According to the Austrian Stamp Duty Act, certain transactions are subject to Austrian stamp duty if there is a signed written document. For rental contracts stamp duty of 1 % is triggered depending on several factors, such as in particular the term of the rental contract, the yearly rent and the operating costs borne by the tenant. Furthermore, if the rent is subject to VAT, also the VAT increases the tax base accordingly.
According to the Austrian VAT Act, however, the rentals for business purposes are, in principle exempt from VAT which entails that the landlord cannot deduct input VAT. However, the VAT Act offers the option to treat the rental as fully taxable at the standard 20% Austrian VAT rate provided that the tenant uses the property only for purposes that almost fully (> 95 %) entitle him to deduct input VAT.
In a recent case decided by the Austrian Federal Finance Court, the respective rent was exempt from VAT because the tenant did not fulfill the above requirements stipulated by the VAT Act. Nevertheless, the rental contract contained a clause according to which the landlord is entitled to exercise the option to treat the rent as fully taxable for VAT purposes if possible (e.g. because the tenant’s situation changes and he only renders fully VAT-able services). In such case, the VAT naturally increases the monthly rent. The Austrian Federal Finance Court concluded that 20 % VAT has to be added to the tax base even though it was not feasible to exercise the option for VAT at the time the rental contract had commenced.
M. Vaishor