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’:
- Commercial intention
- Accommodation is the main purpose
- Multiple occupancy
- Occupants have the status of guests
- Holding out to the public
- Central management
- Provision of, or arrangement for, services, and
- 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.
