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Tax Law - Main residence exemption - Part 1 of 3

Date: January 12, 2012

Authors: Jonathan Lim B.A., LL.B. (Hons)

CGT normally applies to capital gains that arise upon the disposal of land. To most individuals, the most important exemption applicable to this situation is the main residence exemption.

Availability

This exemption is only applicable if:
  • the taxpayer holding the land is an individual;

  • the property is a dwelling;
  • the dwelling is the main residence throughout the ownership period; and

  • the taxpayer did not acquire the dwelling as trustee or beneficiary of a deceased estate.

“Dwelling”

The ATO defines “dwelling” to include:

  • a house;
  • apartments or flats;
  • a strata title unit, e.g. townhouses, villas, duplexes, condominiums, etc;

  • a unit in a retirement village or retirement community; or

  • a mobile home, e.g. caravan, RV, houseboat.

“Main residence”

In determining whether the dwelling is the taxpayer’s main residence throughout the ownership period, the ATO will consider the following factors:

  • whether the taxpayer and the taxpayer’s family live in it;

  • whether the property has the taxpayer’s personal belongings in it;

  • whether it is the designated address for the taxpayer’s mail;

  • whether utility services are provided, e.g. electricity, gas;

  • whether it is the designated address for the electoral roll; and

  • whether the taxpayer intends to occupy the dwelling, taking into account whether the taxpayer lives at a particular location freely or by obligation.

As a general rule, a taxpayer may only claim one main residence for the exemption regardless of whether the relevant exemption granted by the ATO is partial or full. However, the taxpayer is not required to decide which is his or her main residence until the taxpayer has disposed of or will dispose of the property.

Example: What is a dwelling? CGT vs NSW land tax

B is an unconventional person. He buys a block of vacant land in Marrickville NSW. He plans to build a new home on the land. Purchase occurred in 2007/08. He obtains finance and constructs a small house on the land. Construction lasts until 2011/12.

In the meantime, B has no house. Rather than live in proper accommodation he sets up a “shed” on the vacant land. It consists of a temporary gypboard, stainless steel and wood structure. The shed has no plumbing, no electricity, no bed and contains almost no furniture. B sleeps on the steel floor. However, B keeps all his personal belongings there, his mail is delivered there and the electoral roll records the vacant lot as his address.

The house is completed on 3 January 2012. B promptly moves into the house.

In this situation, it has been held that for CGT purposes a main residence can include a temporary residence, including a mere “shed” with no facilities, erected on a construction site. B can therefore access the main residence exemption for the period 2007/08 to 2011/12.

However, B may have difficulty accessing the similar “principal place of residence” exemption from NSW land tax, even though the exemptions sound similar. Land tax normally requires the residence to be “designed, constructed and adapted” for residential purposes.

Conclusion

If you have concerns about the main residence exemption, call LAC Lawyers and we can provide advice and assistance.

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