“Our Product is Service” Empathy | Ethics | Excellence | Equity

Memorandum

DATE June 14, 2019 CITY OF DALLAS

TO Honorable Mayor and Council Members

SUBJECT

Rating Agencies Comment on Property Tax Reform Legislation - INFORMATION

On June 12, 2019, the Texas Property Tax Reform and Transparency Act of 2019 (SB 2) was signed into law, taking effect on January 1, 2020. The legislation limits the rollback rate to 3.5 percent from 8 percent, reducing property tax revenue increases certain local governments can levy without voter approval for Maintenance and Operations. Rating agencies, including Moody’s Investor Services (Moody’s), S&P Global Ratings (S&P), and Fitch Ratings (Fitch) have provided commentary on the effect of SB 2 on credit ratings. Fitch stated that the legislation, “could negatively impact Fitch's assessment of certain local governments' independent revenue raising ability,” although, “the strength or weakness of other considerations (revenue growth prospects, expenditure flexibility, long-term liability burden, and operating performance) will determine how much a shift in the revenue-raising ability assessment will affect an entity's overall rating.” Moody’s also noted that the property tax reform was, “a credit negative for bulk of local governments,” however, “despite the limitations in Senate Bill 2, most local governments in Texas will continue to benefit from new investment resulting in taxable property not subject to the 3.5% revenue-increase limit.” Following the bill being signed into law, S&P explained that, “this constraint, coupled with expanding infrastructure demands, could reduce financial flexibility and stress Texas municipalities' creditworthiness.” The legislation does not place the same restriction on the Debt Rate and as Moody’s states, “given that the debt service levy is legally separate from the amount restricted under the 3.5 percent Senate Bill 2 limit, local governments will maintain direct control over the rate necessary to service debt.” Additionally, the City is currently rated A1 (Stable) by Moody’s, AA- (Stable) by S&P, and AA (Stable) by Fitch, backed by prudent financial management and policies, a strong local economy, and robust financial reserves.

“Our Product is Service” Empathy | Ethics | Excellence | Equity

DATE June 14, 2019

SUBJECT Rating Agencies Comment on Property Tax Reform Legislation – INFORMATION

Please let me know if you need additional information.

M. Elizabeth Reich Chief Financial Officer

[Attachments]

c: T.C. Broadnax, City Manager Chris Caso, City Attorney (Interim) Mark Swann, City Auditor Bilierae Johnson, City Secretary Preston Robinson, Administrative Judge Kimberly Bizor Tolbert, Chief of Staff to the City Manager Majed A. Al-Ghafry, Assistant City Manager

Jon Fortune, Assistant City Manager Joey Zapata, Assistant City Manager

Nadia Chandler Hardy, Assistant City Manager and Chief Resilience Officer Michael Mendoza, Chief of Economic Development and Neighborhood Services Laila Alequresh, Chief Innovation Officer Directors and Assistant Directors

07 Feb 2019 Comment

Fitch Ratings: TX Tax Proposals Could Limit Local GovernmentRevenue Flexibility

Fitch Ratings-Austin-07 February 2019: Bills recently filed in both chambers of the Texas legislature (HB 2 and

SB 2) propose to significantly lower the rollback property tax rate for local Texas taxing entities with a certain

amount of annual tax revenue and require ratification elections if rollback rates are exceeded. According to Fitch

Ratings, this legislation if enacted could negatively impact Fitch's assessment of certain local governments'

independent revenue raising ability--a component of one of Fitch's four key rating drivers in its U.S. public

finance tax supported rating criteria.

The rollback rate in Texas currently is a calculated rate that produces an increase in operating tax levy of 8%

from the prior year's levy. If local taxing jurisdictions exceed the rollback rate they are subject to a petition and, if

the petition garners enough signatures, an election to reduce the rate back to the rollback rate. HB 2 and SB 2,

which are backed by the governor, lieutenant governor and speaker of the house, would both reduce the rollback

rate from 8% to 2.5% for local taxing units with combined annual property and sales tax revenue of at least $15

million. Taxing units below the $15 million threshold would retain the current 8% rollback rate. School districts,

which have separate operating tax rate constraints, are excluded from the proposed changes. The bills would

also require a ratification election--replacing the current petition process--if any local taxing unit exceeds its

rollback rate (either 2.5% or 8%). Local rollback petitions and elections historically have been relatively rare.

In analyzing a local government's revenue framework, Fitch considers the entity's ability to independently

increase operating revenues (without voter or other jurisdiction approval). For Texas cities, counties, community

college and special districts, Fitch views the current rollback tax structure as only a potential threat to revenue-

raising ability, noting that a restriction on tax revenue increases would require both a successful petition effort

and subsequent election. Fitch considers the limit on operating revenues to be the more restrictive of the

constitutional and statutory tax limits (e.g. $2.50 for cities, $0.80 for counties, $1.00 for community college

districts), or the voted or charter caps on local government tax rates and/or revenue growth. Nearly all of the

Texas local governments rated by Fitch are well below their tax rate or revenue limits. As a result, the

assessments for independent revenue-raising ability for Texas cities, counties, community college and special

districts are with few exceptions at the 'aaa' level.

The magnitude of the reduction to independent revenue-raising ability for targeted Texas local governments will

depend on the requirements of any legislation ultimately signed into law. Previous efforts to reduce the rollback

rate have failed, due in no small part to concerted opposition from local governments around the state; lobbying

efforts to defeat the current proposal are already underway. Legislators also may negotiate a reduction in the rate

to a level between the current 8% and 2.5%; other bills have been introduced that would reduce the rollback rate

to 4%.

Most local governments retain the ability to increase non-tax revenues (e.g. fines, service charges and fees),

which could offset the impact of a lower rollback rate as it relates to revenue-raising ability. In addition, Fitch

considers the amount that can be raised relative to expected revenue volatility in a typical downturn; as a result,

application of a uniform rollback rate limitation would not have the same effect on all governments. Finally, the

assessment of independent revenue-raising ability is only one component of Fitch's analytical framework. The

strength or weakness of other considerations (revenue growth prospects, expenditure flexibility, long-term liability

burden, and operating performance) will determine how much a shift in the revenue-raising ability assessment

will affect an entity's overall rating.

Contact:

Steve Murray

Senior Director

+1-512 215-3729

Fitch Ratings, Inc.

111 Congress Ave., Suite 2010

Austin, TX 78701

Amy Laskey

Managing Director

+1-212 908-0568

Media Relations: Sandro Scenga, New York, Tel: +1 212 908 0278, Email: sandro.scenga@thefitchgroup.com

Additional information is available on www.fitchratings.com

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SECTOR COMMENT30 May 2019

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Local government – Texas

Property tax reform limits revenue-raisingability, a credit negative for bulk of localgovernmentsOn May 25, the Texas (Aaa stable) legislature passed property tax reform legislation (SenateBill 2) that further limits most local governments' ability to raise revenue, a credit negative.The governor is expected to sign the bill into law, which would then take effect on January 1,2020.

The bill reduces property tax revenue increases without voter approval to 3.5% from 8%annually on existing properties (new construction is excluded from the limit). Voter approvalto override the limitation requires a simple majority. The restriction applies to the portionof municipal revenue used for government operations; it does not restrict revenue for debtservice. The legislation offers some flexibility by allowing local governments to “bank” up tothree years of unused margin for an increase greater than 3.5% in a year.

The measure lowers the limit for cities, counties, municipal utility districts (MUDs) andother entities that can levy a property tax, but the limit will remain at 8% for communitycollege and hospital districts. At the same time, the bill reduces the number of signaturesrequired to petition a rollback in the event the 8% limit is exceeded by the districts. Smalllocal governments can increase their operational levy up to $500,000 as long as the amountdoes not equate to more than an 8% revenue increase derived from existing property. Ifthe amount is above that limit, only 3% of voters are required to initiate a rollback electionunder Senate Bill 2, down from 7% or 10%. Under separate legislation, also expected tobe signed by the governor, school districts would have to reduce tax rates if property valuegrowth exceeds 2.5% in fiscal 2021.

With Senate Bill 2 set to take effect in fiscal 2021, local governments have time to adjustbudgets, though most have already begun to prepare. The bill will mostly affect budgets thattake effect in August and September of 2020.

The bill also aims to increase transparency by creating an online database that defines,simplifies and highlights proposed levy changes and provides for immediate citizen input withan online comment form and information on when public hearings will be held.

Revenue-raising ability to pay debt service not affected by legislationLimitations on revenue-raising restrict financial flexibility, hampering credit quality. However,Senate Bill 2 does not hinder the ability to raise revenue to pay debt service.

MOODY'S INVESTORS SERVICE U.S. PUBLIC FINANCE

In Texas, property taxes are set based on two legally separate rates that combine to form an overall governmental unit’s levy: an“operational rate,” which is subject to the revenue limit in Senate Bill 2, and a “debt service rate,” which is not subject to the limit.Expenditures using funds raised under the debt service rate are defined by statute and approved and enforced by the attorney general.Revenue raised under this rate cannot be used for operational expenditures.

Given that the debt service levy is legally separate from the amount restricted under the 3.5% Senate Bill 2 limit, local governmentswill maintain direct control over the rate necessary to service debt. In Texas, most school and municipal utility debt carries a generalobligation unlimited tax (GOULT) pledge; most city and county debt has a general obligation limited tax (GOLT) pledge.

Homeowner savings minimal, but budgetary impact on governments would be significantThe new legislation stands to reduce individual tax burdens minimally but hurt local governments substantially. The median home pricein Texas is $150,000; the median operational tax rate is $4.30 per $1,000 of assessed value. An 8% increase in the revenue would leadto the owner of a $150,000 home paying $696.60, assuming the rate in the previous tax year was $4.30. Under the 3.5% limitation inSenate Bill 2, the homeowner would pay slightly less at no more than $667.58 — a difference of only $29.00. Under that scenario, thehomeowner's cumulative savings over 10 years would be just $2,260 (see Exhibit).

For a local government with property tax operating revenues of $25 million, however, the difference between a 3.5% increase annuallyversus an 8% increase would translate to a cumulative 10-year loss of over three times the current year’s revenues. More specifically,the 3.5% restriction would result in an $87.6 million loss in potential property tax collections over 10 years. However, the short-termimpact would be much less dramatic. In the first year with municipal revenue increases subject to the 3.5% limit, the reduction inpotential revenues would be only $1.1 million.

Senate Bill 2 provides homeowners with marginal property tax relief, while limiting local governments ability to raise revenue

$-

$500

$1,000

$1,500

$2,000

$2,500

$-

$10

$20

$30

$40

$50

$60

$70

$80

$90

$100

2020 2021 2022 2023 2024 2025 2026 2027 2028 2029

Mill

ions

Tax year

Cumulative lost property tax revenue for local government (let axis) Cumulative homeowner savings (right axis)

Source: Moody's Investors Service

Economic slowdown would magnify impact of Senate Bill 2Texas cities have relatively high debt burdens compared with their national peers — 2.0% vs. 1.1%, respectively, for Moody's-ratedcities. Senate Bill 2 stands to increase debt burdens if reduced excess tax revenue forces cities to use the capital markets morefrequently to address infrastructure needs versus the cash funding that traditionally has offset rising debt burdens.

If debt ratios rise while tackling capital needs, a prolonged economic slowdown and escalating debt service schedule could reduce agovernment’s political will to increase taxes. As a result, a government may be forced to tap dwindling reserves or cut services, leadingto considerable credit challenges.

Despite the limitations in Senate Bill 2, most local governments in Texas will continue to benefit from new investment resulting intaxable property not subject to the 3.5% revenue-increase limit. However, if the economy cools significantly, the restriction would

This publication does not announce a credit rating action. For any credit ratings referenced in this publication, please see the ratings tab on the issuer/entity page onwww.moodys.com for the most updated credit rating action information and rating history.

2 30 May 2019 Local government – Texas: Property tax reform limits revenue-raising ability, a credit negative for bulk of local governments

MOODY'S INVESTORS SERVICE U.S. PUBLIC FINANCE

become much more of a burden. For example, cities that face rising pension liabilities, debt service payments and other necessaryoperational costs, such as emergency response employees, would likely have fewer expenditure-cutting options.

3 30 May 2019 Local government – Texas: Property tax reform limits revenue-raising ability, a credit negative for bulk of local governments

MOODY'S INVESTORS SERVICE U.S. PUBLIC FINANCE

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4 30 May 2019 Local government – Texas: Property tax reform limits revenue-raising ability, a credit negative for bulk of local governments

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Texas Local Governments Could Face Budget Headwinds--And Credit QualityStrain--From Property Tax ReformJun 12, 2019

Key Takeaways

New legislation limits Texas governments' ability to raise maintenance and operations (M&O) property tax revenues above 3.5% without voter approval.

Cities and counties likely will explore various strategies to manage the new revenue restriction.

We believe that this constraint, coupled with expanding infrastructure demands, could reduce financial flexibility and stress Texas municipalities'

creditworthiness.

On June 12, 2019, the governor of Texas signed the Texas Property Tax Reform and Transparency Act of 2019, a law requiring certainlocal government units to obtain voter approval to increase maintenance and operations (M&O) property tax revenues more than 3.5%above the previous year, excluding new construction. The effective date of the legislative change is tax year 2020, and S&P GlobalRatings notes that the law does not affect the levy of property taxes for debt service. The legislation does provide carve-outs for lowM&O rate taxing units, such as hospital districts, junior colleges, and certain taxing entities--including cities with a population of lessthan 30,000--to have a de minimis rate; and an unused increment rate to be added to the 3.5%.

The potential reduced flexibility associated with the new voter-approval requirement could hurt/stress credit quality for cities, counties,and other taxing entities affected by the legislation. For many years, local governments could collect up to 8% more in annual M&Oproperty tax revenues without the risk of a petition process by voters to trigger an election to increase the rate above the revenue-neutral tax rate. S&P Global Ratings believes that lowering the voter-approval threshold for M&O property tax revenues could restrictmany local governments' ability to collect revenues to meet growing budgets and service demands. While proponents of the bill arguethat the legislation provides taxpayer relief and local governments should find ways to reduce wasteful spending to manage budgets,many local governments are already allocating money to high or rising fixed costs such as debt and pension obligations. Texas citiesand counties maintain higher-than-average debt burdens compared with local governments across the country, spurred by requiredinfrastructure investment due to above-average population growth. Some options to offset the revenue-raising constraints are cuttingservices, deferring maintenance, and reducing payroll and benefits.

For example, over the past 25 years, Travis County (AAA/Stable) levied property taxes at a rate much lower than the previous 8%allowed while maintaining budget balance and financial flexibility. Only once in the past 25 years has the county needed to levy 8%above the effective M&O rate. However, in many years the county levied more than the 3.5% voter-approval threshold, to keep up withrising budgets and demand for services tied to rapid population growth (see chart). Travis County is not unique in this case: manycities, counties, and taxing jurisdictions would have similar outcomes.

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Despite Travis County Living Within Its Means, New Legislation Could Negatively Affect Budgets

M&O--Maintenance and operationsCopyright © 2019 by Standard & Poor's Financial Services LLC. All rights reserved.

Some Flexibility Is Available To Manage Tax RatesThe law allows for an unused increment to factor into the calculation. For example, if a local government adopts a tax rate below the3.5% voter-approval rate, the unused difference can be carried forward for up to three years. This is similar to other states where taxcaps exist, providing future revenue-raising flexibility. Despite this provision, there is an argument that in years where a localgovernment could levy well below the 3.5% voter-approval rate, it would be incentivized to levy at least 3.5% to ensure it could capturemaximum revenues and protect against future budgetary pressures. In the example of Travis County, this would have occurred in 16 ofthe past 25 years.

Another consequence of the revenue-limiting legislation could be higher-than-normal transfers into general operating funds from waterand sewer or enterprise funds, which could be supported by rate increases. This alternative to funding expenditures would likely bemore prevalent in the case of smaller local governments that manage general and enterprise funds more holistically.

Officials from major cities and counties, including Dallas and Houston, spoke out against the legislation while it was being debatedduring the legislative session. Officials from Fort Worth noted that recent changes to the city's funding of pension obligations, whichincluded increased contributions, would have been extremely difficult in the environment that the new law creates.

The Legislation Has Potential To Strain Municipalities' CreditworthinessWe believe local governments in Texas benefit from a general lack of statutory property tax levy limits, which is reflected in ourinstitutional framework score and above-average ratings on rated Texas local governments. Revenue loss from the new legislation hasthe potential to create structural gaps in future years, particularly in circumstances where economic growth is stagnant. Whilemunicipalities with strong economic development initiatives are better positioned to deal with the legislative change, we believe thatareas of slow growth with moderately-sized property tax bases could begin to rely more heavily on alternative forms of revenue likesales taxes and service charges/fees, which can be more volatile. In addition, local governments that use pay-as-you-go financing tocash fund portions of their capital budget may begin redirecting excess revenues to cover recurring and inflationary costs and insteadissue debt financing for capital projects, subsequently raising their debt service tax rate. Considering new election requirements tosurpass the 3.5% limit as well as reduced revenue-raising flexibility, coupled with increasing service and infrastructure demands, webelieve the legislation could adversely affect Texas local governments' credit quality.

Related ResearchTexas Budget Talks Involve Wrangling Property Taxes, School Funding, And Other Long-Term Liabilities, April 11, 2019

This report does not constitute a rating action.

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Primary Credit Analyst: Andy A Hobbs, Dallas + 1 (972) 367 3345;Andy.Hobbs@spglobal.com

Secondary Contacts: Amahad K Brown, Dallas + 1 (214) 765 5876;amahad.brown@spglobal.comDaniel Golliday, Dallas + 1 (214) 765 5881;daniel.golliday@spglobal.com

Research Contributor: Vikram Sawant, CRISIL Global Analytical Center, an S&P Global Ratings affiliate, Mumbai

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