Tag Archive for input tax credits

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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The Hire Purchase amendments – impacts for financiers and their customers

On 17 January 2012 I posted about the proposed changes to the GST regulations dealing with supplies to trusts.  Also included in those Exposure Draft regulations (link) was the final piece of the puzzle for the substantial amendments to the GST rules for hire purchase (or “CHP”) transactions, to come into force from 1 July 2012.

This proposed regulatory change is coupled with the earlier Tax Laws Amendment (2011 Measures No.9) Bill 2011 currently before Parliament (link) intended to allow cash-based taxpayers (generally those with annual turnover of less than $2 million) to claim the input tax credits upfront on hire purchase transactions (currently they can only claim input tax credits progressively with each instalment). This is achieved by a legislative change that, for hire purchase transactions only, a cash-based taxpayer is able to claim input tax credits on a non-cash (or accruals) basis. Cash-based taxpayers had tended to turn to chattel mortgages since the GST was introduced, so this cash flow change may then cause a swing back to hire purchase financing for smaller businesses.

The proposed changes to the GST regulations in the recent Exposure Draft are intended to make the separately disclosed credit component of a hire purchase transaction taxable rather than input taxed. The interest and other finance charges (eg fees, and recovery of some types of costs) will therefore become subject to GST, by being specifically excluded from being input taxed financial supplies.

The draft legislation still appears to treat the credit component as a separate supply to the sale of the asset, and an interesting issue that then arises is the GST treatment of a credit supply for a hire purchase of GST-free goods (eg medical equipment). Is the credit supply also GST-free?

The GST on the separate credit supply will be attributable upfront, so that the 10% GST on the total expected interest and other finance charges over the term will be attributable (for both the financier and customer) to the first tax period in which any invoice is issued or payment is made (whichever is earlier) for that credit supply. The GST on the supply of the asset (the principal) will also be attributed upfront. The GST on ongoing independent services, such as maintenance of the asset, will however be likely to continue to be attributed to tax periods progressively over the term.

There are clearly cash flow and quoting implications for the financier. Typically financiers already include the GST component of the principal in the amount financed, and they may in future also finance the GST component of the credit charges. This then gives rise to GST on interest, then interest on GST, then GST on interest… and so on. It is expected that the GST calculation on these iterations will be allowed to be rounded in some way. Alternatively, instead of funding the GST, the financier could require payment by the customer of the full GST amount on the credit component upfront.

A further effect of the amendments will be on GST adjustments arising for both the financier and the customer on termination of a hire purchase agreement. Where GST is accounted for upfront and a hire purchase agreement is terminated, Division 19 GST adjustments will arise where the consideration for the upfront supplies has changed, along with Division 21 bad debt adjustments for instalments in arrears written off or overdue for 12 months. Currently these GST adjustments only apply to the principal component, but in future they will also apply to the taxable credit component.

In addition to a termination, any variation or refinancing which has the effect of changing the interest or fees to be received by the financier will also give rise to a GST adjustment on that credit supply for both the financier and the customer, eg where the term is extended or the contract is paid out early.

Financiers will need to develop methods to calculate and process these GST adjustments which they can claim from the ATO, and issue adjustment notes to their customers where required.  The customers may then be required to repay to the ATO a portion of the input tax credits previously claimed.

As with any tax law change the transitional rules will also be important. It would obviously be unreasonable for the law changes to apply to agreements already in existence. The proposed amendments will not apply to an agreement entered into before 1 July 2012 unless there is some variation or amendment that results in a new agreement. Financiers will have to look closely at whether particular types of variations or amendments do in fact result in a new agreement. When an agreement was actually entered into will also need to be considered carefully in respect of transactions close to 1 July 2012 and in respect of conditional contracts. The previous experience of dealing with the transitional rules for pre 1 July 2000 agreements may be of relevance.

There are clearly also input tax credit recovery implications for financiers on overhead costs due to the finance charges becoming taxable (and therefore creditable). Interesting issues may arise for post 1 July 2012 apportionment methods while pre 1 July 2012 hire purchase agreements are still in existence. What (if any) ongoing acquisitions will continue to relate to making input taxed financial supplies?

Where the asset financed is a luxury car, the Explanatory Memorandum to the Exposure Draft regulations confirms that in determining whether the Luxury Car Tax (LCT) threshold is exceeded you only look at the GST-inclusive price of the car, and not to the credit charges, recognising that the credit is a separate supply. The input tax credit recovery restriction for a luxury car will also only apply to the principal component.

Cash-based customers will in particular welcome the new rules. The change to making the credit supply taxable was supposed to simplify the GST treatment of hire purchase transactions, but at least in the transitioning to the new rules there will be considerable extra work for financiers to do to have systems and processes in place to correctly account for GST and process adjustments, and to prepare quotes and documentation to their customers. While it may be a few months until the Act is actually passed and the regulations made, with less than 5 months until the proposed changes come into force financiers need to be considering the implications now.

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