BIR Ruling No. 142-15

May 4, 2015 BIR RULING NO. 142-15 Sec. 32, RA No. 7279; BIR Ruling No. 109-13 Precious Ville Homeowners Association, Inc . Brgy. San Nicolas, Oton, Iloilo Attention: Cecilia P. Biag President Gentlemen : This refers to the letter of Ma. Ana R. Oliveros, President of the Social Housing Finance Corporation (SHFC) dated December 23, 2014, endorsing the sale transaction between Francisco Aguirre and Precious Ville Homeowners Association, Inc. 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 Francisco Aguirre (TIN: 914-788-693-000) (hereinafter referred to as Landowner) is the registered owner of a parcel of land, identified as Lot 2, Pcs-06-005335, being a cons-subd. of lot 2388 & 2387, Iloilo Cad. 24 covered by Transfer Certificate of Title (TCT) No. 090-2011003466 issued by the Registry of Deeds for Iloilo City, Iloilo. The aforesaid property is situated at Brgy. San Nicolas, Oton, Iloilo City with an area of Seven Thousand Nine Hundred Sixty Nine square meters (7,969 sq.m.), more or less. Precious Ville Homeowners Association, Inc. (TIN: 429-788-568-000), on the other hand, is a homeowner's organization duly registered with the Housing and Land Use Regulatory Board (HLURB). On August 13, 2014, the parties executed a Deed of Absolute Sale whereby the Landowner, through his Attorney-in-Fact, Ma. Shenaida P. Oquendo, transferred and conveyed the subject property to Precious Ville Homeowners Association, Inc. at an agreed price of Six Million Three Hundred Seventy Five Thousand Two Hundred Pesos (P6,375,200.00). Pursuant to the certification issued by SHFC, the subject property covered by TCT No. 090-2011003466 actually comprises a Community Mortgage Program (CMP) Project and shall be proportionately distributed to the association's qualified member-beneficiaries. 1 For this purpose, Precious Ville Homeowners Association, Inc. 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 November 20, 2014. In support of its request, Precious Ville Homeowners Association, Inc. has completely submitted on February 11, 2015 the following documents: 1) SHFC letter application for tax exemption; 2) Certification of the President of the SHFC that the subject property qualifies and is actually a CMP project; 3) Certified true copy of the Deed of Absolute Sale to the Community Association; 4) Certified true copy of the Articles of Incorporation of the Community Association; 5) Certified true copy of the Masterlist of Qualified Beneficiaries duly certified by the SHFC; 6) Certified true copies of the TCT and Latest Tax Declaration of the Property Sold to the Community Association; 7) Certified true copy of the Location Plan of the Lot Sold to the Community Association; 8) TIN ID/BIR Certificate of Registration of the seller and the Homeowner's Association; and 9) 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 landowners who sold their properties 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 Precious Ville Homeowners Association, Inc. of the subject property covered by TCT No. 090-2011003466 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 Homeowner's 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. 109-13 dated March 21, 2013) However, the documentary stamp tax is not one of the taxes covered by the tax exemption clause in Sec. 20 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 realty or its fair market value determined in accordance with Section 6 (E) of the said Code, whichever is higher. (BIR Ruling No. 109-13 dated March 21, 2013) 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 title 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. 109-13 dated March 21, 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 the Tax Code of 1997. 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 Precious Ville Homeowners Association, Inc .Brgy. San Nicolas, Oton, Iloilo Name of Beneficiary Blk. No. Lot No. Total Area (sq.m.) 1 Aquino, Jayson A. 1 1 95.96 2 Aquino, Angelina M. 1 2 95.96 3 Besera, Eric N. 1 3 95.96 4 Paragat, Jonnah D. 1 4 95.96 5 Silloriquez, Lolito S. 1 5 95.96 6 Reyes, Ma. Lina F. 1 6 95.96 7 Doromal, Helen Grace C. 1 7 95.96 8 Oquendo, Christopher I. 1 8 95.96 9 Yanes, Ma. Gilda K. 1 9 95.96 10 Lazona, Jimmy T. 1 10 95.96 11 Animas, Jolly A. 1 11 95.96 12 Animas, Karen A. 1 12 95.96 13 Basilio, Jenny A. 1 13 95.96 14 Baylon, Dareen D. 1 14 95.96 15 Acua, Annabelle M. 1 15 95.96 16 Javier, Welma A. 1 16 95.96 17 Cabrera, Evangeline A. 1 17 95.96 18 Nacis, Michael C. 1 18 95.96 19 Muoz, Emilie P. 2 1 95.96 20 Basiao, Rachel Rose P. 2 2 95.96 21 Porras, Wilma R. 2 3 95.96 22 Grande, Milamae G. 2 4 95.96 23 Ambong, Mary Jean M. 3 1 95.96 24 Luzung, Catherine C. 3 2 95.96 25 Geganto, Emilie O. 3 3 95.96 26 Japitana, Mary Jean C. 3 4 95.96 27 Baremque, Luisito P. 3 5 95.96 28 Subaldo, Sharon A. 3 6 95.96 29 Balido, Jerico C. 3 7 95.96 30 Balasa, Joy J. 4 1 95.96 31 Layson, Grace J. 4 2 95.96 32 Abaygar, Ryan G. 4 3 95.96 33 Rodriguez, Marivic C. 4 4 95.96 34 Mosquera, Maria Fe C. 4 5 95.96 35 Amar, Cesar C. 4 6 95.96 36 Garcia, Ma. Sherlyn V. 4 7 95.96 37 Rodriguez, Antonio O. 4 8 95.96 38 Abad, Ana Marie M. 4 9 95.96 39 Aguirre, Helen M. 5 1 95.96 40 Tabanao, Recto S. 5 2 95.96 41 Ladoing, Nestor Q. 5 3 95.96 42 Quicoy, Rosalie C. 5 4 95.96 43 Seberias, Jonalyn M. 5 5 95.96 44 Basalatan, Jina C. 5 6 95.96 45 Baldelovar, Jovie B. 5 7 95.96 46 Sayno, Gritzel J. 5 8 95.96 47 Fresnillo, Carmela E. 5 9 95.96 48 Gevero, Venna Jane D. 5 10 95.96 49 Agtoto, Maria Zusitte F. 5 11 95.96 50 Fresnillo, Mark Anthony R. 6 1 68.54 51 Azarcon, Mario E. 6 2 95.96 52 Maalac, Maricel Y. 6 3 68.54 53 Adaya, Zenaida O. 6 4 95.96 54 Nacis, Joselyn C. 6 5 68.54 55 Lustria, Novy S. 6 6 95.96 56 Santillan, Saimon L. 6 7 89.11 57 Francisco, Carmen O. 6 8 89.11 58 Pama, Anna Liza R. 6 9 89.11 59 Taja-on, Natalie F. 6 10 89.11 60 Soberano, Nejean A. 6 11 89.11 61 Robles, Marchael Felip B. 6 12 89.11 62 Abogada, Candy A. 6 13 89.11 63 Destua, Adriano Jr. C. 6 14 89.11 64 Cadenas, Reynan L. 6 15 89.11 65 Balido, Angela Luz C. 6 16 89.11 66 Malban, Margaret R. 6 17 89.11 67 Haro, Pamela V. 6 18 89.11 68 Paez, Jojie S. 6 19 89.11 69 Madriaga, Lailanie V. 7 1 90.48 70 Ycoy, Marlon E. 7 2 89.11 71 Parcon, Juliet C. 7 3 90.48 72 Cervantes, Eugenia B. 7 4 89.11 73 Madrones, Ma. Elena J. 7 5 90.48 74 Abastilla, Augustina M. 7 6 89.11 75 Jaro, Elena M. 7 7 90.48 76 Cabucos, Ma. Floradel T. 7 8 89.11 77 Aldana, Leonor S. 7 9 90.48 78 Cabardo, Jhonalyn Y. 7 10 89.11 79 Ballesteros, Rubelyn O. 7 11 90.48 80 Robles, Jenifer N. 7 12 89.11 81 Hallares, Mary June C. 7 13 90.48 82 Robles, Julie N. 7 14 89.11 83 Biag, Cecilia P. 7 15 90.48 84 Valenzuela, Dave P. 7 16 89.11 85 Panaguiton, Rosalina D. 7 17 89.11 86 Estrella, Mary Grace C. 7 18 89.11 Footnotes 1. See Annex for the masterlist of qualified beneficiaries.