HMRC has issued a call
for evidence in respect of land exemption. HMRC acknowledges the complexity of the existing VAT rules on land and
property and would like to hear
views from businesses on the application of the current rules, and whether
these rules could be simplified.
The application of VAT on land and
property transactions is complicated. A range of different rates and
exemptions can apply depending on the facts and circumstances of individual
situations and the precise treatment of a transaction or project is often open
to interpretation.
Complexity
The paper identifies a number of reasons why this area is extremely complicated:
- over the years the amount of legislation has
increased, and the land VAT exemption now contains fifteen exceptions and
twenty-six sets of notes
- some businesses can be required to make several
separate decisions before the VAT liability of their supply can be established.
Eg; once a business has established that it is supplying land (not always
straightforward) it then has to consider whether that supply falls within one
of the exceptions to the exemption. If it does fall within one of the
exceptions, it then has to consider a number of conditions to establish whether
it is excluded from that exception
- businesses may spend a disproportionate amount of
time and money to establish the correct liability of their land supplies. This
can also cause additional burdens for HMRC to assure compliance of these
businesses
- the development of new markets and services that
did not exist when VAT was introduced
- the impact of precedent case law (both UK and EU)
- the uncertainty of establishing when an exempt
supply of land becomes a taxable supply of facilities
The Option
to Tax
The option to tax legislation enables a business to tax some supplies of land that would otherwise be treated as exempt from VAT. The usual rationale behind making such a choice is to be able to recover the VAT incurred on costs and overheads of a business, or to meet the conditions of a Transfer of a Going Concern (TOGC).
Suggestions
The document then suggests some ideas for simplification:
- removing the ability to opt and making all relevant
transactions exempt
- removing the option to tax and making all land and
property taxable at a reduced rate
- making all commercial land and property taxable at
the standard rate with an option to exempt
The first suggestion would result
in many businesses incurring irrecoverable input tax which would be a direct
cost, so this appears very unattractive.
The second seems a better option,
but would bring new housing into the VAT net and I doubt that this would play
out very well with the public.
The final suggestion would
certainly simplify matters but would add VAT costs to entities which
cannot recover any/all input tax, eg; charities, financial service
providers, insurance companies, education bodies, health and welfare
organisations and cultural services.
The document states that “The Government wants UK businesses to operate in the best possible
environment and remain both productive and competitive”.
It remains to be seen whether the suggestions above (or
other proposals put forward) will achieve this, but removing choices for a
business (regardless of whether simplification is actually realised) is rarely
a good idea and I wonder if simplification could be reached in other ways. If you
have an interest in this area, please respond to this call as input is valuable
for all parties.
Responses should be sent by 3 August 2021 by email to landsimplification@hmrc.gov.uk.