Personal Tax – CGT: Deceased Estates

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It is relatively common for a taxpayer to inherit residential property under a will. While an inherited dwelling can be a wonderful gift, it often results in capital gains tax (CGT) implications, particularly where the taxpayer later sells the property. Individuals who inherit deceased estates therefore need to be aware of how the CGT rules work.

Generally, a CGT liability arises when a capital gain is made on the sale of a property. However, a taxpayer may be fully or partially exempt from CGT if the transaction involves the sale of a deceased person’s main residence, provided certain conditions are satisfied.

This article examines the rules surrounding application of the CGT main residence exemption contained in the tax law, in the context of a beneficiary selling a dwelling they acquired from a deceased estate.

Main residence exemption: basic rules

The main residence exemption rules appear in Subdiv 118-B of the Income Tax Assessment Act 1997. They provide that a capital gain or loss made on the disposal of a dwelling is generally disregarded for CGT purposes if the dwelling is a main residence of the taxpayer throughout the ownership period.

The tax legislation defines “ownership” as a legal or equitable interest or a right or licence to occupy the land or dwelling. The ownership period of a dwelling is the period during which the individual had an ownership interest in the dwelling or land.

The definition of “dwelling” includes a unit of residential accommodation, a caravan or a houseboat, and a dwelling can be made up of more than one unit of accommodation – for example, a house with a granny flat – provided they are used together as a single residence (see Taxation Determination TD 1999/69).

The main residence exemption is only available to natural persons, so it does not apply where a company or trust owns a residence, except where the residence is vested in the trustee of a deceased estate and it is the main residence of a surviving spouse.

Deceased estates and main residence

For a beneficiary taxpayer who inherits a dwelling to have access to the main residence exemption, the dwelling must have been a “main residence” of the deceased person at the date of their death. This generally means the person lived in the dwelling and it was their main residence during their lifetime, or the person stopped living in the dwelling but continued to treat it as their main residence during their lifetime. This could occur, for example, when the person lived in a retirement home or aged care facility during their later years.

A taxpayer who inherits a main residence and subsequently sells the property may be able to access either full or partial exemption from CGT. The conditions to be satisfied to access the exemption depend on whether the deceased person acquired the dwelling before or after 20 September 1985:

Full CGT exemption

Deceased person acquired the dwelling before 20 September 1985 and beneficiary acquired it after 20 September 1985

Where the dwelling is a pre-CGT asset in the hands of the deceased person, the taxpayer can disregard any capital gain or loss on the sale of the dwelling if either of the following applies:

  • condition 1: the taxpayer disposed of the property within two years of the deceased person’s death; or
  • condition 2: the disposal did not occur within two years, but from the date of the death until the time of the sale, the dwelling was not used to produce income and it was the main residence of the surviving spouse, an individual with a right to occupy the home under the will, or a beneficiary of the estate.

There is no requirement for a pre-CGT dwelling to have been the main residence of the deceased person.

The Commissioner of Taxation has discretion to extend the two-year period under certain circumstances.

Deceased person acquired the dwelling on or after 20 September 1985

Where the dwelling is a post-CGT asset in the hands of the deceased person, the taxpayer can disregard any capital gain or loss on the sale of the dwelling, provided certain conditions are met. There are different conditions depending on whether the taxpayer acquired the post-CGT dwelling before or after 20 August 1996.

Where the dwelling passed to the taxpayer on or before 20 August 1996, the full exemption is available if:

  • the dwelling was the deceased person’s main residence for their entire ownership period during their lifetime and they did not use it to produce income; and
  • condition 2 (described above) is met.
  • Where the dwelling passed to the taxpayer after 20 August 1996, the full exemption is available if:
  • the dwelling was the deceased person’s main residence just before their death and it was not being used to produce income at that time; and
  • either condition 1 or condition 2 (described above) is met.
Illustrative example 1

Andrew was the sole occupant of a home he bought in Coburg, Victoria, in December 1998. It was his main residence throughout his ownership period. Andrew died in April 2011 and left the house to his only daughter, Leanne. Leanne rented out the house for a short period, then sold it 18 months after her father died.

Is Leanne entitled to the full CGT exemption?

Yes, because she disposed of it within two years of her father’s death, it was her father’s main residence just before his death and it was not used to produce income at that time.

Partial CGT exemption

Where a dwelling was not the deceased person’s main residence during the full period of their ownership, a full or part exemption from CGT may be still available. The taxable capital gain or loss amount is calculated according to a formula prescribed in the legislation:

 Term  Pre-CGT dwelling  Post-CGT dwelling
Non–main residence days The number of days from the deceased person’s death until the disposal date, when the dwelling was not the main residence of the surviving spouse, an individual with a right to occupy it under the will, or the beneficiary The sum of (a) the number of days after the date of the death when the dwelling was not the main residence of the surviving spouse, an individual with a right to occupy under the will or the beneficiary, and (b) the number of days during the deceased person’s ownership period when the dwelling was not their main residence.
Total days The number of days from the deceased person’s death until the date of the dwelling’s disposal The number of days from the date the deceased person acquired the dwelling until the date of its disposal

If the ownership interest is disposed of within two years of the deceased person’s death, the taxpayer can ignore the non-main residence days and total days in the period from the date of death until the date of disposal if this reduces the tax liability.

Cost base of the dwelling

Where the dwelling was a post-CGT asset of the deceased person, the taxpayer inherits the deceased person’s cost base. If it was a pre-CGT asset of the deceased person, the taxpayer is taken as acquiring the dwelling for its market value at the date of the death.

Illustrative example 2

Zoe bought a house on 8 October 1995 and used it solely as a rental property. When Zoe died on 7 June 2005, the house passed to her son, John, and he used it as his main residence.

John then sold the house in November 2009, making a capital gain of $250,000 from the sale.

Is John eligible for the full CGT exemption?

No. Zoe never used the property as her main residence, so John cannot claim the full exemption for a main residence.

Is John eligible for the partial CGT exemption?

Yes, because he used the house as his main residence. John must use the prescribed formula to calculate the taxable portion of his capital gain.

Zoe owned the house for 3,531 days. John then lived in the house for 1,635 days. This gives 5,166 total days.

Zoe used the house as a rental property from the time she acquired it, so there were 3,531 non-main residence days.

Using the formula, the taxable portion of John’s capital gain is $170,876 ($250,000 x (3,531/5,166)).

On the basis that he is eligible to access the 50% CGT discount, John has a capital gain of $85,438.

Talk to us

Do you think the full or partial CGT exemption could apply to your circumstances? Please contact our office on (02) 9954 3843 for further information.

Article as seen at http://checkpointmarketing.thomsonreuters.com/