Issue
Will the personal use by others of an individual's holiday house for which no rent is paid mean that the holiday house is not an asset being used solely for the personal use and enjoyment of the individual, such that the holiday house is not disregarded under subparagraph 152-20(2)(b)(i) of the Income Tax Assessment Act 1997 (ITAA 1997) in working out the net value of the individual's CGT assets?
Decision
No. The personal use by others of an individual's holiday house for which no rent is paid will not by itself stop the holiday house from being an asset used solely for the personal use and enjoyment of the individual under subparagraph 152-20(2)(b)(i) of the ITAA 1997.
Facts
An individual taxpayer makes a capital gain from the sale of a business asset in the 2010-11 income year. The individual also owns a holiday house which has never been leased out. For the entire period of ownership, the holiday house has been either used for the personal use and enjoyment of the individual (for occasional holidays but never as a main residence) or for the personal use and enjoyment of the individual's friends or relatives (none of which are the individual's affiliates). No rent is paid to the individual in these circumstances although payments are often made to cover the use of utilities such as electricity, gas and water.
The individual is not a small business entity within the meaning of section 328-110 of the ITAA 1997 at any time.
For the purpose of determining whether they qualify for the small business CGT concessions, the individual must determine the net value of their CGT assets and in particular, whether the value of the holiday house is included in the calculation.
Reasons for Decision
To qualify for the small business CGT concessions, a taxpayer must generally satisfy either the maximum net asset value test or, for CGT events happening in the 2007-08 or later income years, be a small business entity ($2 million turnover test) (paragraph 152-10(1)(c) of the ITAA 1997).
A taxpayer satisfies the maximum net asset value test if, just before the CGT event, the net value of their CGT assets and of certain related entities does not exceed a threshold (section 152-15 of the ITAA 1997).
In working out the net value of the CGT assets of an individual, assets being used solely for the personal use and enjoyment of the individual, or the individual's affiliate (except a dwelling, or an ownership interest in a dwelling, that is the individual's main residence, including any relevant adjacent land) are disregarded (subparagraph 152-20(2)(b)(i) of the ITAA 1997).
The question arises as to whether the personal use of the holiday house by the individual's friends and relatives means that the holiday house is not being used solely for the personal use and enjoyment of the individual.
It is considered that the personal use of the holiday house by the individual's friends and relatives for which no rent is paid is still nevertheless a part of the personal use and enjoyment of the holiday house by the individual. This is so even if amounts are paid to cover the use of utilities. Such use will not therefore by itself stop the holiday house from being an asset used solely for the personal use and enjoyment of the individual.
Accordingly, in the circumstances of this case, the holiday house is disregarded under subparagraph 152-20(2)(b)(i) of the ITAA 1997 in working out the net value of the individual's CGT assets.
Amendment History
Date of Amendment Part Comment 7 August 2018 Reasons for decision Delete 'or later' and '($2 million turnover test)' from paragraph one. Add dot points to paragraph one. Add 'to 2015-16' and ', or for CGT events happening in the 2016-17 income year or later, be a CGT small business entity' to the second dot point in paragraph one. Date reviewed Change from '8 January 2015' to '20 June 2018'.
Date of Amendment | Part | Comment
7 August 2018 | Reasons for decision | Delete 'or later' and '($2 million turnover test)' from paragraph one.
Add dot points to paragraph one. | Add 'to 2015-16' and ', or for CGT events happening in the 2016-17 income year or later, be a CGT small business entity' to the second dot point in paragraph one.
Date reviewed | Change from '8 January 2015' to '20 June 2018'.