Edited version of your private ruling

Authorisation Number: 1012609931486

Ruling

Subject:Capital gains tax - deceased estate - Commissioner's discretion to extend the two year period - main residence exemption

Question

Will the Commissioner exercise discretion under subsection 118-195(1) of the Income Tax Assessment Act 1997 (ITAA 1997) and allow an extension of time to the two year period?

Answer

No.

This ruling applies for the following period

Year ended 30 June 2014.

The scheme commences on

1 July 2013.

Relevant facts and circumstances

The deceased acquired a property before 20 September 1985, which was their main residence. The deceased's child, child A has resided in the property with their parents prior to 20 September 1985.

More than two years ago the deceased passed away.

The executors of the deceased estate are a number of their children, child A and child B.

The beneficiaries of the deceased's estate are:

• the deceased's grandchild

• the deceased's children, child A, child B and child C.

Under the deceased's will child A has the right to live in the property free of charge on the condition that they:

• pays all rates and taxes and other outgoings on the property

• keeps the property in good and habitable state of repair, fair wear and tear, and

• keeps the property insured.

The right of residence shall cease in the event of:

• the death of child A

• the failure of child A, in the opinion of the deceased's trustee, to continue to reside permanently in the residence, or

• the failure of child A to comply within a reasonable period, in the opinion of the deceased's trustee, with the conditions clause, or

• child A notifies the deceased trustee that they no longer wishes to reside in the property.

Child B and child C wish to dispose of the property.

You are unable to dispose of the property because child A does wish to relinquish their right to live in the property and they are not deceased.

You are asking the Commissioner for an extension of time of more than three months after the life interest is terminated to allow time for the remaining beneficiaries to prepare the property, list, sell and settle.

Relevant legislative provisions

Income Tax Assessment Act 1997 section 104-10

Income Tax Assessment Act 1997 subsection 118-130(3)

Income Tax Assessment Act 1997 section 118-195

Income Tax Assessment Act 1997 subsection 118-195(1)

Reasons for decision

A capital gain or capital loss is disregarded under section 118-195 of the ITAA 1997 where a capital gains tax event happens to a dwelling if it passed to you as an individual beneficiary of a deceased estate or you owned it as the trustee of the deceased estate.

The availability of the exemption is dependent upon:

• who occupied the dwelling after the date of the deceased's death, or

• whether the dwelling was disposed of within two years of the date of the deceased's death.

For a dwelling acquired by the deceased, you will be entitled to a full exemption if:

• the dwelling was, from the deceased's death until your ownership interest ends, the main residence of one or more of the following relevant individuals:

• the spouse of the deceased immediately before death (except a spouse who was living permanently separately and apart from the deceased)

• an individual who had a right to occupy the dwelling under the deceased's will, or

• an individual beneficiary to whom the ownership interest passed and that person disposed of the dwelling in their capacity as beneficiary, or

• your ownership interest ends within two years of the deceased's death.

In your case, when the deceased died, an interest in the property passed to you. The property was the deceased's main residence prior to death, and at that time, was not being used to produce assessable income. However, the property will cease to be occupied by a relevant individual after their death and therefore this basis of exemption may not be available.

If the life tenant does not occupy the property for all of the executors' ownership period, only a partial exemption will apply.

Subsection 118-130(3) of the ITAA 1997 provides that where the sale or other disposal of the dwelling proceeds under a contract, the ownership interest ends at the time of settlement of the contract of sale and not at the time of entering the contract.

The property sale will settle more than two years after the deceased's death, therefore, the alternative basis of exemption is also not satisfied.

However, subsection 118-195(1) of the ITAA 1997 confers on the Commissioner discretion to extend the two year exemption period, thus this alternative basis of exemption in the provision may apply.

The following is a non-exhaustive list of situations in which the Commissioner would be expected to exercise the discretion:

• the ownership of a dwelling or a will is challenged

• the complexity of a deceased estate delays the completion of administration of the estate

• a trustee or beneficiary is unable to attend to the deceased estate due to unforeseen or serious personal circumstances arising during the two year period (for example: the taxpayer or a family member has a severe illness or injury), or

• settlement of a contract of sale over the dwelling is unexpectedly delayed or falls through for reasons outside the beneficiary or trustee's control.

You are unable to dispose of the property because child A does wish to relinquish their right to live in the property and they are not deceased.

In determining whether or not to grant an extension the Commissioner is also expected to consider whether and to what extent the dwelling is used to produce assessable income and how long the trustee or beneficiary held it.

Having considered the relevant facts, the Commissioner is not able to apply his discretion under subsection 118-195(1) of the ITAA 1997 and allow an extension to the two year time limit.

The normal capital gains tax (CGT) rules will apply to the disposal of the property.

CGT

The most common CGT event, CGT event A1, occurs when you dispose of an asset to another entity.  The time of the event is when you enter into the contract for disposal of it, or if there is no contract when the change of ownership occurs.

If two or more people acquire a property asset together it can be either tenants in common or as joint tenants.

If a tenant in common dies, their interest in the property is an asset of their deceased estate. This means it can be transferred only to a beneficiary of the estate to be disposed of (or otherwise dealt with) by the trustee/s of the estate.

Deceased estate - main residence

Special rules apply to the asset that was a deceased person's main residence. If you inherit a deceased person's dwelling, you may be exempt or partially exempt when a CGT event occurs to it.

Information on how CGT applies is available on our website - www.ato.gov.au.