for educational institutions? | R.A. No. 6055 grants tax exemptions to non-stock, non-profit educational foundations on income derived from or property used exclusively for educational activities. However, this exemption does not automatically extend to regulatory fees like building permit fees. |
Why did the Supreme Court rule against AUF? | The Supreme Court ruled that building permit fees are regulatory impositions, not taxes on property. Since AUF’s tax exemption applied to taxes on property, it did not cover the building permit fees, which are linked to construction activities. |
What are the bases for assessing building permit fees? | The bases for assessing building permit fees include the character of occupancy, cost of construction, floor area, and height of the building. These factors are used to determine the appropriate fee based on the scale and nature of the construction project. |
What did the court say about the real property tax exemption claim? | The court denied AUF’s claim for real property tax exemption because the property was occupied by informal settlers and not directly used for educational purposes. To qualify for exemption, the property must be actually, directly, and exclusively used for educational purposes. |
Does this ruling mean all tax-exempt organizations must pay building permit fees? | Yes, unless specifically exempted by law, tax-exempt organizations are generally required to pay building permit fees. The ruling clarifies that tax exemptions do not automatically extend to regulatory fees imposed for specific activities. |
What is the significance of the Chevron Philippines case in this decision? | The Chevron Philippines case was cited to emphasize that the primary purpose of the imposition determines whether it is a tax or a regulatory fee. If the primary purpose is regulation, the fact that revenue is incidentally raised does not make it a tax. |
In conclusion, the Supreme Court’s decision reinforces the distinction between tax exemptions and regulatory fees. Educational institutions, while enjoying certain tax privileges, must still comply with regulatory requirements that ensure public safety and welfare. This ruling underscores the importance of understanding the specific scope and limitations of tax exemptions and the obligations of all entities to adhere to regulatory standards.
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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: ANGELES UNIVERSITY FOUNDATION VS. CITY OF ANGELES, G.R. No. 189999, June 27, 2012