There is often scope to obtain significant tax relief for fixtures in commercial buildings. Recent key changes with regard to fixtures impact on the sale or purchase of property. This highlights the significance of ensuring that information on fixtures is available and that you enter into the transaction well-advised. We are able to review your position to ensure these valuable reliefs are claimed.
If you own a commercial property and have not claimed capital allowances on all relevant fixtures then it may be possible to make a substantial claim.
Purchasers of commercial property need to ensure that:
If the above requirements are not met then the ability to claim capital allowances on these fixtures will be lost to the purchaser and any future owners.
Vendors also need to take advice to ensure they are not exposed to an unexpected tax charge.
Fixtures claims
It is possible to claim capital allowances on fixtures within a building. This includes plant and machinery (e.g. fitted kitchens, sanitary ware, alarm systems and data cabling), as well as integral features (e.g. hot and cold water systems, lighting, electrical systems and air conditioning).
If the previous owners of a building were unable to make a claim on capital allowances then an opportunity may exist for you to claim based on the unrestricted market value of plant and machinery. We can undertake a review, in conjunction with qualified surveyors, to identify qualifying expenditure and reduce your tax liability or obtain a tax refund.
Is it applicable to me?
Properties where capital allowances have the greatest potential to add value include hotels, holiday parks, furnished holiday lets, nursing homes, medical premises, pubs and modern offices.
The value of fixtures is often in the region of 10% - 30% of the purchase price, so a capital allowance review is a worthwhile exercise and can generate substantial tax relief.
Example:
The partners of a partnership purchased a building costing £1.5m in November 2015. No capital allowances on fixtures had been claimed by the previous owners, a pension fund. A survey was carried out which identified that £300,000 of fixtures qualify for capital allowances. As higher rate taxpayers, the partners may benefit from £126,000 of tax relief over the life of the claim.
Commercial Property Standard Enquiries (CPSE)
The importance of the information provided on the CPSE form has been highlighted as a result of these changes. The purchaser will need to ensure that their solicitor receives full and proper answers on section 32 of the CPSE form. We can assist you with this process and analyse what the information provided means in relation to your tax relief.
Fixed value requirement
The vendor and new owner must jointly agree on the value of fixtures for tax purposes. This is normally achieved by a tax election within two years.
We provide advice in relation to property transactions and assist with the commercial negotiations.
It is also key for vendors to have an election in place to ensure they do not have an unexpected clawback of the allowances they have previously claimed.
Mandatory ‘pooling’ requirement
The rules introduced in 2014 brought in a ‘mandatory pooling’ requirement which means a buyer can only claim capital allowances if the vendor has first included the qualifying expenditure in their tax computation. It is therefore important that any qualifying expenditure is identified, as vendors are likely to be forced to do so on sale.
It is important to note that if a vendor fails or refuses to pool expenditure on fixtures (where it is possible to do so) there is no way for the purchaser to ‘retrieve’ the expenditure for capital allowances purposes so allowances on those fixtures will be lost to all future owners of the property.
This publication is produced by Francis Clark LLP for general information only and is not intended to constitute professional advice. Specific professional advice should be obtained before acting on any of the information Contained herein. Whilst Francis Clark LLP is confident of the accuracy of the information in this publication (as at the date of production), no duty of care is assumed to any direct or indirect recipient of this publication and no liability is accepted for any omission or inaccuracy.