BIR Ruling No. 010-12

January 4, 2012 BIR RULING NO. 010-12 RA 7279; BIR Ruling No. 071-98; BIR Ruling No. DA-130-05; BIR Ruling No. [SH-(006) 076-09]; BIR Ruling No. [SH-(111) 715-09]; BIR Ruling No. [SH-(041)-317-09] National Housing Authority Regional Office No. 9 3rd Flr. Unit 5 Nationwide Appliance Center Bldg. Veterans Avenue, Zamboanga City Attention: Doris A. Siao Officer-in-Charge Gentlemen : This refers to your letter dated April 30, 2007 requesting exemption from payment of capital gains tax and documentary stamp tax on the sale of lots by the National Housing Authority (NHA) in favor of individual project beneficiaries pursuant to Republic Act 7279 otherwise known as the "Urban Development and Housing Act of 1992". Documents submitted disclosed that the NHA, with Taxpayer Identification No. 000-916-384-000, is the registered owner of three (3) parcels of land located at Catumbal, Cabaluay, Zamboanga City, covered by Transfer Certificate of Title (TCT) No. T-170,789 (with an area of 110 sq. m.), TCT No. T-170,948 (with an area of 160 sq. m.), and TCT No. T-170,951 (with an area of 160 sq. m.) of the Registry of Deeds for Zamboanga City; that the aforesaid lots shall be used for socialized housing project for teachers, policemen and other government and private employees; and that the lots under the aforementioned TCTs were sold by NHA to the following individuals: 1. Raul U. Cambonga TIN-209-506-227 2. Simplicio T. dela Cruz, Jr. TIN-137-692-481 3. Camila T. Jo TIN-144-917-305 In support of its request, NHA has completely submitted the following documents: 1) Written Application for Exemption filed with the Law Division; 2) Copy of the Transfer Certificates of Title (TCT) and Tax Declarations of the property; 3) Copy of the Deeds of Sale; 4) TINs of Buyer and Seller; and 5) Other pertinent documents. In reply, please be informed that Section 19 of Republic Act (RA) No. 7279, otherwise known as the Urban Development and Housing Act of 1992 provides as follows: TSacCH "Sec. 19. Incentives for the National Housing Authority. The National Housing Authority, being the primary government agency in charge of providing housing for the underprivileged and homeless, shall be exempted from the payment of all fees and charges of any kind, whether local or national, such as income and realty taxes. All documents or contracts executed by and in favor of the National Housing Authority shall also be exempt from the payment of documentary stamp tax and registration fees, including fees required for the issuance of transfer certificates of title." Under the foregoing provisions, NHA enjoys exemption from all forms of taxation. Thus, at the time of the sale of the above-stated property, NHA was not liable to pay any kind of taxes, fees and charges. Section 19 of RA 7279, gives incentives to the NHA, as the entity tasked by the National Government to carry out the purposes of RA 7279, in the form of exemptions from the payment of all national taxes, such as income tax and the corresponding creditable withholding tax or the capital gains tax, including exemptions from documentary stamp taxes upon documents or contracts executed by and in favor of the NHA. (BIR Ruling No. 071-98 dated May 25, 1998 and BIR Ruling No. [SH-(006) 076-09] dated February 6, 2009). Pertinent portions of RMC No. 42-01 dated October 5, 2001, provide, viz.: "A. National Housing Authority (NHA) The NHA, being the primary government agency in charge of providing housing for the underprivileged and homeless citizens shall be exempted from the payment of the following national internal revenue taxes: xxx xxx xxx (2) Documentary stamp tax on sales transactions executed by and in favor of the NHA in connection with socialized housing projects. Since Section 19 of R.A. 7279 exempts "all documents or contracts executed by and in favor of the NHA", the exemption from documentary stamp tax extends to the other party (either seller or buyer) that is dealing or transacting with the NHA." The exemption from documentary stamp tax of NHA in connection with any of its socialized housing project extends to the other party (either seller or buyer) that deals or transacts with the NHA. Consequently, the transfer by NHA of its real property in favor of the above named individuals is exempt from the payment of documentary stamp tax under Section 196 of the Tax Code of 1997, as amended. (BIR Ruling No. DA-130-05 dated April 6, 2005) However, please take note that this ruling is never intended and shall not be construed as giving authority to the concerned Register of Deeds to effect transfer of the land titles in the name of the buyers without the necessary certificate of authority to register issued by this Bureau. In this regard, this ruling shall be presented to the Revenue District Office (RDO) concerned in order for the latter to issue the Certificate Authorizing Registration (CAR) without the payment of the documentary stamp tax on the transfer of the subject realty by NHA. (BIR Ruling No. [SH-(111) 715-09] dated November 16, 2009) It is, however, understood that the Certificate Authorizing Registration (CAR) shall only be issued after the submission of the requirements provided under RMO No. 15-2003 and after it is established upon proper verification by the Revenue District Officer (RDO) concerned that, considering the rules on valuation of real property, the selling price per sale transaction for each qualified beneficiary does not exceed the price ceiling of P400,000.00 for house and lot packages and P160,000.00 for lots only, pursuant to Revenue Regulations No. 17-2001. Moreover, upon issuance of this letter of exemption, and upon registration of the document of sale, a lien on the Certificates or Title of the land to be issued in the name of the above named individuals/transferees shall be caused to be annotated by the Register of Deeds having jurisdiction over the properties, to the effect, that the said properties shall be used for socialized housing pursuant to RA 7279. (BIR Ruling No. DA-130-05 dated April 6, 2005) This ruling is being issued on the basis of the foregoing facts as represented. However, if upon investigation, it will be disclosed that the facts are different, then this ruling shall be considered null and void. EHCDSI Very truly yours, (SGD.) KIM S. JACINTO-HENARES Commissioner of Internal Revenue