Id No.: 9929894
~ To My Parents ~
Throughout University
i
Acknowledgements
my questions
ii
Table of Contents
Page
Acknowledgements ii
Introduction 1
iii
4.4 Development Guidelines ………………………………………. 25
Conclusion 34
Methodology 36
Bibliography 38
Appendices 40
iv
Introduction
It has long been a policy of various Irish governments to use tax incentives to address
new property and re-development of existing property. These reliefs tend to be quite
successful, and we have seen increased investment in dilapidated urban areas and
underdeveloped rural areas. From 1997 onwards, the government has extended the
use of tax incentives to promote construction for the benefit of third level educational
institutions.
The construction needs of third level education would traditionally have been funded
directly by the state. This new direction was part of a growing government policy that
the private sector could be utilised more effectively. We have already seen the
contracting out of government construction work to the private sector, and the use of
public-private partnerships.
Section 843 relief was introduced in 1997, offering attractive capital allowances to
investors who constructed buildings, which they would let to third level institutions.
Section 50 relief was then introduced in 1998, offering a 100% expense deduction for
level institution. These reliefs are now due to expire on 31 December 2004.
In this project, I will evaluate the merits of using taxation incentives to meet the
construction needs of third level educational institutions. I will explain how the two
types of property tax incentives, capital allowances and expense deductions, operate.
1
I will examine the tax legislation, and explain how an investor avails of these tax
reliefs. I will also perform a case study of a development for both tax reliefs.
2
Part I
Section 50 Student
Accommodation Relief
3
Chapter 1 – Operation of Section 50
A tax relief for the construction of student accommodation was introduced in 1999.
The reason for this was to increase the supply of student-purpose accommodation in
the vicinity of third level colleges, without direct government spending. During the
1990s the number of Irish students increased dramatically due to changing Irish
demographics and the introduction of free tuition fees. Students were increasingly
being forced to seek accommodation in the more costly private rental sector. This
was contributing to the already high demand in the Irish property market.
At the time, the Union of Students in Ireland (USI) called for the government to invest
the student accommodation shortage by means of the private sector, without public
spending. Section 50 of the Finance Act 1999 introduced a tax deduction for the
1
Campus.ie Article 2001
4
4.3 How the Relief Operates
For income tax purposes, Irish rental income is computed separately 2. An individual
can reduce his taxable rental income by deducting rental expenses. Rental expenses
include insurance, repairs and letting agents’ fees. The more rental expenses an
investor has, the less income tax he will pay on his rental income. Typically
Of the two main types of property tax incentives, Section 50 is an expense deduction
relief. This relief allows investors to deduct qualifying construction, conversion and
refurbishment expenditure as an expense against all Irish rental income. This tax
break is very similar to other residential property tax breaks, which are termed
The amount of taxable rental income of an investor can be reduced by the amount of
his expenditure on qualifying student accommodation. Any excess tax deduction can
be carried forward to subsequent tax years. The tax deduction is available in the year
that the property is first let, not from when the property is purchased. This tax relief is
very beneficial to an investor who already has significant Irish rental income. An
investor with enough taxable Irish rental income may be able to use 100% of his
2
Schedule E Case V
5
4.3 Common Structure
The investor claiming the relief can either be the developer who constructed the
accommodation units from the developer. In the latter scenario, the purchaser is
deemed to have incurred the expenditure for Section 50 purposes. When selling
newly constructed units, the developer can charge a premium price in respect of the
In order to avoid a clawback of the relief, the investor must continue to lease the
the student accommodation to the university once the 10-year holding period has
which is on-campus or very near the campus. Generally, only larger colleges will be
After the 10 years, the student accommodation is less valuable to investors, as the tax
relief will be exhausted and the rents are usually lower than that of the private rental
sector. Depending on the development, it may be feasible for an investor to let the
position to negotiate a favourable price from the investors once the tax relief has
expired. The investor will have sheltered a significant portion of his rental income
from tax, and will have no further use for the property.
Where the investor has constructed the student accommodation and intends to avail of
the Section 50 relief, it is possible for him to establish a separate company to maintain
and let the units. The use of such a management company is permitted in availing of
6
the Section 50 relief3. It is also possible for the investor to lease the units directly to
the educational institution, who in turn will manage the units and lease them to the
students. The educational institution will often act as agent between the investor and
the tenants. Such an arrangement will remove all management burdens from the
investor, while he receives an annual lease payment and the lucrative tax relief.
The original legislation was contained in Part 11A (s380A to s380F) of the Taxes
Consolidation Act (TCA) 1997. However, Section 24 of the Finance Act 2002
gathered together all of the different residential property tax incentives, including
s372AV) was added to TCA 1997 to provide for these tax breaks.
The 2002 Finance Act also extended the student accommodation relief from its
original expiry date of 31 March 2003. The qualifying period was extended to 30
2003. The initial up-take of this relief was slower than anticipated, and it was hoped
accommodation. The Finance Act 2003 has brought forward the deadline for student
accommodation relief to 31 December 2004. This brings the deadline in line with the
3
The Revenue have indicated that they do not want companies accruing profits at lower corporation tax
rates. They are satisfied with ‘wash-through’ situations. This is outside the guidelines, so investor
7
The Finance Bill 2003 has recently introduced new measures to close off a tax
avoidance loophole in the operation of the Section 50 relief. These measures apply to
expenditure on or after 18th July 2002, unless a contract was in place before then.
They state that the investor must take out any borrowings used, and that rent must
only be paid to the investor. Also management and lettings fees must not exceed 15%
The Legislation provides that the Minister for Education and Science 4 may issue the
‘relevant guidelines’ for this relief. These guidelines 5 are available on the website of
the Department of Education and Science6, and must be met by any developer wishing
to claim the Section 50 relief. The educational institution involved must certify the
Revenue to ensure all conversion and refurbishment costs incurred are reasonable. A
The property must be located within ‘qualifying areas’ to be eligible for the relief. It
can be located within the campus area of the educational institution. The property can
also be within an 8 km radius of the main campus, subject to the area being approved
by the educational institution for this development. Appendix 1 of the guidelines lists
4
In consultation with the Minister for the Environment and Local Government, with the consent of the
8
The property owner is required to lease the accommodation units to students of that
particular educational institution. They can however, let the units to the educational
institution, who can then let the units on to their students. The property owner is free
to let to non-students during periods outside of the academic year, where planning
permission allows. The units will typically be let to tourists or foreign language
students during the summer months, but may also be left unoccupied. The property
arranged. It must comprise of house-type units, which can have between 3 and 8
‘study bedrooms’. The units must have a gross floor area of between 55 and 160
square meters. The house units must contain a common entrance hall and
kitchen/living room. The houses must have basic kitchen units, a sink, a cooker, and a
fridge installed. The study bedrooms must have desk space and storage, and single
bedrooms must be at least 8 square meters. There must be a bathroom for every 3
bed-spaces.
The development should also be integrated into the surrounding community, not
shops or pubs, within the development does not qualify for the relief. The guidelines
require that an Internet connection must be available for every bedspace. A minimum
with disabilities.
9
Chapter 2 – Calculation of Section 50 Relief
percentage of the market price of the property. These percentages increase as the
price of the property increases. For the purposes of the Section 50 relief, the stamp
The stamp duty expense can be significant and can affect investors’ decisions whether
to purchase rental property or not. In order to take some pressure out of the rental
sector, the 1998 Finance Act raised stamp duty rates for all residential rental property
to 9%. The stamp duty rates for owner-occupied residential property remained at
lower levels. This increase in investors’ stamp duty was based on the
recommendation of the Bacon Report, which aimed to make property more accessible
These increased levels of stamp duty would have discouraged many investors from
student accommodation was an unintended victim of the Bacon Report. Amid intense
lobbying, the government reversed the Bacon Report measures in the 2002 Finance
Act. The new lower levels of stamp duty are available on properties purchased since
6th December 2001, and can be seen in the table below. Investors welcomed this
change in stamp duty rates, as rental properties are now more attractive to them. This
should also result in increased interest in the Section 50 scheme among investors.
10
Investor Residential Investor Residential
Properties Properties
(Second Hand) (New or Second Hand)
Consideration Pre 6th Dec 2002 Since 6th Dec 2002
€127,000 - €190,500 9% 3%
€190,501 - €254,000 9% 4%
€254,001 - €317,500 9% 5%
€317,501 - €381,000 9% 6%
> €635,000 9% 9%
Mortgage interest on loans taken out to finance the purchase of rental property, has
However, the Bacon Report recommended that mortgage interest should not be tax
measure would have discouraged all investment in rental property, including student
accommodation.
But this Bacon Report measure was also reversed in the 2002 Finance Act, and so
made rental property attractive to investors once more. This reversal should help to
7
Aggressive tax avoidance schemes were designed to contravene this measure, including arrangements
11
stimulate increased interest in student accommodation for the remainder of the
Section 50 scheme.
The purchase price of new residential property will include VAT at 13.5%. Fixtures
and fittings for the property and legal fees will include VAT of 21%. Therefore, the
initial costs of an investor will include a significant proportion of VAT. The investor
must charge VAT to tenants if they hold a long-term lease, greater than 10 years 8. In
this case the investor will have to register for VAT, and make annual VAT returns.
The advantage is that he will be entitled to a VAT refund on his initial purchase of the
property.
Short term letting, less than 10 years, is exempt from VAT. The investor does not
charge VAT to the tenants, but cannot claim a VAT refund on his initial expenditure.
The investor does have the option to waive this VAT exemption, and this decision
On waiving his exemption, the investor must charge VAT on all of his short-term
rental properties. Student lettings are subject to 21% VAT, while tourist lettings are
subject to a more favourable 13.5%. Usually a landlord will be forced to incur this
VAT charge himself, as he will not be in a position to pass it onto the tenants.
However, the advantage is that he can claim a VAT refund on his initial expenditure.
8
Leases for between 10-20 years give rise to a self-supply for landlords, and are not efficient.
12
Where an investor isn’t registered for VAT, his Section 50 relief will be the VAT
inclusive purchase price. However, if an investor registers for VAT, his Section 50
relief will be the purchase price excluding VAT. There are many other VAT issues
regarding investing in rental property, but these are not examined here.
near Limerick Institute of Technology, and qualifies for the Section 50 student
accommodation relief.
Before investing in a Section 50 unit, the investor must consider whether a standard
property investment would be more beneficial. The price paid for a Section 50 unit is
likely to be inflated, in light of the tax break available. The rents are also likely to be
lower than those of the private sector. The investor must also consider what options
he will have after the 10-year holding period. He may receive a much lower price on
Brendan purchased the dwelling for €100,000 by means of a loan. The builder’s
construction costs for the dwelling have been calculated at €60,000, and the site cost
to the builder for the dwelling has been calculated at €15,000. The purchase price of
€100,000 is exempt from stamp duty. The qualifying expenditure for the relief
doesn’t include the site cost or stamp duty, and is calculated as follows:
13
Purchase Price X Construction Expenditure
€100,000 X €60,000
Brendan commences letting the property to LIT students on 1st December 2002, and
his monthly rent from the property is €1,000. Brendan has annual rents from other
follows:
The unused tax relief of €71,000 can be carried forward for future tax years, against
14
Chapter 3 – Evaluation of Section 50
campus near the Shannon River. The village can accommodate 457 students.
2 bedroom apartments are provided for married students and families. All bedrooms
are ensuite. Quinn Savage Smith designed the unique architectural style of the
village9. The project manager for the development was Kerin Contract Management
Ltd.
Plassey Campus Centre, which is a part of the University of Limerick, acts as a letting
agent for the Dromroe investors. They collect the rent, pay the expenses and then
pass on the rental income to the investors. The college intends to purchase the student
village when the 10-year holding period has expired, and is setting funds aside to do
so. The university has an option to buy, and the investors have an option to sell. A
fixed price has already been agreed, which is understood to be a good deal for the
university.
The operation of the village is under the full control of the university, including the
rental price for the students. Over the summer months Dromroe is very busy, and the
higher quality of accommodation allows the university to charge a high price. The
summer rents are a major part of the annual rents. The college has been inundated
9
Winner of the Royal Institute of the Architects of Ireland Gold Medal in 2002
15
with requests from students for accommodation in Dromroe, despite the rents being
With the success of Dromroe Village, the University of Limerick hopes to build 2 new
similar student villages under the Section 50 relief. Construction will start on
Thomond Village in April 2003. This development will be situated to the north of the
main campus, across the new bridge over the Shannon. It will accommodate 500
students in single ensuite rooms, similar to Dromroe Village. The university is hoping
to develop another 300-room village before the Section 50 relief expires. It is seeking
assurances from developers and contractors that construction will finish before certain
deadlines.
The objective of this tax incentive was to increase the provision of student
accommodation without direct public spending. So what effect is the Section 50 relief
Education and Science10, “Over 3,300 bed-spaces have been provided as a result of
the Section 50 provision and a further 14,500 bed-spaces are planned or underway
From these numbers, the initial slow up-take of the incentive is plain to see. One
reason for this may be the long planning process. Another of the reasons was the
provisions introduced by the Bacon Report. Property investors had to pay higher
levels of stamp duty, and mortgage interest was non-deductible. The Bacon Report
10
Department of Education Press Release, 14 October 2002
16
didn’t intend to impact student accommodation, it was an ‘innocent victim’. These
Given the initial slow up-take of the Section 50 tax relief, there were calls from
student interest groups to increase the incentives of the relief. As part of its pre-
budget submission in 2001, the Union of Students in Ireland (USI) said11, “What we
need is Section 50 to include mortgage interest relief”. The USI had to wait a year,
for their calls on interest relief to be listened to, as we have seen already. As early as
2001, the USI had deemed the Section 50 relief to be a failure, and called on the
But the government were determined to let the student accommodation shortage be
met by the private sector. The Finance Act 2002 extended the qualifying period for
the Section 50 relief from 31 March 2003 to 30 September 2005, where a planning
application has been received by 30 September 2003. It is hoped that this extension,
along with interest deductibility and less stamp duty, will increase the level of student
purpose accommodation. Also in 2002, many other ‘Section 23’ tax incentives
The Finance Act 2003 has brought forward the deadline for the Section 50 relief to 31
December 2004, in line with all other ‘Section 23’ type relief. This might have the
17
Over the next year, I expect that students will start to see the benefits of the Section
50 relief. Projects that have already started will be completed, and be ready for
completed for the 2001 academic year, while 5,390 places are expected to be
suggests that the majority of the Section 50 bed-spaces have yet to become available,
and will do so soon. It appears then, that the government have weathered the storm,
and will have increased the supply of student-purpose accommodation without direct
spending.
One of biggest winners of the Section 50 relief are the builders who construct these
developments to sell to investors. They are able to see the units for a higher price,
because of the relief available to the investors. The government also benefits from the
builders paying tax on the additional profits. The tax break given by the government
has a benefit over direct funding. The tax break is typically given ‘on the drip’ over
10 years, rather than all up-front. This could be considered an interest-free loan for
the government.
The Euro Student Survey 200014 identified accommodation as being the largest single
item of expenditure for Irish students, with rents averaging at €213 per month.
13
3,300 bed-spaces provided under Section 50, a further 14,500 are planned or underway
14
Higher Education Authority Press Release www.hea.ie
18
expenditure15, and rental costs are rising faster than student’s incomes. 10% of
students surveyed were unhappy with their accommodation and 17% expected to
The guidelines for the Section 50 relief do not refer to the price of the rent, and
investors are free to charge what they like. In theory, owners of off-campus
accommodation could charge higher rents, but in most cases they would effectively
locked be into the going rate. Accommodation run by the universities would attempt
to keep the welfare of the students’ in mind, and could charge less rents than the
private sector.
Many developers are aware of the opportunity to rent the student accommodation to
the private sector, or even the tourism sector, over the summer months. As a result of
this many Section 50 units are being furnished to meet Bord Fáilte standards. It is
commonplace for these units to feature rooms with en-suite toilet and shower
facilities. Most students do not require these luxuries, but they add to the price of the
listed as a Bord Fáilte three star accommodation, available over the summer months at
€42 per person sharing per night. Investors may be giving the needs of the tourists’
Many people take the view, that this relief benefits property investors more so than
students. The section 50 relief is extremely lucrative, investors can avail of tax free
rental income while adding to their portfolio of properties. In the March 2000 edition
15
Average monthly expenditure is €456
19
of An Phoblacht, a Sinn Fein spokesperson commented “It is a disgrace that the
government, far from helping students with accommodation problems, has created an
The Section 50 relief only guarantees the provision of student accommodation for 10
years. After that time, the owner is free to let the property to whomever he wants. It
is common for an investor to agree to sell the property to the educational institution
involved after the ten years. Although most properties will be best suited for students,
it will be possible for an investor to renovate premises for the purposes of letting to
the private sector. Just as many of these properties are designed to double as tourist
rental properties, they could be designed and situated for rental to the private sector
once the ten-year period is over. USI’s Deputy President, Cian O’Callaghan stated 16
“The government are not going to get value for money by giving 100% tax relief, for
which they get student accommodation for only 10 years”. I believe that on-campus
16
Campus.ie 2001
20
Part II
Section 843 Third Level
Buildings Relief
21
Chapter 4 – Operation of Section 843
The government’s objective was to reduce direct spending in third level education in
Ireland. Historically most third level buildings would be constructed through direct
grant funding, with some private funding. The incentive they introduced offered
attractive capital allowances to investors who entered into contracts with third level
institutions to construct these buildings. The tax relief was introduced in 1997 as
Section 843 of the Taxes Consolidation Act 1997. It has since become known as the
For the calculation of taxable income, depreciation is not an allowable expense. This
Typically for capital allowances to be available on a building, it must fall under the
definition of an industrial building. The rate of capital allowances vary, for example
years.
The appeal of this ‘spill-over’ could persuade investors to make otherwise irrational
17
i.e. Any capital allowance surplus not utilised in the current year
22
investment decisions. However, the 1998 Finance Act restricted the ‘spill-over’ of
capital allowances to €31,750 for an individual passive investor. This has the effect
of making the Section 843 incentive of limited use to individual investors who do not
have significant rental income. But the ‘spill-over’ limit does not apply to companies,
who are free to offset all capital allowances against their taxable profits18.
The Section 843 relief grants capital allowances on capital expenditure, incurred on
the construction of certain buildings and the provision of plant and machinery used for
the purposes of third level education. The relief also applies to sports buildings. 50%
of the funding must be provided by the private sector. The capital allowances are
available over a 7-year period. The rate of allowance is 15% for the first 6 years, and
This accelerated rate of capital allowances enables companies to offset all of their
Section 843 expenditure against their taxable profits within a very short space of time.
The capital allowances are available for qualifying expenditure incurred, where
certification has occurred between 1 July 1997 and 31 December 2004. The
allowances are available for expenditure after the deadline, where certification has
A balancing charge will occur when a building is sold for greater than it’s tax written
down value19. It occurs when a building’s tax life has not yet expired, and it is a
clawback of capital allowances granted. No balancing charge will occur where the
18
Companies get relief at 25% if used against rent, but at 12.5% if used against other income.
19
i.e. the cost of the building less any capital allowances deducted on it.
23
disposal of a qualifying third level building takes place more than 7 years after the
building was first used. After this time the tax life of the building will have expired,
and the investor is free to sell the building without suffering a clawback of the capital
allowances granted.
In order to receive the capital allowances, an application must be made by the third
level institution to the Minister for Education and Science. The Minister for
Education and Science seeks the advice of the Higher Education Authority, and
forwards the application to the Minister for Finance, with a recommendation on the
matter. The Department of Finance will assess the application and decide whether to
The project helps to meet educational policy objectives and should be worthy
Exchequer.
The granting of the tax relief for the project represents value for money.
The Exchequer cost of the tax relief is taken into account as part of the overall
50% private source funding is in place and that it will be spent as intended.
Qualifying premises for this relief must be let to an approved third level institution. It
must be in use for the purposes of third level education or associated sporting or
structure may be used as a dwelling house. The building or structure may not be an
20
Department of Finance Guidelines
24
industrial building within the definition of Section 268 of TCA 1997. The legislation
approved for that purpose by the Minister for Education and Science. Where the third
level institution involved provides health or social science education, approval for
qualifying expenditure must be granted by the Minister for Health and Children with
In order to qualify for the capital allowances, the Minister for Finance must certify the
project before construction commences. The certificate will be issued when certain
conditions have been met. The most notable of these conditions is that the third level
institution must have secured the finance of at least 50% of the qualifying expenditure
from the private sector. These funds must be used for certain specified purposes:
25
Chapter 5 – Structure of Section 843 Transaction
To illustrate how a building is funded under Section 843, we will take the example of
a building which a university wishes to develop, which will cost €10m. The college
must secure at least 50% of the funds from the private sector. This is typically made
up of donations from individuals and donations from companies. These donations are
tax-deductible expenses, and are therefore not as costly as they seem for the
individual or company.
In the absence of a tax relief, the government would usually provide the other 50% of
the cost through direct grant funding. With Section 843, the government will provide
between 30%-40% of the cost of the building in grant funding. The balance will be
Taking the example of the building costing €10m, the college will have to secure €5m
from private sources, and will receive around €4m in grant funding. The college
cannot construct the building with only €9m, and the capital allowances are of no
benefit to it, as it does not pay tax. To avail of the capital allowances, the university
This is typically a financial institution such as a bank, as they have the large amount
legislation that only financial institutions may be used, but it is the usual arrangement.
Most of the deals priced by the Higher Education Authority or the Dept of Finance
26
assume that the capital allowances will be taken up at corporation tax rates. The grant
funding for a project could be decreased, where the capital allowances are being used
The bank will provide the €10m capital for the construction of the building. Usually
the college will undertake the construction on behalf of the bank. The bank will
typically, set up a special purpose company to hold the property. The bank can then
avail of capital allowances on the full €10m over the next 7 years. The capital
allowances will be set against the banks trading income, providing relief at 12.5%.
While the bank will provide the construction cost of €10m, the college will place its
fund of €9m into a deposit account. The college agrees to lease the building from the
bank for 7 years. All elements of the transaction, including the level of rent, are
agreed on from the start, and both parties know how things will progress. The bank
will require an annual cost of capital payment for the €10m, while the university is
The bank will receive its cost of capital payment through the lease payment and the
capital allowances. This lease payment is less than it would be for €10m in capital, in
light of the annual capital allowances which the bank receives. It is this reduction in
lease payments which constitutes the additional 10% of the building’s funding. The
€9m in the government’s deposit account decreases by the lease payments, but rises
21
Individuals get relief at the marginal rate of 42%, while companies generally only get relief at 12.5%
27
by deposit interest. This fund will be calculated to equal the cost of repurchasing the
The price paid for the building after the 7 years depends on the level of rent paid. The
rent will depend on many factors. If the rent is low, the purchase price will be higher
than the development costs of €10m. Alternatively, if the rent is high, the purchase
price will be lower than €10m. If the rent is exactly right, the college will buy the
Taking the latter scenario, the government’s deposit fund will have risen from €9m to
€10m over the 7 years. This is because the deposit interest was greater than the lease
payments every year. We have seen that the lower lease payments are a result of the
bank receiving capital allowances. The college has paid out €9m on day 1, for a
€10m building. It is evident therefore, that the Section 843 tax relief has funded the
The substance of a typical Section 843 transaction is that of the bank giving the
university a loan for the development costs of the building. The bank gives a loan of
€10m to the college to construct the building. It receives an annual interest payment,
or cost of capital payment, on the €10m. This interest payment is made up of the
value of the capital allowances, and the lease payment from the college. After 7
years, the college repays the bank the €10m. For the bank, this transaction is very
favourable. They are giving out a significant loan, which is backed by cash in a
28
sinking fund account, and is therefore virtually risk-free. From the college’s point of
view, they are paying out €9m on day 1, for a €10m building.
university, the university will have to sell the site to the financial institution. In order
to minimise the cost of stamp duty on the sale, the university will try to sell the
Greenfield site to the bank prior to construction. By doing this, the site will be valued
at a lower cost, and stamp duty will be minimised. The stamp duty rates for non-
residential property are based on a sliding scale. For sites of a value greater than
At the end of the 7-year period, the university will have made arrangements to
repurchase the building from the financial institution. Due to the tax status of
universities, they are exempt from paying stamp duty. The college can buy the
building back from the financial institution without incurring stamp duty.
29
Chapter 6 – Evaluation of Section 843
The Materials and Surface Science Institute building has recently been completed in
the University of Limerick. It will create an environment that will enable scientists
and engineers to investigate a wide range of material and surface science problems in
laboratory and office space. The contractor for the building was PJ Moroney.
Before construction started, the college was instructed to fund the MSSi building
using the Section 843 relief22. The Higher Education Authority’s Programme for
Research23 provided £12m for the building, which was around 40% of the total cost of
the building. 50% of the cost came from private donations. The remaining 10% of
the funding will come from the Section 843 tax relief.
A bank will take up the capital allowances for the MSSi building. The bank provided
the capital for the construction of the building, but will not have an interest in its
running. The university pays an annual lease payment to the bank, which serves to
pay interest on the capital. As the bank call avail of the capital allowances, the
university’s repayments to the bank are reduced significantly. The college will
repurchase the building when its 7-year tax life has expired.
22
See Appendix 1 for interview transcript with Niall Murphy of UL
23
Programme for Research in Third Level Institutions (PRTLI)
30
The University of Limerick feels that the main benefit to them of the Section 843
relief is that it can speed up the development of planned buildings. The reason is that
roughly 20% less direct funding is required from the government on day 1. The
university does not construct all its buildings using this tax relief. Besides the MSSi
building, the most recent development under Section 843 was Phase 1 of the Arena
sports building24. No further developments are planned under the relief before it
expires.
To a large extent, the use of the Section 843 relief is imposed on colleges. They are
instructed that certain building projects are to be funded in this manner. The relief
doesn’t allow buildings to be developed, that otherwise would not be. The college
views it merely as a source of funding, which substitutes direct funding. The college
does not actively seek to enter into a Section 843 transaction. The financial
institutions, on the other hand, are delighted to enter into Section 843 transactions, as
The one success of Section 843 is that it could speed up planned developments. This
typical Section 843 development, grant funding will account for 40% of construction
costs. Without Section 843, 50% of the construction costs would be required in direct
24
i.e. the main building but not the National 50m Pool
31
6.3 Criticisms of the Relief
The main criticism of Section 843 is that there is arguably no net saving for the
government. Any money saved through a reduction in direct funding, is lost by the
exchequer through reduced corporation tax receipts. In calculating the deal, the bank
will insure that if any party makes a net gain from the transaction, it will be them and
not the government. The only benefit to the exchequer is that the portion of the
project financed through the tax relief, is spread over the next 7 years. This has a
‘time value of money’ saving for the government, which is similar to an interest-free
loan. But the portion of funding payable ‘on the drip’ is only around 10% of the total
It also must be kept in mind that the government is losing margins to the bank
throughout the 7 years. The college is simultaneously earning interest and paying
interest to the bank. The college’s fund, which is 90% of the cost, is earning deposit
interest from the bank. The college is paying interest on capital provided by the bank
for construction, which is 100% of the cost. The bank charges a higher interest rate
than it pays out, so the college is losing this margin to the bank.
Because this transaction is a tax deal, it must be done properly. There is a lot of
documentation involved in the complex arrangement between the bank and the
university. It has been suggested25 that by the time the resources are put into the deal,
and the legal and banking fees are paid, that an extra 1% has been added to the cost of
the project. Depending on the individual deal, it is possible that using the Section 843
relief might have no net savings for the government. This could occur where the
25
By Niall Murphy of UL. See Appendix 1
32
benefits of the transaction are wiped out by the extra costs of making the deal.
Indeed, it may be possible for the government to make a net loss on a Section 843
deal.
It appears that the main effect of the Section 843 relief is that the government is seen
to be providing less money to the universities. The universities are seen to be more
self-funding when the Section 843 relief is used. In reality, the balance of funding is
being made up through the loss of tax receipts, which isn’t really quantified. Niall
the government just gave 50% of the cost of these projects directly to the universities.
26
See Appendix 1
33
Conclusion
After examining the two property taxation incentives for third level education
expense deduction to investors who construct student accommodation, which are let
investors who enter into arrangements with universities to construct third level
buildings.
The Section 50 relief has succeeded in providing a substantial amount of high quality
hindered by the recommendations of the Bacon Report. The reversal of the Bacon
Report provisions in 2002 should attract more interest in the Section 50 relief. Over
3,300 new bed-spaces have been provided by the relief and a further 14,500 bed-
spaces are planned or underway27. The majority of Section 50 accommodation has yet
not be built without it. The University of Limerick has built one student village
already, and hopes to build 2 more before the relief expires. There is an inequity in
allowing wealthy investors to shelter their rental income from tax. However it is
worth it, as the students are getting quality accommodation, which they otherwise
wouldn’t have.
27
Department of Education Press Release 14th Oct 2002
34
The Section 843 relief is merely substituting direct funding for indirect funding.
What the exchequer saves in grant funding, it loses through reduced corporation tax
receipts. Where colleges utilise Section 843, they are usually instructed to do so, and
it is not used for every building. The standard transaction involves the college
Section 843 can have the effect of speeding up planned developments, as less funding
is required initially. Ultimately, the main effect of Section 843 is that the government
is seen to be giving less money to universities. Colleges are also seen to be more self-
funding, whereas this is not the case. The extra costs of losing interest margins to the
bank, and paying legal and banking fees, may result in the Section 843 route costing
A contrast between the two tax incentives is that Section 50 stimulates investment,
whereas Section 843 has little affect on investment. Also Section 50 is saving the
government money, while the benefits of Section 843 are questionable. The planning
incentive expires.
35
Methodology
The starting point for my research of this area was the tax legislation. I obtained this
from the Institute of Taxation’s Taxfind service28. I examined the current state of the
legislation as found in the updated in Taxes Consolidation Acts 1997. It was also
necessary to examine the original legislation and the various amendments to it, as
I then read various commentaries and explanations of the legislation. The most useful
of these were the Institute of Taxation’s books29 and the various guidelines and
explanations published by the Revenue. Many firms which provide tax advice publish
In order to see the opinions of various interest groups on the tax reliefs, I performed a
general search of the Internet30. I found many articles and press releases from student
lobby groups such as the Union of Students in Ireland 31. My search also revealed
After reading a particular article from the Sunday Business Post, I contacted the
28
www.taxireland.ie
29
Also available on www.taxireland.ie
30
Using Yahoo! Search - http://search.yahoo.com/
31
www.usi.ie
36
conversation, she answered many of my questions regarding the operation of the tax
reliefs.
with Niall Murphy of Plassey Campus Centre in the University of Limerick. This
32
Transcript is included here as Appendix 1
37
Bibliography
Articles
Construction Industry Federation (2000). “Bed Push”. August 2000 Magazine.
http://www.cif.ie/
Byrne, Dermot (2002). “Student Residential Accommodation Projects – The Law and
Practice”. Irish Tax Review, July 2002. http://www.taxireland.ie/
Ramsay, Ciaran (2000). “Property Investment: Tax Reliefs and Incentives”. McCann
Fitzgerald Website, September 2000. http://www.mccannfitzgerald.ie
Books
Institute of Taxation in Ireland. Taxation Summary. Section 1.20.22, “Third Level
Institutions”. http://www.taxireland.ie/
Seminar Papers
Masterson, Lisa (1999). “Rental Accommodation for Third Level Students”.
Corporation Tax Update Seminar. Dublin, Institute of Taxation in Ireland.
http://www.taxireland.ie/
38
Cullen, Andrew (1999). “Property Investments”. Tax Based Property Investments
Seminar, 30th Nov 1999. Dublin, Institute of Taxation in Ireland.
http://www.taxireland.ie/
Press Releases
Higher Education Authority (2000). “Euro Student Survey 2000: Irish Report Social
and Living Conditions of Higher Education Students”. http://www.hea.ie/
Union of Students in Ireland (2001). “Student Housing Crisis – USI Calls for 3 Fs for
Students”. 27th Aug 2001. http://www.usi.ie/
Publications
Department of Education (1999). “Guidelines on Student Residential Developments”.
http://www.education.ie/
Revenue Guidance Notes (1999). “Capital allowances for buildings used for third
level educational purposes”. http://www.taxireland.ie/
39
Appendices
A1
Appendix 1 – Interview Transcript
The following interview33 was conducted with Niall Murphy, the Financial Controller
of Plassey Campus Centre in UL, on 6th February 2003.
Q1 – Firstly regarding the Section 843 Third Level Buildings Relief, what buildings
in the University of Limerick have been constructed under this relief?
A1 – The first phase of the Arena sports building, that is the building but not the 50m
swimming pool. And the most recent building was the Materials Surface
Science Institute (MSSi) Building.
Q2 – Has this tax relief had any impact on decisions whether to undertake new
developments or not?
A2 – No, but it has speeded up the development of buildings which were being
planned.
Q3 – What do the private investors stand to gain from contributing funds to a Section
843 building? Is it just the capital allowances?
A3 – With any capital allowance scheme, the reason we go into it with investors is
because we don’t pay tax, and therefore we can get no allowance on it. In effect
we are selling our tax allowances to investors, who have the capacity to take
them up.
Q4 – Taking the new MSSi building, does the private investor have any interest in the
ongoing of the building?
A4 – No, the private investor here is a financial institution. The bank builds the
building. Then on completion it lets it for 7 years to the university, at a rent
which is agreed beforehand. That rent is used to pay the interest on the loan that
the bank has borrowed. The bank has to have the capital, so there is a cost of
capital there. So the university would pay the cost of capital over the 7 years.
Q5 – Does the college intend to buy back the building after the 7 years?
33
Edited for conciseness
A2
A5 – Yes, always.
Q6 – At what price would the building be bought back, at the market value or at a
discount?
A6 – Say if the development costs are €10m, then that is what the investor gets capital
allowances on. The price we buy it back at will depend on the rent we pay. If
it’s a high rent, we will buy it back lower. If it’s a low rent, we will buy it back
higher. The rent is determined by a number of factors. If we were to pay the
right amount of rent, we would buy it back for the €10m.
Q7 – If the university is prepared to pay the €10m in 7 years, why not just construct it
for the €10m now?
A7 – Very good question…
The bank is getting tax relief which they factor into the loan. They use that as a
repayment of the loan. We’re paying them less interest, or rent, than we would
for a €10m loan, because they’re getting something off the tax as well.
Q10 – At day 1 how much funds would the college have on deposit?
A10 – It has to have at least 50% of the funds, which are private funded.
A3
Q11 – So colleges would approach financial institutions to make the deal?
A11 – Yes
Q12 – How much of the university’s buildings would be constructed under Section
843?
A12 – The reason the MSSi building is done under Section 843 is that it is funded
under the PRTLI research funding. Basically we were told to go do it with
Section 843. Now I’d argue that its costing the state more over time, but that’s
what they tell us do.
Q13 – Its just policy that this is the way they’re funded?
A13 – Yes.
Q15 – So the government is giving less in grant funding, but it’s making it up through
the exchequer receipts?
A15 – Yes, its indirect funding I suppose.
Q16 – Would there be cases where the government is losing out, in net terms?
A16 – Yes, there are many ways of looking at it. I would argue that by the tie you set
it up, put the resources into it, and pay legal and banking fees, you’re down 1%
on the project already. It’s a lot of documentation, and it’s a tax deal too, so it’s
got to be done properly.
Q17 – Would the main advantage be that on the government books they’re giving less
money to colleges, and that colleges are seen to be more self-funding?
A4
A17 – Yes, where its really coming of their tax receipts, and that’s not really
quantified.
Q18 – Will the moving forward of the deadline to Dec 2004 have implications for the
college?
A18 – Well for us we don’t have any Section 843 projects starting, so no.
Q20 – Are the capital allowances calculated on the investor’s expenditure or the total
expenditure?
A20 – The total expenditure, they would get capital allowances on the grants as well.
But you’ve got to remember that what they do with the direct funding, you just
keep it away from the deal, and put it into a deposit account, a sinking fund. It
isn’t a state grant from the point of view of the financial institution.
Q22 – Would the changing levels of stamp duty affect these transactions?
A22 – In any transaction we go into, we try to structure it to minimize costs. We try
to give a Greenfield site to the investor prior to construction. This means
valuing the site and the investor paying stamp duty on that, rather than paying
stamp duty on an actual development. We avoid not incurring additional stamp
duty, by not having work done on the site before it’s passed over.
Q23 – Looking at the Section 50 Student Accommodation Relief, did the college
approach investors for Dromroe Village, or vice versa?
A5
A23 – We were going building anyway. We went out to banks and big firms, asking
for their thinking on the new village. We then ran with the best proposal.
Q26 – So does the college lease the village wholesale from the investor?
A26 – No, we’re just acting as agent. We collect their rents, disperse expenses, and
give them their rental income. We’re not guaranteeing their rents.
Q27 – Are there plans to buy back the Dromroe after the 10-year period?
A27 – Yes, there are funds being set aside to do that.
Q28 – And would the price be the market price, or would there be a discount to the
college?
A28 – There’s an option there for them to tell us to buy it. And we can tell them to
sell it to us. There’s a fixed price for it, we’ve worked out where things are
going with it. And we expect that we can buy it back for €x amount at that time.
Q31 – How successful has Dromroe been under Section 50, compared to the other
student villages which weren’t?
A31 – Well, Phase 2 and 3 of Plassey Village were actually done under Section 23,
which was the forerunner to Section 50. They ran very successfully; only last
A6
June or so did we buy back the 3 rd phase of Plassey Village. We look at it
purely as a funding mechanism, there’s value in it for us.
It’s up to us to make sure that they stay qualified. Plassey Campus Centre will
undertake to issue qualifying leases, and makes sure that the investor’s tax relief
isn’t jeopardised. We undertake that, but we have full control over the whole
thing.
Q32 – Is it easier to get funding for buildings with Section 50 than without it?
A32 – Well it would have been much easier if the building inflation hadn’t happened.
It’s a vital funding source. It could be the difference between saying we will do
Phase 1 of a village, or a whole village.
Q33 – Was there any problem with developers not meeting the Dept of Education
guidelines?
A33 – From our point of view, that kind of guideline is given to the architect. We ask
them if everything is in place and correct. We also have the Dept of the
Environment inspectors, and I know things had to been rectified to satisfy them.
Q34 – Who sets the rental price for the students, do the college have a say?
A34 – Everything is under the control of the Plassey Campus Centre, which is part of
the college. So we’re not giving away control, we’re giving assurances that
we’ll run it in a particular manner.
A7
A37 – Yeah, we’re cramming it now, we’re getting very tight on it. With this 5 th
village we’ve to get assurances from our developers and contractors that it will
be done before the deadline.
Q38 – How well is the student accommodation utilised during the summer months?
A38 – Plassey Campus Centre have a big team in terms of the summer business,
we’ve been doing very well over the years. We’ve found with the likes of
Dromroe, which is of a higher quality with ensuite rooms, that we can get a
higher price for it. Thomond Village will be the same. Now if you’ve 5
villages, you’d probably close down 1 for summer, whether it’s at the high end
or the lower end of the market. Last year we had the 3 villages going, but you
might have to shut down half a village.
Q39 – Would the summer rents tend to be a significant part of the annual rents?
A39 – It’d be a major part.
Q40 – Dromroe is of a great standard, but would the students be better served by more
plentiful and more affordable on-campus accommodation?
A40 – The planning behind the student accommodation here has always been to
provide a quality service, there is a premium in rent but we feel it’s worth it.
Dromroe has been inundated with requests for accommodation from the
students, especially over 1st years.
Q41 – There is a view that the main effect of Section 50 has been to provide wealthy
investors with an opportunity to increase their wealth. How do you feel about
this?
A41 – There is a truth in that, to the extent that people might be paying very
little tax on a huge rental role. But its only deferring their rental role,
eventually they’ll have to pay tax on it; it has to come out somewhere. The
incentive is there for a reason. You only have to look at the success of the
urban renewal schemes. The whole idea with Section 50 was to increase the
standard of student accommodation. You’ve study desks, Internet
connections, and minimum sized rooms; at least they can study at home now.
A8
It does seem inequitable that some people are paying very little tax on huge
amounts of money, but its providing bricks and mortar, at the end of the day.
A9
Appendix 2 – Student Accommodation Development Guidelines
Introduction
Section 50 of the Finance Act, 1999 provides for a scheme of tax relief for rented
residential accommodation for third level students. The relief is along the lines of
what is commonly referred to as section 23 relief. The Government attaches
significance to this initiative, the purpose of which is the provision of additional
rented accommodation to relieve current supply pressures in the private rented sector.
The legislation provides that ‘relevant guidelines’ may be issued by the Minister for
Education and Science, in consultation with the Minister for the Environment and
Local Government, with the consent of the Minister for Finance.
The following are the relevant guidelines. They are intended to assist developers and
designers in formulating proposals for student residential development. They are not
to be regarded as a substitute for appropriate professional advice on any project but
should be of assistance in briefing professional advisers engaged on such projects.
The guidelines have been prepared with a view to ensuring that the overall standard of
design and construction of accommodation being provided would promote the
objectives of the Student Residential Accommodation tax incentives. The guidelines
are issued without prejudice to the provisions of the Local Government (Planning and
Development) Acts 1963-1998, the Building Regulations Act, 1998, any regulations
made under those Acts, regulations under the Housing Acts relating to private rented
housing accommodation and the relevant statutory local authority development plan.
The design of student residential accommodation should also take into account the
following Guides: - Fire Safety in Flats (1994), and Fire Safety in Hostels (1998),
which have been published by the Minister for the Environment and Local
Government pursuant to the Fire Services Act, 1981.
A10
Planning authorities are asked to have regard to these guidelines in assessing
applications received on or after 1st April 1999.
Definitions
For the purpose of these Guidelines-
A "student" means a person who is a registered student of, and is pursuing a course of
study on a full-time basis at an educational institution.
This letter of certification will be requested where any claim for relief is subject to a
Revenue audit.
"The scheme" means the scheme of tax relief for rented student accommodation
introduced by section 50 of the Finance Act, 1999.
Qualifying Areas
A11
Properties qualifying for relief under the scheme should be located within qualifying
areas. For the purposes the scheme qualifying areas are:
Consultation
In order to ensure orderly development there should be early consultation with, and
approval by, an educational institution for any proposed development.
Qualifying Leases
A lease under the scheme shall comply with the following requirements:
Where the lease is for the whole of an academic year-
(a) the lease, in writing, governed by the provisions of the Landlord and Tenant code,
of a unit in a qualifying development shall be granted to students of the certifying
educational institution, or
(b) the lease shall be granted to the certifying educational institution which
subsequently on-lets the units in the qualifying development to students in accordance
with the institution’s normal policy for letting residential accommodation.
The academic year means the academic year of a course, including any examinations
in connection with a course being pursued by the student by whom the unit is
occupied.
Such owners may let the units to non-students for periods outside of the academic
year of the certifying institution.
A12
These requirements apply for ten years from the date the property is first let to
students.
Study bedrooms shall be arranged in units sharing a common entrance hall and
kitchen/living room. Rooms shall have reasonable shapes and proportions and have
adequate space for normal living purposes. Accurate adult sized furniture shall be
indicated on layout plans.
Units shall in turn share common entrances, access stairs and corridors, and ancillary
facilities.
Kitchen/Living room
The provision of shared kitchen/dining/living room space shall be based on a
minimum of 4 sq. m per bedspace in the unit. This shall be in addition to any shared
circulation. At minimum, basic kitchen units, with sink, cooker and fridge shall be
installed.
Bedrooms
These will be used as study bedrooms requiring desk space, and storage. Therefore,
one of the following minimum areas shall apply depending on provision of bathroom
facilities: -
A13
Bathrooms
These shall be either ensuite with the study bedrooms or separately provided to serve
a maximum of 3 bed-spaces. Bathrooms shall have adult sized sanitary fittings,
consisting of wash hand basin, water closet, and shower/bath, with sufficient room to
ensure ergonomically adequate spacing in the layout.
Site Planning
The planning and design of developments should take account of the nature and
character of the area in which they are located. The completed development should
make a positive contribution to the built environment and develop the integration of
students into the wider community where located off campus. Necessary security
arrangements should be planned in a way which avoids isolating developments from
the surrounding community.
The disposition of blocks of residential accommodation on the site and the layout of
accommodation within each block should be designed to give optimum orientation in
terms of daylight and sunlight to habitable rooms. Regard should be had to the likely
level of noise from adjoining sources in determining the optimum location and
detailed design of, in particular, study bedrooms within units.
Where not located on campus, adequate open space should be provided within
developments for the amenity of students. Where the limitations of sites do not allow
for small parks or gardens, alternative provisions should be incorporated in
developments through a combination of terraced open space/roof gardens, and/or
balconies with good landscaping where appropriate.
Densities should be in line with the draft residential density guidelines with due
regard to type of location and to the safeguards set out in the guidelines.
A14
Communal Facilities and Amenities
Communal facilities to service the needs of student residents should be provided for.
The definition of qualifying developments includes "house" units and ancillary spaces
including:- caretaker/security office and apartment; centralised storage; laundry
facilities; drying rooms and utility rooms; and a seminar room. The floor area of these
facilities shall not exceed 12% of the total area of the development, and their cost
shall not exceed 12% of the total qualifying expenditure.
Due consideration should be given to the needs of disabled students in the location,
layout and design of any communal facilities.
Developments should include reasonable provision for secure bicycle storage within
the site.
Facilities for the handling, storage and collection of refuse should be provided with
access for frequent collection. Such facilities should be conveniently located, well
ventilated and comply with all fire safety and public health requirements. As a general
guide in determining storage capacity required, an output of 0.1 cubic metres of refuse
per unit per week may be assumed.
A15
Developments should provide a minimum of one out of every fifty, or part thereof, of
the total number of bed-spaces in a development designed for students with
disabilities. These study bedrooms shall be fully wheelchair accessible complete with
ensuite bathroom facilities.
Part M of the Building Regulations, 1997, sets out the legal requirements in relation to
access to and use of building facilities by disabled persons. Part M of the regulations
applies to public buildings and the common areas of apartment blocks. It is proposed
to extend Part M to require new dwellings commencing on or after the 1st July 2000
to be visitable by the disabled. The design of residential accommodation for students
should take this pending development of Part M into account.
Data Connection
Internet services shall be made available to each student study bedspace, as a standard
Ethernet connection (10 BASET). A minimum bandwidth of 64kb/s shall be provided
by an Internet Service Provider (ISP) per each 30 student bed-spaces.
In the case of refurbishment, to obtain tax relief it is necessary that the Department of
the Environment and Local Government certifies that the work was necessary to
ensure the suitability as dwellings of the accommodation.
A16
Accordingly, application in respect of a refurbishment project should be made before
commencement of work so that a prior inspection of the building can be carried out.
Application
The Department of the Environment and Local Government, at all times, reserves the
right to request a Bill of Quantities.
Fees
A fee of £50 for unit 1 plus £20 for each additional unit is payable in respect of an
application for a Certificate of Reasonable Cost. A separate application is requested
for each different construction cost claimed and for each different dwelling type (i.e.
to which different plans and specifications apply).
A17
Appendix 134 - List of Educational Institutions
A18
Milltown Institute of Theology and Philosophy, Dublin
All Hallows College, Drumcondra
St. Patrick's College, Carlow
Royal College of Surgeons in Ireland
The Law Society of Ireland, Blackhall Place
The Honourable Society of Kings Inns
Montessori College, (A.M.I.) Mount St. Mary's, Dundrum Road, Milltown, Dublin 14
Burren College of Art, Co. Clare
TRBDI, Co. Tipperary
Institute of Technology, Blanchardstown
Dublin Business School, Dublin 2
The American College, Dublin
Griffith College Dublin, Dublin 8
Clonliffe College, Dublin
Holy Ghost College, Kimmage Manor
HSI College, Limerick
Portobello College, Dublin 2
LSB College
Mid West Business Institute, Limerick
Montessori Education Centre (North Great George’s Street)
Shannon College of Hotel Management
Skerrys Business College, Cork
St. John’s College, Waterford
St. Nicholas Montessori College, Dun Laoghaire
St. Patrick’s College, Thurles
St. Peter’s College, Wexford
A19
Appendix 3 – Section 843 Legislation
Section 843 - Capital allowances for buildings used for third level educational
purposes
FA97 s25; FA98 s44; FA99 s51; FA01 s76; FA02 s35
(a) an institution of higher education within the meaning of section 1 of the Higher
Education Authority Act, 1971, or
(b) an institution in the State in receipt of public funding which provides courses to
which a scheme approved by the Minister for Education and Science under the
Local Authorities (Higher Education Grants) Acts, 1968 to 1992, [applies,
or]2;]1
[(c) any body engaged in the provision of third level health and social services
education or training which is approved by the Minister for Health and Children
for the purposes of this section and is in receipt of public funding in respect of
the provision of such education or training;]3
[which-
(i) in the case of an institution referred to in paragraph (a) or (b) of the definition of
"approved institution", is, following the receipt of the advice of An tÚdarás,
A20
approved for that purpose by the Minister for Education and Science with the
consent of the Minister for Finance, and
(ii) in the case of a body referred to in paragraph (c) of the definition of "approved
institution", is approved for that purpose by the Minister for Health and Children
with the consent of the Minister for Finance;]4
(a) apart from this section is not an industrial building or structure within the
meaning of section 268 [Meaning of industrial building or structure], and
(b) (i) is in use for the purposes of third level education [or associated sporting or
leisure facilities]5 provided by an approved institution,
but does not include any part of a building or structure in use as or as part of a
dwelling-house;
"An tÚdarás" means the Body established by section 2 of the Higher Education
Authority Act, 1971.
(2) Subject to subsections (3) to (7), the provisions of the Tax Acts (other than section
317(2) [Re: Treatment of grants]) relating to the making of allowances or charges in
respect of capital expenditure incurred on the construction of an industrial building or
structure shall, notwithstanding anything to the contrary in those provisions, apply in
relation to qualifying expenditure on a qualifying premises-
A21
EXPENDITURE] by reason of its use for a purpose specified in section 268(1)
(a), and
(b) where any activity carried on in the qualifying premises is not a trade, as if it
were a trade.
(a) in subsection (3)(a)(ii) of that section the reference to 4 per cent were a
reference to 15 per cent, and
(4) No allowance shall be made under subsection (2) unless, before the
commencement of construction of a qualifying premises, [or, in the case of the
construction of a qualifying premises which consists of a building or structure which
is to be used for the purposes of sporting or leisure activities associated with third
level education provided by an approved institution where in relation to that premises
an application for certification under this subsection was made, and the construction
of that premises commenced, prior to 15 February 2001, before 1 July 2001,]7 the
Minister for Finance certifies that-
(b) such sum is to be used solely by the approved institution for the following
purposes-
(i) paying interest on money borrowed for the purpose of funding the
construction of the qualifying premises,
A22
(ii) paying any rent on the qualifying premises during such times as the
qualifying premises is the subject of a letting on such terms as are referred
to in paragraph (b)(ii) of the definition of "qualifying premises", and
(iii) purchasing the qualifying premises following the termination of the letting
referred to in subparagraph (ii).
(6) This section shall come into operation on the 1st day of July, 1997.
(7) The Minister for Finance may not give a certificate under subsection (4) at any
time later than the [31 December 2004]8.
(a) on the Minister for Education and Science and the Minister for Finance to
approve or give consent to the approval of, respectively, certain capital
expenditure by virtue of [paragraph (i) of the definition of "qualifying
expenditure"]10 in subsection (1), and
(b) [in so far as that expenditure is concerned]11 on the Minister for Finance-
(ii) not to give a certificate under that subsection at any time later than a
particular day by virtue of subsection (7), the Minister for Education and
Science and the Minister for Finance may, [either generally in the case of
institutions referred to in paragraphs (a) and (b) of the definition of
''approved institution'' or in respect of capital expenditure to be incurred on
A23
any particular type of qualifying premises to be used by any such
institution]12, and subject to such conditions, if any, which they may see fit
to impose, agree to delegate and may so delegate, in writing, to An tÚdarás
the authority to exercise the powers and carry out the duties referred to in
paragraphs (a) and (b) and where these Ministers of the Government so
delegate that authority[, then, as respects the matters so delegated]13
[(I) the definition of "qualifying expenditure" in subsection (1) shall apply as if the
reference in paragraph (i) of that definition to "is, following the receipt of the advice
of An tÚdarás, approved for that purpose by the Minister for Education and Science
with the consent of the Minister for Finance" were a reference to "is approved for that
purpose by An tÚdarás", and]14
(II) subsections (4) and (7) shall apply as if the references in those subsections to "the
Minister for Finance" were references to "An tÚdarás"]9
Amendments
1 Substituted by FA98 s44
2 Inserted by FA01 s76
3 Substituted by FA01 s76
4 Substituted by FA02 s35
6 Substituted by FA98 s44
5 Inserted by FA01 s76 and deemed to have effect as respects capital
expenditure incurred on or after 1 October 1999
7 Inserted by FA01 s76
8 Substituted by FA02 s35
9 Inserted by FA99 s51.
10,11,13 Inserted by FA01 s76
12, 14 Substituted by FA01 s76
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Department of Finance Guidelines
Section 843,Taxes Consolidation Act, 1997 (formerly Section 25, Finance Act, 1997)
- Capital allowances for investment in third level education
Section 843, Taxes Consolidation Act, 1997 (formerly Section 25, Finance Act,
1997), as amended by Section 44, Finance Act, 1998, provides for the granting of
capital allowances at 15 per cent per annum (10 per cent in year 7) for capital
expenditure projects in third level education where at least half of the cost of the
project is to be met by private subscriptions.
Relief is granted on the basis of certification of the project by the Minister for
Finance, on the recommendation of the Minister for Education and Science. An
application for relief is made by a third-level institution to the Minister for Education
and Science who seeks the advice of the Higher Education Authority. The Minister
for Education and Science then forwards the application to the Minister for Finance
with a recommendation on the matter. Relief is granted only for projects where the
Minister for Finance is in a position to certify that the third-level institution has, prior
to the commencement of construction, procured or otherwise secured 50 per cent of
the cost of the project from private sources and that this money will be used for
certain specified purposes.
This Department assesses applications and advises the Minister as to whether relief
should be granted on the basis of the following criteria:
1. The project helps to meet educational policy objectives and should be worthy of
support on this basis having regard to competing demands on the Exchequer.
2. The granting of tax relief for the project represents value for money.
3. The Exchequer cost of the tax relief is taken into account as part of the overall
budget for education.
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