Monday, January 14, 2013

Maintaining the Float (Minimum Public Ownership)

TOP OF MIND By Genesis L. Sampaga (The Philippine Star) | Updated January 15, 2013 - 12:00am
Business entities which meet the basic guidelines, track record requirements, capital structure and operational history set by the Philippines Stock Exchange (“PSE”) shall qualify to be listed and sell their stocks to the general public to improve their financing activities.  A publicly-listed company (“public company”) is one that has held an initial public offering and whose shares are traded in the stock exchange or in the over-the-counter market.  Such companies are subject to stringent regulations, one being the rule on minimum public ownership (“MPO”).

The rule on minimum public ownership requires public companies, at all times, to maintain a percentage of its listed securities in the public float.  A float refers to the number of outstanding shares of stocks in the hands of public investors.  Public companies shall maintain a MPO of at least 10 percent of issued and outstanding shares, exclusive of any treasury shares held, or the MPO as required by the Securities and Exchange Commission (“SEC”) or PSE, whichever is higher.

Revenue Regulations (“RR”) No. 16-2012 of the Bureau of Internal Revenue (“BIR”) prescribes the tax treatment of sales, barter, exchanges or other dispositions of shares of stocks of public companies that meet or do not meet the MPO level required of listed securities.

On account of an increase in the turnover rate of stock ownership for the years 2011 and 2012, a grace period is granted to public companies to comply with the MPO.  Non-compliant public companies as of Dec. 31, 2011 and those whose public ownership levels subsequently fall below the above-mentioned MPO level at any time prior to Dec. 31, 2012, may be allowed up to Dec. 31, 2012 to meet the required float.
Non-compliant companies shall be imposed a stock transactions tax at the rate of one-half of one percent of the gross selling price or gross value of money of the shares of stock sold [Section 127 (A), Tax Code as amended] for every stock transaction up to Dec. 31, 2012.  Conversely, every stock transaction of non-compliant companies after Dec. 31, 2012 shall be imposed a final tax at either five percent  or 10 percent on the net capital gains [Sections 24(C), 25(B), 27(D)(2), 28(A)(7)(c) and 28(B)(5)(c), Tax Code as amended].

In addition to the final tax imposed on net capital gains after the lapse of the grace period, documentary stamp tax (“DST”) [Section 175, Tax Code as amended] is imposed on every transaction upon the execution of the deed transferring ownership or rights, or upon delivery, assignment or indorsement of such shares in favor of another.

In case of non-payment of the taxes prescribed, no sale, exchange, transfer or similar transactions intended to convey ownership of or title of any share of stock shall be registered in the books of the corporation unless the receipts of payment of the taxes and the Certificate Authorizing Registration (CAR) and/or Tax Clearance Certificate (TCL) under pertinent Revenue Regulations and issuances are filed with, and recorded by the stock transfer agent or secretary of the corporation.  Further, no transfer of shares of stock shall be recorded unless DST thereon has been duly paid for (Section 200, Tax Code as amended).

The taxes imposed under RR No. 16-2012 shall not apply to the following:
  • a. Dealers in securities, as defined under Section 22 (U) of the Tax Code, provided that, they shall be subject to Value-Added Tax (VAT) on the basis of their gross receipts and Income Tax from their sale or exchange of securities;
  • b. Investors in shares of stocks in a mutual fund company, as defined in Section 22 (B) of the Tax Code, in connection with the gains realized by said investor upon redemption of said shares of stock in a mutual fund company pursuant to Section 32(B)(7)(h) of the Tax Code; and
  • c. All other persons, whether natural or juridical, who are specifically exempt from national internal revenue taxes under existing investment incentives and other special laws.
Any person who causes the transfer of ownership or title of any share of stock without having been furnished with the receipts of the payment of the taxes due and corresponding CAR/TCL may be subject to penalties prescribed under the Tax Code.  The same provisions shall apply to any responsible director, corporate officer, partner or employee who fails to submit the reports required under this regulation.

Genesis L. Sampaga is a supervisor from the Tax Group of Manabat Sanagustin & Co. (MS&Co.), the Philippine member firm of KPMG International.

This article is for general information purposes only and should not be considered as professional advice to a specific issue or entity.

The views and opinions expressed herein are those of the author and do not necessarily represent the views and opinions of KPMG International or MS&Co. For comments or inquiries, please email manila@kpmg.com or rgmanabat@kpmg.com.
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Addendum to 08 January 2013 Top of Mind by Jamie Andrea Mar Y. Arlos
The BIR has started the year right by releasing its recent Revenue Memorandum Circular (“RMC”) No. 2-2013 issued to clarify certain provisions of RR No. 12-2012 on the deductibility of depreciation expenses as it relates to purchase of vehicles and other expenses related thereto, and the input tax allowed therefore.
Mind-boggling question as to the effectivity of said RR No. 12-2012 has now been spelled out by the RMC.  Explicitly stated in the RMC that the RR applies prospectively, meaning is effective on the date it was published, that is last Oct. 17, 2012.  Thus, it applies to land vehicles purchased upon its effectivity.  Prior to Oct. 17, 2012, land vehicles purchased where the purchased amount exceeded the threshold of P2,400,000, the RR does not apply.  As a general rule, revenue regulations are not retroactive, except if it is curative in nature and if it expressly states its retroactive application.

In addition to the effectivity of the RR, the RMC likewise clarifies that any loss that will be incurred as a result of a sale of non-depreciable vehicles (defined as passenger vehicles of all type, whether by land, water or air) shall NOT be allowed as deduction from gross income.

Lastly and for income tax purposes, all expenses related to the non-depreciable vehicles such as but not limited to repairs and maintenance, oil and lubricants, gasoline, spare parts, tires and accessories, premium paid insurance covering said vehicles and registration fees shall NOT be allowed as deduction in its entirety. For VAT purposes, all input taxes corresponding to the disallowed expenses for income tax purposes are likewise NOT allowed. 

A continuous update on the taxpayers is the best way to avoid any disallowance by the BIR considering its zeal to collect taxes and strictly implement all tax laws.

Sunday, January 13, 2013

How VAT affects real property sales

Businessworld (January 13, 2013) - THE PHILIPPINE economy continues to show many positive signs with noticeable indicators such as stable growth, increased remittances from overseas Filipino workers (OFWs), and a thriving outsourcing sector. As a result, there is also a strong parallel expectation that the country’s real estate industry will continue to flourish.

Investing in real estate, however, requires a significant amount of money, making it imperative for prospective buyers and real estate agents or sellers to be familiar with matters such as taxation of real estate transactions.

Revenue Regulations (RR) No. 16-05, as amended by RR Nos. 04-07, 3-2012 and, very recently, by 13-2012 prescribe the value-added tax (VAT) rules on real estate sales.

The sale of a residential lot with gross selling price (GSP) exceeding P1,919,500 (previously P1.5 million), and the sale of a residential house and lot or other residential dwelling with GSP exceeding P3,199,200 (previously P2.5 million), are subject to 12% VAT. These new threshold amounts apply to instruments of sale which are executed and notarized on or after Jan. 1, 2012. Here are some important definitions to know. GSP means the consideration or selling price stated in the sales document, or fair market value (FMV), whichever is higher. FMV is the FMV or zonal value as determined by the BIR, or the FMV in the real property tax (RPT) declaration, whichever is higher. If there is no zonal value, GSP refers to the FMV in the latest RPT declaration, or the consideration, whichever is higher. If the VAT is not stated separately in the document of sale, the selling price or consideration stated therein shall be deemed to be inclusive of VAT. Meanwhile, the FMV is deemed exclusive of VAT.

VAT-taxable sales of real property the consideration for which is paid by the buyer in full at the time of sale (i.e., cash sales) will be subject to VAT at the time of sale.

On the other hand, VAT-taxable sales of real property the consideration for which is paid by the buyer on installment (i.e., deferred payment) are classified for tax purposes into either (i) sales of property on the installment plan, or (ii) deferred-payment sales not on the installment plan. The determination as to whether the sale will be treated as a sale on the installment plan or a deferred payment sale not on the installment plan depends on the percentage of initial payments received in the year of sale over the GSP.

The term “initial payments” means all payments which the seller receives in the year of sale, either in cash or in property other than the evidence of indebtedness of the buyer. If the initial payments in the year of sale do not exceed 25% of the GSP, the transaction will be considered as a sale on the installment plan in which case the VAT is recognized based on collection. On the other hand, if the initial payments in the year of sale exceed 25% of the GSP, the transaction will be considered as a deferred payment sale not on the installment plan, in which case the VAT will be recognized outright in full at the time of sale as though the sale was a cash sale.

For installment sales, the seller should issue VAT official receipts (ORs) for the collections. The VAT should be declared on every installment. To illustrate, if the consideration is P5 million (excluding VAT) and the FMV is P6 million, the total VAT is P720,000 (12% of P6 million) where the VAT base is the FMV of P6 million. If the total amount collected (including interest and penalties for late payment) during the taxable year is P1 million (excluding VAT), the VAT on said collection shall be P144,000 (P720,000 multiplied by P1 million divided by P5 million). The remaining VAT of P576,000 (P720,000 less P144,000) shall be recognized upon collection of the remaining installments.

On the other hand, if the FMV is P4.5 million, the VAT base shall be the consideration of P5 million. Thus, the total VAT is P600,000 (12% of P5 million) where the VAT to be declared for the taxable year is P20,000 (P600,000 multiplied by P1 million divided by P5 million).

For deferred payment sale, the seller should issue a VAT invoice for the entire GSP. Using the illustration above, this would be the total VAT of P720,000 (12% of the FMV of P6 million). The VAT should be declared in the month of sale. Meanwhile, the seller shall issue non-VAT ORs for the subsequent collections since these are no longer subject to VAT. For both types of sales, the seller is required to separately indicate the amount of VAT on the face of the VAT invoice/OR. Moreover, these should be supported by a public instrument (e.g., deed of absolute sale, deed of conditional sale, contract/agreement to sell, etc.).

RR No. 13-2012 (effective Nov. 1, 2012), the most recent amendatory regulations, explicitly provides that the sale, transfer or disposal of two or more adjacent residential lots and/or dwellings by the same seller to the same buyer “within a 12-month period” although covered by separate titles and/or tax declarations, shall be considered as one residential area for VAT purposes.

The 12-month period was not mentioned in the old RR for purposes of determining whether the sale of two or more adjacent lots to the same buyer shall be considered as a sale of one residential area. This meant, in effect, that the sale of adjacent lots should be made on the same date (even if covered by different titles) so that the sale shall be considered as one residential area for VAT purposes.

However, under the new rules the sale, for example, of two adjacent lots with a value of P1 million each within a 12-month period shall be subject to 12% VAT since the aggregate selling price of P2 million will already exceed the VAT threshold of P1,919,500 for residential lots.

Moreover, RR 13-2012 provides that the sale of parking lots in a condominium is subject to VAT, regardless of amount, since it is not considered as a residential lot, house and lot or a residential dwelling. While investing in Philippine real estate may be considered financially rewarding due to the country’s positive economic performance, it is particularly important to know the VAT rules applicable to real estate sales, including its recent amendments. The knowledge can help investors reduce their tax obligations and avoid any risk of penalties.

Maricris U. See is a Senior Tax Director of SGV & Co.

This article is for general information only and is not a substitute for professional advice where the facts and circumstances warrant. The views and opinion expressed above are those of the author and do not necessarily represent the views of SGV & Co.