Tinig Buklod Para Sa Bahay Pangarap ng Sitio Bukid HOA, Inc. Ph. II

April 5, 2016 BIR RULING NO. 103-16 RA No. 7279; BIR Ruling No. 053-15 Tinig Buklod Para Sa Bahay Pangarap ng Sitio Bukid HOA, Inc. Ph. II Sitio Bukid, Brgy. Riverside San Pedro, Laguna Attention: Andres B. Manangat Jr. President Gentlemen : This refers to the letter of Ma. Ana R. Oliveros, President of Social Housing Finance Corporation (SHFC) dated November 10, 2015, endorsing the sale transaction between Viewer's Palace Development Corporation and Tinig Buklod Para Sa Bahay Pangarap ng Sitio Bukid HOA, Inc. Ph. II for exemption from the payment of Capital Gains Tax and other taxes in accordance with the Republic Act (RA) No. 7279, otherwise known as the "Urban Development and Housing Act of 1992". Documents submitted disclose that Viewer's Palace Development Corporation (TIN 000-641-930-000) (hereinafter referred to as Landowner) is the registered owner of a parcel of land, identified as Lot 315 of plan Gss-577, Sheet 12 covered by Transfer Certificate of Title (TCT) No. T-204264 issued by the Registry of Deeds for the Calamba Branch. The aforesaid property is situated at Brgy. Riverside, San Pedro, Laguna with an area of Twenty Thousand Two Hundred Two square meters (20,202 sq.m.), more or less. Tinig Buklod Para Sa Bahay Pangarap ng Sitio Bukid HOA, Inc. Ph. II (TIN 415-952-530-000), on the other hand, is a homeowner's organization duly registered with the Housing and Land Use Regulatory Board (HLURB). On November 10, 2014, the parties executed a Deed of Absolute Sale whereby the Landowner transferred and conveyed Six Thousand One Hundred square meters (6,100 sq.m.) portion of the subject property to Tinig Buklod Para Sa Bahay Pangarap ng Sitio Bukid HOA, Inc. Ph. II at an agreed price of Eight Million One Hundred Eighty Two Thousand Seven Hundred Eighty Four Pesos (P8,182,784.00). Pursuant to the certification issued by SHFC, 6,100 sq.m. out of 20,202 sq.m. covered by TCT No. T-204264 actually comprise a Community Mortgage Program (CMP) Project and shall be proportionately distributed to the association's qualified member-beneficiaries. 1 For this purpose, Tinig Buklod Para Sa Bahay Pangarap ng Sitio Bukid HOA, Inc. Ph. II secured a housing loan under the CMP, a financing assistance program of the SHFC a subsidiary of the National Home Mortgage Finance Corporation (NHMFC). Documentary Stamp Tax (DST) due on the sale has been paid on September 28, 2015. In support of its request, Tinig Buklod Para Sa Bahay Pangarap ng Sitio Bukid HOA, Inc. Ph. II has completely submitted on November 13, 2015 the following documents: 1) SHFC letter application for tax exemption; 2) Certification of the President of the SHFC that 6,100 sq.m. portion of the subject properties qualifies and is actually a CMP project; 3) SHFC Letter-Guaranty No. 1013; 4) Certified true copy of the Deed of Absolute Sale to the Community Association; 5) Certified true copy of the Articles of Incorporation of the Community Association; 6) Certified true copy of the Masterlist of Qualified Beneficiaries duly certified by the SHFC; 7) Certified true copy of the TCT and Latest Tax Declaration of the Property Sold to the Community Association; 8) Certified true copy of the Location Plan of the Lot Sold to the Community Association; 9) TIN ID/BIR Certificate of Registration of the seller and the Homeowner Association; and aScITE 10) Other pertinent documents. In reply, please be informed that pursuant to Section 32 of RA No. 7279, pertinent portions of which state that: "Sec. 32. Incentives. To encourage its wider implementation, participants in the CMP shall be granted with the following privileges or incentives: xxx xxx xxx (b) Properties sold under the CMP shall be exempted from the capital gains tax; and" the landowner who sold its property under CMP for use in a socialized housing project are exempt from the payment of capital gains tax. Such being the case, the sale by the landowner to Tinig Buklod Para Sa Bahay Pangarap ng Sitio Bukid HOA, Inc. Ph. II of the 6,100 sq.m. out of 20,202 sq.m. covered by TCT No. T-204264 is exempt from the capital gains tax. Upon issuance of this letter of exemption, and upon registration of the document of sale, a lien on the Certificate of Title of the land to be issued in the name of the Homeowners Association shall be annotated by the Register of Deeds having jurisdiction over the property, to the effect that the said property shall be used for socialized housing pursuant to RA No. 7279. (BIR Ruling No. 053-15 dated February 27, 2015) However, the documentary stamp tax is not one of the taxes covered by the tax exemption clause in Sec. 32 of RA 7279. Accordingly, the landowners are liable to pay the documentary stamp tax on the document conveying the afore-stated property imposed under Section 196 of the Tax Code of 1997, based on the consideration contracted to be paid for such realties or their fair market values determined in accordance with Section 6 (E) of the said Code, whichever is higher. (BIR Ruling No. 053-15 dated February 27, 2015) It is, however, understood 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 buyer 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). The CAR shall only be issued after the submission of the requirements provided under RMO 15-2003. (BIR Ruling No. 053-15 dated February 27, 2015) Moreover, under Section 109 (1) (P) of the Tax Code of 1997, as amended by R.A. 9337, the sale of real properties utilized for low-cost and socialized housing as defined by R.A. No. 7279 shall be exempt from value-added tax (VAT), thus, the sale of the 6,100 sq.m. out of 20,202 sq.m. covered by TCT No. T-204264 by the landowner to Tinig Buklod Para Sa Bahay Pangarap ng Sitio Bukid HOA, Inc. Ph. II is exempt from the imposition of VAT. (BIR Ruling No. 304-2013 dated August 6, 2013) Notwithstanding the foregoing, the Bureau of Internal Revenue shall conduct verification and post-audit that the actual occupants of the property transferred under the CMP are qualified beneficiaries and therefore, the sellers are entitled to exemption from capital gains tax or income tax imposed under Sec. 27 (D) (5) the Tax Code of 1997, as amended. This ruling is being issued on the basis of the foregoing facts as represented. However, if upon investigation, it will be ascertained that the facts are different, then this ruling shall be considered as null and void. Very truly yours, (SGD.) KIM S. JACINTO-HENARES Commissioner of Internal Revenue ANNEX Tinig Buklod Para Sa Bahay Pangarap ng Sitio Bukid HOA, Inc. Ph. II Sitio Bukid, Brgy. Riverside San Pedro, Laguna Name of Beneficiary Blk. Lot Total Area No. No. (sq.m.) 1 Muralla Jr., Pacito G. 1 1 38.82 2 Genabe, Yumi S. 1 2 38.82 3 Tumpap, Francisco G. 1 3 38.82 4 Guapo, Roberto J. 1 4 38.82 5 Estandarte, Emily D. 1 5 38.82 6 Moriones, Venancio M. 1 6 38.82 7 Reformina, Amelia M. 1 7 38.82 8 Canzado, Gilbert O. 1 8 38.82 9 Palomo, Jonathan T. 1 10 38.82 10 Ferrer, Danilo B. 1 11 38.82 11 Lavado Jr., Sixto B. 1 12 38.82 12 Villacorta, Lea E. 1 13 38.82 13 Villacorta, Montesa E. 1 14 38.82 14 Balingit, Eva D. 2 1 38.82 15 Delos Santos, Melissa B. 2 2 38.82 16 Delos Santos, Lorena B. 2 3 38.82 17 Afable Jr., Rogelio O. 2 4 38.82 18 Tabal, Ruel O. 2 5 38.82 19 Alenton, Joyto D. 2 6 38.82 20 Alenton Jr., Antonio D. 2 7 38.82 21 Garan, Mary Adrelyn C. 2 8 38.82 22 Olay, John Robert Andrew S. 2 9 38.82 23 Calarasa, Evangeline D. 2 10 38.82 24 Marana, Annabelle D. 2 11 38.82 25 Casilan, Nenita A. 2 12 38.82 26 Indoc, Ma. Cristina D. 3 1 38.82 27 Alcaraz, Julieta M. 3 2 38.82 28 Manjia, Valeriana C. 3 3 38.82 29 Alcantara, Teresita C. 3 4 38.82 30 Alcantara, Mark Jayson C. 3 5 38.82 31 Alico, Nieves V. 3 6 38.82 32 Pacheco, Olivia Joy R. 3 7 38.82 33 Namocatcat, Alfredo L. 3 8 38.82 34 Ramboyong, Mark Angelo C. 3 9 38.82 35 Francisco, Joemar D. 3 10 38.82 36 Geronimo, Rowel B. 3 11 38.82 37 Nabong, Leonardo L. 3 12 38.82 38 Betara, Michael C. 3 13 38.82 39 Sanchez, Alejandro B. 3 14 38.82 40 Carel, Ricardo L. 3 15 38.82 41 Pascua, Rowena A. 3 16 38.82 42 De Leon, Michael M. 3 17 38.82 43 Pascua, Resty A. 3 18 38.82 44 San Juan, Amelyn L. 3 19 38.82 45 Geronimo, Roland B. 3 20 38.82 46 Vedana, Erick F. 3 21 38.82 47 Marana, Jilber D. 3 22 38.82 48 Gilbuena, Agie C. 3 23 38.82 49 Marana, Ronabelle B. 3 24 38.82 50 Gonzales, Nino S. 3 25 38.82 51 Dequina, Micguel O. 3 26 38.82 52 Caballo, Gray A. 3 27 38.82 53 Flores Jr., Francisco S. 3 28 38.82 54 Abejero, Josephine C. 4 1 38.82 55 Tantan, Juliemar S. 4 2 38.82 56 Magistrado, Evelyn C. 4 5 38.82 57 Amianes, Jeoffrey M. 4 6 38.82 58 Amianes, Cesar M. 4 7 38.82 59 Afable, Reynante O. 4 8 38.82 60 Soledad, Arnulfo B. 4 9 38.82 61 Macagomban, Albar O. 4 10 38.82 62 Lampar, Edgar P. 4 11 38.82 63 Deocareza, Eduardo E. 4 12 38.82 64 Deocareza, Florentino E. 4 13 38.82 65 Manangat Jr., Andres B. 4 14 38.82 66 Adora, Romar T. 4 15 38.82 67 Maquirang, Marian R. 5 1 38.82 68 Ancheta, Ma. Liezel F. 5 2 38.82 69 Seo, Benedick C. 5 3 38.82 70 Caete, Jayson M. 5 4 38.82 71 Melo Jr., Simeon M. 5 5 38.82 72 Tabal, Marife O. 5 6 38.82 73 Esponilla, Nida D. 5 7 38.82 74 Ligutan, Jerry O. 5 8 38.82 75 Gura, Gloria L. 5 9 38.82 76 Perez Jr., Crisencio M. 5 10 38.82 77 Igonia, Leonardo R. 5 11 38.82 78 Igonia, Virginia R. 5 12 38.82 79 Marcos, Josephine O. 5 13 38.82 80 Reposo, Maurice D. 5 14 38.82 81 Malagueo, Gigi N. 5 15 38.82 82 Peladra, Edelina M. 5 16 38.82 83 Torio, Preciosa A. 5 17 38.82 84 Casilan, Jenniffer A. 6 1 38.82 85 Canolo, Nemesia R. 6 2 38.82 86 Aluciman Reynaldo V. 6 3 38.82 87 Navarrete, Evelyn R. 6 4 38.82 88 Ocampo, Cristina C. 6 5 38.82 89 Bahia, Crisencia C. 6 6 38.82 90 Caranghe, Anacita A. 6 7 38.82 91 Pura, Pio G. 6 8 38.82 92 Oasa, Janet S. 6 9 38.82 93 Ocampo, Jocelyn B. 6 10 38.82 94 Laig, Jessica Sarah D. 6 11 38.82 95 Samontaez, Cerilo B. 6 12 38.82 96 Torres, Alvin C. 6 13 38.82 97 Bayson, Divina R. 6 14 38.82 98 Mora, Ernesto P. 6 15 38.82 99 Malto, Mary Joy P. 6 16 38.82 100 Tonido, Lovely Dez C. 6 17 38.82 101 Malto, Cesar Jr. P. 6 18 38.82 102 Tonido III, Delfin C. 6 19 38.82 103 Ballesteros, Marilyn B. 6 20 38.82 104 Lenesis, Melinda L. 6 21 38.82 105 Lucero, Melo C. 6 22 38.82 106 Soriano, April Joy P. 6 23 38.82 107 Lucero, Manolo C. 6 24 38.82 108 Sigue, Darlita S. 6 25 38.82 109 Vasquez, Rudy P. 6 26 38.82 110 Ellera, Rosita R. 6 27 38.82 111 Lacaba, Julius R. 6 28 38.82 112 Ibarreta, Marvin M. 6 29 38.82 113 Soria, Arsenio R. 6 30 38.82 114 San Juan, Nio R. 6 31 38.82 115 Laurente, Mary Joy Y. 6 32 38.82 116 Bonaobra, Emily A. 6 33 38.82 117 Diones, Eric A. 6 34 38.82 118 Pacia, Ian M. 6 35 38.82 119 Cubilla, Cristina L. 6 36 38.82 120 Ong, Franklin M. 6 37 38.82 121 Lapiz, Mariane L. 6 38 38.82 122 Demol, Saturnina H. 6 39 38.82 123 Ortega, Ryan M. 6 40 38.82 124 Demol, Rowena H. 6 41 38.82 125 Ortega, Denise M. 6 42 38.82 126 Capuchino, Rosalie F. 6 43 38.82 127 Gelera, Melca O. 6 44 38.82 128 Delos Santos, Irene F. 6 45 38.82 129 Tantan, Julieto D. 6 46 38.82 130 De Guzman, Inocencia B. 6 48 38.82 131 De Guzman, Roxanna B. 6 49 38.82 132 Marcos, Rafael O. 6 50 38.82 133 Manangat, Pio B. 7 1 38.82 134 Suazo, Cleotilde C. 7 2 38.82 135 Oledan, Rufino P. 7 3 38.82 136 Francisco, Arlene B. 7 4 38.82 137 Arizabal, Queenshedale D. 7 5 38.82 138 Palmani, Erika H. 7 6 38.82 139 Mendoza, Nestor T. 7 7 38.82 140 Buenaobra, Evangeline S. 7 8 38.82 141 Nabong, Alejandro A. 7 9 38.82 142 Santos, Gemma B. 7 11 38.82 143 Bolalaque, Antonio B. 7 12 38.82 144 Bolalaque, Jenilyn O. 7 13 38.82 145 Yumang, Lourdeliza O. 7 14 38.82 146 Ferrer, Gerald B. 7 15 38.82 147 Laurente, Flordeliza B. 7 16 38.82 148 Pajares, Rolando P. 7 17 38.82 149 Baldonado, Victorio W. 7 18 38.82 150 Baldonado, Perpecto I. 7 19 38.82 151 Duapa, Lucie V. 7 20 38.82 152 Borja, Jean P. 7 21 38.82 153 Daan, Renerio G. 7 22 38.82 154 Jamito, Amelito B. 7 23 38.82 155 Maritana, Artemio P. 7 24 38.82 156 Ligutan, Allan M. 7 25 38.82 157 Rodriguez, Adoracion Z. 7 26 44.36 Footnotes 1. See Annex for the masterlist of qualified beneficiaries.