Archive for Input tax credit recovery

GST and employee accommodation

The GST treatment of employee and contractor accommodation arrangements has been a controversial issue since the GST was first introduced. While most of the debate has been over short-term accommodation at remote mining sites, the principles that have evolved have application to a far broader range of employee/contractor arrangements, particularly in the mining, oil and gas, and agriculture industries and for infrastructure constructon projects.

The current public binding ATO view is still that set out in its ruling on GST and ‘commercial residential premises’, GSTR 2000/20, but the ATO had (unofficially) changed its views following the 2006 legislative amendments and various court decisions. Following industry consultation the ATO recently released GSTR 2012/D1 (link), a re-draft of its re-draft of GSTR 2000/20. This replaced last year’s draft ruling GSTR 2011/D2. The time taken for all the re-drafting demonstrates the complexities of the issues involved and the differing views stakeholders have taken. Amongst the 82 (!!) pages of the latest draft ruling is an analysis of employee accommodation arrangements.

In accordance with GSTR 2012/D1 the GST treatment of supplies of particular premises depends upon their physical characteristics or mode of operation.

Clearly accommodation provided to an employee in a house, or apartment with no on-site management, will be of residential premises provided predominantly for residential accommodation and therefore input taxed.

The ATO however now accepts (in draft) that other types of employee accommodation, e.g. centrally managed single person quarters, that may be in residential premises are also in commercial residential premises and so are taxable for GST purposes. This is a good outcome for taxpayers, particularly given that input tax credits can then be claimed on costs associated with creating and operating such facilities.

The way the ATO gets to that outcome is however a bit questionable, and arguably inconsistent with the ATO’s views on other types of accommodation.

Whether particular premises are commercial residential premises is a question of fact and according to the ATO it is necessary to weigh up the extent to which the premises satisfy the following 8 characteristics of premises similar to a ‘hotel, motel, inn or boarding house’:

  1. Commercial intention
  2. Accommodation is the main purpose
  3. Multiple occupancy
  4. Occupants have the status of guests
  5. Holding out to the public
  6. Central management
  7. Provision of, or arrangement for, services, and
  8. Management offers accommodation in its own right.

While one of the above characteristics of ‘holding out to the public’ is generally not satisfied for employee accommodation, the ATO considers that “on balance” accommodation in camp-style single person quarters are operated in a way that is similar to a hotel, motel, inn, hostel or boarding house. This would seem to be a pretty big concession by the ATO. Where employees or contractors are staying long-term and/or have greater rights over their accommodation units than transient guests the waters do however get muddier. It would be wrong for taxpayers to assume that the ATO would accept that all multiple occupancy premises will be commercial residential premises and taxable.

As well as its impact on input tax credit recovery, the characterisation of the premises will determine the GST treatment of any charges made for the use of those premises, including employee contributions received by the employer (eg towards the cost of accommodation provided as a fringe benefit). However, as such premises are commonly heavily subsidised, the input tax credits claimed may well exceed any GST liability.

While employers will generally be pleased with this current (draft) ATO position, it is arguably not consistent with the approach the ATO is taking with respect to student accommodation and retirement villages, where the ATO considers that they are residential premises but not commercial residential premises, and therefore input taxed. Unlike the employee accommodation, the ATO is yet to yield to industry pressure on these and they are currently the subject of litigation with the ATO. Principles emerging from this litigation may well turn the GST treatment of employee accommodation on its head again, but in the light of this latest draft ruling taxpayers should review the GST characterisation of the accommodation they offer, including any potential refund opportunities for underclaimed input tax credits.

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New proposed RITC rate for trustee services

The ATO has for some time been unhappy with the manner in which many trusts have been claiming 75% reduced input tax credits (RITCs) for GST incurred on services acquired through their trustee or responsible entity by “inappropriate bundling”. The Government announced in the May 2010 Budget that the law would be changed from 1 July 2012, and the proposed changes to the GST regulations were released on 13 January 2012 in an Exposure Draft (link).

Investment trusts are generally unable to claim input tax credits for GST incurred as they make input taxed financial supplies, although they can claim RITCs for 75% of the GST incurred on acquisitions listed in items in regulation 70-5.02(2) of the A New Tax System (Goods and Services Tax) Regulations 1999.  Many trusts have been claiming RITCs of 75% of the GST on every cost they incur, on the basis that they are part of “trustee services” within item 29 or “single responsible entity services” within item 31. Trusts can of course also claim normal input tax credits to the extent costs relate to their making taxable or GST-free supplies (if any).

While a trust is not a legal entity, it is effectively treated as an entity for GST purposes, being the trustee acting in its capacity as trustee of the trust (ie separate to its corporate/individual capacity). The trustee therefore acts in two separate capacities for GST purposes, and may make supplies and acquisitions in either of those two capacities.

Remuneration for trustees for their services and cost recovery arrangements can take many different forms depending upon the precise wording of the trust deed and associated documents. This could include:

  1. reimbursement out of the trust fund for expenses incurred, with or without an additional specific trustee fee
  2. trustee remuneration on a full cost recovery basis, with or without a mark-up
  3. a single amount (eg a fixed fee or a percentage of funds under management) covering both recovery of expenses and trustee remuneration.

What is the consideration for the acquisition of RITC-eligible “trustee services” by the trust in these scenarios?  In which of the two capacities is the trustee incurring external costs?

In the first scenario only the specific trustee fee would likely be consideration for supplying trustee services and covered by item 29, and the individual expenses would need to be separately examined for RITC-eligibility pursuant to other items in regulation 70-5.02(2).  Some of these expenses, eg advertising, tax compliance and audit expenses, would not by themselves be RITC-eligible.

However, arguably the expenses in the second and third scenarios above are effectively bundled into the trustee’s consideration for supplying RITC-eligible trustee services and so become RITC-eligible for the trust.  This is the distortion the proposed amendments are trying to redress.

The initial Government announcement was that the law would be changed to “unbundle” the trustee acquisitions in the bundled scenarios referred to above.  The Exposure Draft legislation now released however proposes an alternative option “favoured for simplicity and clarity” which introduces a new lower 55% RITC rate for trustee services.

New item 32 is proposed to be inserted into regulation 70-5.02(2) for services acquired by a “recognised trust scheme”, to the extent the services are performed on or after 1 July 2012. The services covered by item 32 are the acquisitions qualifying for the 55% RITCs.

Item 32 will only apply if the trustee carries on an enterprise in its own capacity that includes making taxable supplies to the recognised trust scheme, eg it will not apply where the trustee is not GST-registered in its corporate capacity. It also may not then apply if the trustee does not itself receive any remuneration for trustee services, eg in the first scenario above but where there is no specific trustee fee.

Also, specified services covered by other items will remain eligible for 75% RITCs, including:

  • brokerage services
  • investment portfolio management functions
  • certain administrative functions, and
  • custody services.

The 55% RITCs would appear to be available to the trust regardless of which of the two capacities the trustee originally incurred external costs in, although the need to determine the capacity in which the trustee incurs a cost is not completely removed by these proposals. For example, the trustee needs to know what to report on the Business Activity Statements prepared in its corporate capacity. Also, when a cost is incurred from overseas, the capacity in which the trustee incurs the cost may dictate whether the trust needs to reverse charge GST or the trustee needs to charge GST to the trust instead.

The result should then be that all GST-bearing services acquired the trust are eligible for either 75% or 55% RITCs, but there will still be some work to do to allocate costs between these two GST recovery buckets.

Note also that proposed item 32 only applies to a “recognised trust scheme”.  This is defined to be a managed investment scheme under section 9 of the Corporations Act 2001, or an approved deposit fund, pooled superannuation trust, public sector superannuation scheme or regulated superannuation fund (other than a self managed superannuation fund) within the meaning of the Superannuation Industry (Supervision) Act 1993.  Other types of trusts will still be subject to the existing rules.

While it will cover unregistered managed investment schemes as well as registered ones, there could be an issue as to whether all of the trusts (eg sub-trusts) in an investment trust hierarchy satisfy the Corporations Act definition and are therefore covered by item 32 as currently drafted.

Comments on these proposals close on 24 February 2012. Investment funds should closely examine the impact of these proposals, including how particular acquisitions would be classified from 1 July 2012 under these proposals, the potential financial impact, what system changes would be needed, and whether they wish to participate in the consultation process.

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