Recovery of input tax on goods included in the sale of a new house.

The recent Upper Tribunal (UT) case of Taylor Wimpey plc considered whether builders of new dwellings are able to recover input tax incurred on certain expenditure on goods supplied with the sale of a new house. We are aware that there are many cases stood behind this hearing and it is understood that the appellant’s claim amounts to circa £60 million alone. Unfortunately, the UT ruled against the appellant.

The rules

Before considering the impact of the case, I thought it worthwhile to look at the rules on this matter.

There is in place a Blocking Order (“Builders’ Block”) which prohibits recovery of input tax on goods which are not “building materials”. In most cases it is simple to determine what building materials are; bricks, mortar, timber etc, but the difficulty comes with items such as white goods (ovens, hobs, washing machines, dishwashers, refrigerators etc) carpets, and similar.  So what are the rules?

These are set out in HMRC’s VAT Notice 708 para 13.2

There are five criteria:

• The articles are incorporated into the buildings (or its site)
• the articles are “ordinarily” incorporated by builders into that type of building
• other than kitchen furniture, the articles are not finished or prefabricated furniture, or materials for the construction of fitted furniture
• with certain exceptions, the articles are not gas or electrical appliances
• the articles are not carpets or carpeting material

To qualify as building materials, goods have to meet all of these criteria

Examples of specific goods are given at VAT Notice 708 para 13.8 

The case

Generally, Taylor Wimpey’s argument was that under the VAT law in force at the time of the claim it was entitled to recover the VAT paid on these items and the Builders’ Block did not prevent it from recovering input tax on these goods. The VAT was properly recoverable as it was attributable to the zero rated sale of the house when complete. Taylor Wimpey further contended that if the Builder’s Block did apply, it was unlawful under EU law and should therefore be disapplied.  Additionally, there was a challenge on the meaning of “incorporates … in any part of the building or its site” and the meaning of “ordinarily installed by builders as fixtures”.

The Builders’ Block which prevents housebuilders from reclaiming VAT on such goods was challenged on the basis that the UK was not allowed to extend input tax blocks, as it had done in 1984 (white goods) and 1987 (carpets).

The decision

The UT ruled that the block could be extended in relation to supplies which were zero-rated and that the block properly applied to most of appellants’ claim.  The UT held that only goods “ordinarily installed” in a house were excepted from the block, but that exception does not cover white goods and fitted carpets supplied since the appropriate rule changes.

Commentary

This ruling was not really a surprise and, unless Taylor Wimpey pursues this further it provides clarity.  It demonstrates that technology and the requirements of a modern house purchaser have moved on significantly since the 1970s and 1980s.  I doubt many houses built in the 1970s had dishwashers or extractor hoods.  The ruling does bear reading from a technical viewpoint as my summary does not go into the full reasons for the decision.  If you, or your client have a claim stood behind this case it is obviously not good news as claims for white goods are extremely limited.  If you have mistakenly claimed for white or similar goods, it would be prudent to review the position in light of this case.  The decision also affects claims via the DIY Housebuilder’s Scheme.  Details of this scheme here