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Edited version of your written advice
Authorisation Number: 1012763223745
Ruling
Subject: CGT - deceased estate - 2 year discretion
Question 1
Will the Commissioner exercise his 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 to 30 June 20WW?
Answer
Yes
Question 2
Can you disregard any capital gain or loss that arises from the disposal of the property under section 118-195 of the ITAA 1997?
Answer
Yes
This ruling applies for the following period:
Year ended 30 June 2015
The scheme commences on:
1 July 20WW
Relevant facts and circumstances
The deceased died in November 20XX
An asset within the deceased estate was a house (the property).
The property was the main residence of the deceased up to the date of her/his death.
The property has not been used to produce assessable income.
The Will of the deceased was not located until Early 20YY.
Probate was granted to X and Y to act as Executors and Trustees of the Estate in Late 20YY
During 20YY, X's child became ill, requiring hospitalisation and the need for ongoing care.
During 20ZZ, Y was effected by a natural disaster.
Y was also diagnosed as suffering from a medical condition and although able to generally manage the symptoms, there are periods of 'flare ups' in which Y is unable to function effectively or efficiently.
A number of essential repairs and general maintenance were required to get the property to a sellable condition.
A real estate agent was appointed to manage the sale of the property in late 20ZZ.
There were difficulties in locating the Title Deed of the property. The Title Deed was located in late 20WW.
The property sold at auction in late 20WW, with settlement due early 2015.
Relevant legislative provisions
Income Tax Assessment Act 1997 subsection 118-195(1)
Income Tax Assessment Act 1997 section 118-195
Reasons for decision
As per subsection 118-195(1) of the Income Tax Assessment Act 1997 (ITAA 1997), a capital gain or capital loss you make from a capital gains tax (CGT) event that happens in relation to a dwelling, or your ownership interest in it, is disregarded if:
(a) you are an individual and the interest passed to you as a beneficiary in a deceased estate, or you owned it as the trustee of a deceased estate; and
(b) at least one of the items in column 2 and at least one of the items in column 3 of the table are satisfied.
Beneficiary or trustee of deceased estate acquiring interest | |||
Item |
One of these items is satisfied |
And also one of these items | |
1 |
the deceased *acquired the *ownership interest on or after 20 September 1985 and the *dwelling was the deceased's main residence just before the deceased's death and was not then being used for the *purpose of producing assessable income |
your *ownership interest ends within 2 years of the deceased's death, or within a longer period allowed by the Commissioner | |
........... | |||
2 |
the deceased *acquired the *ownership interest before 20 September 1985 |
the *dwelling was, from the deceased's death until your *ownership interest ends, the main residence of one or more of: | |
|
|
(a) |
the spouse of the deceased immediately before the death (except a spouse who was living permanently separately and apart from the deceased); or |
|
|
(b) |
an individual who had a right to occupy the dwelling under the deceased's will; or |
|
|
(c) |
if the *CGT event was brought about by the individual to whom the *ownership interest *passed as a beneficiary - that individual |
You will only be able to disregard the capital gain from the sale of the property if the Commissioner extends the time period in which you can dispose of the property.
The following is a non-exhaustive list of situations in which the Commissioner would be expected to exercise the discretion to extend the time period in which you can dispose of the property:
• 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 (eg 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.
In determining whether or not to grant an extension the Commissioner is 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.
In your case, the delay in the disposal of the property was impacted by the trustees being unable to attend to the deceased estate due to serious personal situations, which included illness and natural disasters. There were also a number of other unforeseen factors outside the control of the trustees, which contributed to the delay of the property being available for sale.
Having considered the relevant facts, the Commissioner is able to apply his discretion under subsection 118-195(1) of the ITAA 1997 and allow an extension to the two year time limit to 30 June 20WW.
As a result, you will satisfy all of the conditions contained in section 118-195 of the ITAA 1997. Accordingly, you can disregard any capital gain or loss that arises as a result of the disposal of the property.