| The Third Plenary Session of the 18th CPC Central Committee has passed"Decision of the CPC Central Committee on Several Major Issues Concerning the Comprehensive Deepening of Reforms".This resolution clearly stressed the"acceleration of establishing a unified national economic accounting system and compiling both national and local balance sheets." On September 17,2015,the State Council's press office issued the "Program for Preparing Natural Resources Balance Sheet Pilot Program." The 19th National Congress of the Chinese Communist Party once again proposed the "Reform of the Eco-environmental Supervision System"by setting up agencies to administrate the state-owned natural resource asset and regulate natural ecology,improving the ecological environment management system,fulfilling unified responsibilities of the owners of all natural resources assets,and performing integrated duties of managing the applications of land and space and regulating restoration of ecological protection.The compilation of government balance sheets and natural resource balance sheets are both important national plans.The compilation of government's balance sheet involves financial assets and non-financial assets.Inevitably,natural resources are involved in non-financial assets.Land is the natural resource most closely related to government assets and liabilities.Therefore,to complete a comprehensive government balance sheet,the accounting of land resources in government assets must be prepared.So,what resources among so many kinds should be included in the government balance sheet?What is the basis for including government assets and liabilities?How to calculate the value of the land included in the government assets and liabilities?These are difficult issues that must be solved in the compilation of government balance sheet.This article will focus on land resources in government asset and liability calculations,explore the basic principles of land resource accounting,discuss the range of land resources accounting in government assets,and study the value accounting methods for various types of land resources,and try to provide theoretical support and practical reference for the compiling balance sheets for local government departments.For the above purposes,this paper mainly does the following work:First,this thesis summarizes relevant theories of land resources accounting in government assets.Then it explains the relationship between land resources with national assets and liabilities,with government assets and liabilities,and with natural resources assets and liabilities.Based on the theory of Marxist economics and using the advantages of western economists' land rent theory and land price theory,combining the actual national conditions of the socialist market economy system and urbanization process with Chinese characteristics,this paper believes that under the conditions of modern economic and social development,the land is a combination of natural attributes and economic attributes.Land resources not only have the price but also value.In addition to land carrying functions,production functions,and ecological functions,land also has asset functions.Therefore,land is an important part of national and government assets.Whether in national economic accounting theory and its international norms,or in government financial statistics theory and its international standards,lands are both included in the balance sheet.Based on SNA2008 standard and supplemented by international standards such as GFS2014,IPSAS,and SEEA2012,this dissertation accounts land resources in general government departments that include public companies,defines the types of land resources included in the balance sheet of government agencies,and adopts appropriate valuation methods to calculate The economic value of land resources,in order to complete the accounting of land resources in government assets and liabilities.Secondly,according to the "Classification of Land Use Status" issued by the Ministry of Land and Resources,the status quo of land classification and the status of transactions in China are analyzed.Based on the perspectives of legal ownership,use rights,and development rights,and the correlation between different types of land and government solvency,determined the types of land resources which included in government asset accounts.Land owned by the state belongs to the range of government assets and liabilities,and the collectively owned land is not included in the scope of government accounting.For the ownership of land owned by the state,according to the land use rights and development rights,and the relationship between the land and government assets and liabilities,the land that has a direct impact on government assets and liabilities is included in the calculation of government assets and liabilities.This paper finally determines that the types of land resources in the government's asset and liability calculations include:forestry and grasslands used by state-owned enterprises,,Commercial land used by state-owned enterprises,warehousing land used by state-owned enterprises,public management service land,railway land,toll road land,airport land,port terminal land,and scenic facility site.Problems affecting the government's assets and liabilities due to changes in land types caused by government expropriation and other factors are divided into two types of situations:conversion of agricultural land into construction land,construction land conversion into construction land,and then determine a reasonable accounting plan.Third,combing the basic national standards related to land value accounting,according to the way of land acquisition,analyzing the differences between the methods of land value obtained through market transactions and non-market transactions,analyzed the accounting method of land acquired through non-market transactions.The national standards related to land value accounting mainly include"Classification of Land Use Status","Land Use Standards for Land Use Classification and Planning","Technical Specifications for Evaluation of State-owned Construction Land Use Right Grants",and "Urban Land Classification Grading Regulations","Urban Land Valuation Regulations" and "Technical Standards for Dynamic Monitoring of Urban Land Prices." The above standard specifies the basic methods and procedures for land classification,and estimation,is the basic normative standard for land value accounting.The method of accounting for land value in market transactions is relatively simple,and the value accounting of non-market transactions land is a difficult problem in the calculation of land resources in government assets,and is also a key content of this paper.The methods available for non-market transaction land value accounting include benchmark land price coefficient correction method,market comparison method,residual method,cost approximation method,income reduction method,conditional value method,characteristic price method,influencing factor modeling method,and big data network crawler method and so on,Different characteristics,are suitable for different types of land value accounting,which should be specifically analyzed based on the type of land used for accounting.Fourth,the non-market transaction value of land accounting methods and case studies.Select lands with typical administrative land,park land and land under the road,analyze the land characteristics and value accounting methods,and carry out research with actual cases,and conduct the characteristics and value calculation methods of other non-market transaction lands.For the comprehensive administrative land used in public management and public service land acquired through non-market transactions,the value accounting should comply with relevant national standards and regulations,comply with the basic standards for accounting time in SNA,conform to the characteristics of the land to be assessed,and comply with the local government land policies,comply with the actual operational needs of local governments.When accounting for its value,it can be considered that the type of land does not change or change.When its use type does not change,its market value can be estimated;if its use type changes,the value range can be calculated according to the government's treatment of the land as the basis for revision of the current value calculation,and it can also be used As the basis for the government to deal with the land.Take Wuhan Citizens Home as an example,the benchmark land price correction coefficient method,market comparison method,and influencing factor modeling method are used to value it.According to the analysis,when the type of comprehensive administrative land does not change,it is more appropriate to use the market comparison method to calculate its value;when the land type changes,it is more appropriate to use the influencing factor modeling method to calculate its value range.Because of the potential profitability of park land,in addition to the benchmark land price correction coefficient method,market comparison method,and influencing factor modeling method,the conditional value assessment method can also be adopted to estimate the park's potential income by surveying tourists'willingness to pay in order to estimate the land value of the park.In this paper,Wuhan Guanshan Dutch Style Garden was taken as an example.The above four methods were used for value accounting,and the results of the four methods are different.Based on the purpose of the government's calculation of assets and liabilities,there is a certain underestimation of the potential benefits of the park as its land value,but this method can reflect the solvency of the park land owned by the government when the government faces debt crisis.The park land value calculated by the conditional value assessment method has certain reference value for measuring the government's solvency.For the land under the road,this paper believes that the toll road land should be included in the government's assets.Because of its future sustainable income,it will affect the government's assets and liabilities structure.Combining with the characteristics of highway public land and the purpose of government's assets and liabilities accounting,the basic criteria for the value accounting of highway land are put forward based on the applicability of the accounting method,and the method that can be used to calculate the value of highway land is analyzed.Taking the segment of DG highway M city to the X city as an example,the land value of the expressway was accounted for using the methods of cost approach and income restoration.There are certain differences in the accounting results obtained by the two methods.The cost approximation method is based on the cost of road land acquisition and construction.The accounting results are mainly affected by the previous investment funds such as land acquisition and construction of toll roads;Mainly affected by the net income of the toll road in the future,the forecast of future earnings will be the main factor affecting the value calculation of highway land.How to reasonably expect the future return will be the key issue of applying this method.The analysis of the characteristics and value calculation methods of other non-market transaction land such as airport land,port land,railway land,land for rail transit,and sites for scenic spots are carried out.These types of land are complex in function,and the land needs to be subdivided according to the specific characteristics of various types of land.The subdivided land types are valued using a reasonable accounting method,and the final value of the land accounting period is summed up,Although the above-mentioned types of land are complex,they can still be used to calculate their value after segmentation.The statistical departments and land and resources departments of various regions can select appropriate methods for estimating the specific land according to the specific conditions of the land to be estimated.This thesis begins with the relevant theory of land resources accounting in government assets,analyzes the basic theory of government's assets and liabilities accounting,natural resources assets and liabilities accounting.Determines the necessity of integrating land resources into government assets and liabilities.From the relevant laws and regulations of our country and the correlation between various types of land resources and government assets and liabilities,the type of land included in government assets was determined,and the valuation method of land resources was summarized and analyzed.Finally,the following conclusions are drawn:(1)Land is a complex that integrates natural attributes and economic attributes.It has value and is closely related to government assets and should be incorporated into the government's assets and liabilities.(2)The types of land included in government assets should be determined based on the degree of legal ownership,right to use,and right to development,and the degree of relevance of various types of land to government assets.(3)The value accounting methods for different types of land should be determined according to the characteristics of various types of land in government assets and the applicability of various types of accounting methods.The current value of land can be accounted for and the land will be compensated when the government faces debt crisis in the future..(4)There are more than one value accounting methods available for each type of land,and land values calculated by different methods may be close to each other and may have large differences.In the specific practice of various local official statistics departments or land and resources departments,the applicable value accounting methods may be determined according to specific cases,and two or more value accounting methods may also be adopted for accounting.The final value of the land can be determined by weighted average.(5)For land types with more complicated functions,according to different applicable functions,the land can be divided into different ways to calculate its value.Finally,the sum of the accounting period value of complex types of land can be added.In the end,the author puts forward the future research prospects from four aspects:the perfection of basic land data,the innovation of land value accounting method,the accounting of land resources liabilities,and the development and utilization of land resources accounting data. |
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