Figuring out how GST affects buying and selling property can be complex, and the consequences of getting it wrong can be costly.
ADLS/REINZ issued the latest edition of the Agreement for Sale and Purchase of Real Estate late last year and it contained a number of changes that can affect how GST is treated.
Property transactions involve three possible GST rates:
1. No GST
2. Zero rated GST
3. 15% GST
Knowing which rate affects your transaction depends upon factors like the GST status of the parties to the sale and whether the land has been, or will be, used for a taxable activity.
It is worth involving your solicitor and accountant early to mitigate any potential issues. Before you sign a Sale and Purchase Agreement, always ensure you have a thorough understanding of any GST implications to accurately complete Schedule 1 (GST Information).
In residential property transactions where neither the vendor nor the purchaser are GST registered, no GST will apply. However, if you’re in the business of buying, selling, developing or building residential properties you may need to register for GST. This may also include if you have a pattern of buying or selling residential properties. Generally, if both parties are GST registered the sale will be Zero rated.
You must register for GST if your annual turnover in the previous 12 months was more than $60,000 (or is likely to be more than $60,000 in the next 12 months). Turnover is the total value of supplies made for all your taxable activities, excluding GST. Your turnover must include the sale of any residential property sold as part of your taxable activities.
Short stay accommodation
Although most residential property transactions do not involve paying GST, be careful if you think you may use the property for short stay accommodation in the future, such as through AirBnB. This activity will be captured within the GST net if total sales are $60,000 per year or more. This means that if you carry on other taxable activities in the same entity it will be the total of all activities including accommodation sales that is counted. In this scenario, it would be advisable to talk to your accountant and solicitor about potentially purchasing the property via another entity.
If your occupancy rate increases at some point in the future, the risk of exceeding the $60,000 threshold again needs to be kept in mind .
If you have a property manager, the gross tariff they receive is the amount that triggers GST registration, not the net amount that you receive in your bank account after they deduct their fees and pay expenses on your behalf.
If you decide to stop the short stay accommodation and rent the property out on a long term basis instead, you will have to pay back GST on the property. This is usually at market value, although there are some exemptions. If the property has increased in value, this amount owing could come as a shock. There are some commercial structures that can minimise this risk, such as having one entity lease the property to another entity that operates the property.
Other taxable activities
For other commercial transactions where the land may be used for a taxable activity, it is also important to discuss the GST implications with your accountant. Together you can ensure you have a sound long term plan that takes into account any credible changes in business use or GST registration status.
Putting the time and effort in upfront to think about how you are going to structure you affairs is the best way to mitigate any future negative GST impacts. This is also the best way to steer clear of any issues with GST tax avoidance legislation.
Disclaimer: This post is a general discussion and does not constitute specific advice. Any concepts or ideas raised in this post should be discussed with your accountant and/or solicitor to ensure that all relevant matters are considered.