Tax Laws Amendment (2011 Measures No. 5) Act 2011 (62 of 2011)

Schedule 3   National Rental Affordability Scheme

Part 1   National Rental Affordability Scheme Tax Offset

Division 2   Elections by NRAS approved participants

Income Tax Assessment Act 1997

4   After section 380-10

Insert:

380-11 Elections by NRAS approved participants

Scope

(1) This section and sections 380-12 and 380-13 apply if:

(a) a *member (the electing member ) of an *NRAS consortium would, apart from subsection 380-12(3), be entitled to a *tax offset under section 380-10 for an income year because of:

(i) an *NRAS certificate in relation to an *NRAS year; and

(ii) an *NRAS dwelling covered by the NRAS certificate; and

(b) the electing member was the *NRAS approved participant of the NRAS consortium at any time during the NRAS year; and

(c) the electing member elects to have this section apply to the NRAS certificate and NRAS dwelling for the income year.

Requirements for an election

(2) The election must be made:

(a) in the *approved form; and

(b) within 30 days after the day the *Housing Secretary issues the *NRAS certificate.

(3) The Commissioner may require a copy or copies of the election to be given, within the 30 day period mentioned in paragraph (2)(b):

(a) to the Commissioner; or

(b) to each *member of the *NRAS consortium who may be entitled to a *tax offset under section 380-12 as a result of the election; or

(c) both to the Commissioner and to each such member.

(4) The election may not be revoked.

380-12 Elections by NRAS approved participants - tax offsets

Entitlement to tax offset

(1) A *member of the *NRAS consortium (other than the electing member) is entitled to a *tax offset for the income year if the member is an individual, a *corporate tax entity or a *superannuation fund.

Amount of tax offset

(2) The amount of the *tax offset is the amount worked out using the following formula:

where:

member’s rent means:

(a) if *NRAS rent was payable for the *NRAS dwelling in relation to the whole of the *NRAS year - the rent *derived by the *member from the NRAS dwelling during the NRAS year; or

(b) if NRAS rent was payable for the NRAS dwelling in relation to only part of the NRAS year - the rent derived by the member from the NRAS dwelling during that part of the NRAS year.

total rent means:

(a) if *NRAS rent was payable for the *NRAS dwelling in relation to the whole of the *NRAS year - the rent *derived from the NRAS dwelling during the NRAS year; or

(b) if NRAS rent was payable for the NRAS dwelling in relation to only part of the NRAS year - the rent derived from the NRAS dwelling during that part of the NRAS year.

(3) The *tax offset to which the electing member would otherwise be entitled under section 380-10 for the income year because of the *NRAS certificate and the *NRAS dwelling is reduced by the same amount.

(4) Treat the references in subsection (2) to the *NRAS year as being references to a period that occurs during the NRAS year, if the *NRAS certificate is apportioned for the period.

Amount of tax offset - rent that passes through NRAS approved participant

(5) For the purposes of the references in the definitions in subsection (2) to rent *derived from the *NRAS dwelling during the *NRAS year, disregard *NRAS rent derived by a *member of the *NRAS consortium from the NRAS dwelling during a period in the NRAS year, to the extent that another member derives rent from the NRAS dwelling during the period because:

(a) the first member is the *NRAS approved participant of the NRAS consortium throughout the period; and

(b) the first member, in accordance with the contractual *arrangements that established the NRAS consortium, passes the NRAS rent on to the other member.

Note: There may be more than one NRAS approved participant during an NRAS year. The electing member may be the NRAS approved participant for only part of the NRAS year.

(6) For the purposes of paragraph (5)(b), treat any *NRAS rent retained by the first *member under the *arrangements as management fees or commission as having been passed on to the other member.

380-13 Elections by NRAS approved participants - special rule for partnerships and trustees

For the purposes of sections 380-14 to 380-30 (which apply if a partnership or the trustee of a trust derives NRAS rent), for each *NRAS dwelling:

(a) from which the electing member *derived *NRAS rent during the *NRAS year; and

(b) that is covered by the *NRAS certificate; and

(c) from which a partnership, or the trustee of a trust, that is a *member of the *NRAS consortium derived rent during the NRAS year;

treat the following proportion of the NRAS rent as being NRAS rent derived during the NRAS year by the member mentioned in paragraph (c):

where:

member’s rent has the same meaning as in subsection 380-12(2).

total rent has the same meaning as in subsection 380-12(2).