VAT Calculation for COA (Austria)
You can use the value-added tax (VAT) calculation of the condominium owners' association (COA) to determine and post VAT from expenditures from the maintenance reserve of COA objects. You can also use it to subsequently allocate the amounts to individual condominium owners. In Austria, the VAT does not fall due when funds are allocated to the maintenance reserve. Instead, the VAT is not due until the reserve is actually used. For calculating the VAT, the system uses the tax rates that are applicable based on the usage of the individual condominiums. The current tax rate for non-commercial usage is 10%; for commercial usage the tax rate is 20%. The calculated VAT is posted and can then be subsequently allocated to the individual condominium owners.
Integration
The system collects the expenses paid for maintenance reserves on settlement units. The system controls the calculation and posting of VAT using separate condition types and calculation formulas in the contract. There are Business Add-Ins (BAdIs) available for the country-specific calculations and for controlling the posting of VAT.
Prerequisites
You made the following settings in Customizing for Flexible Real Estate Management:
You created a calculation formula and assigned the internal formula
BAdI Calculation
to it.You activated the country-specific functions for Austria (country indicator AT) in Customizing.
You set up a contract type for a G/L account contract.
You created condition types for posting the VAT amount (VAT condition) and for the subsequent allocation of VAT (subsequent allocation condition). You set up the flow types and the account assignment for them and assigned the condition types to contract types.
In Customizing, you defined the relevant service charge keys as well as the control parameters for posting the calculated VAT and the subsequent allocation.
In Customizing, you defined the relevant condition types as well as the control parameters for posting the calculated VAT and the subsequent allocation.
In Customizing, you defined the relevant condition types as well as the control parameters for posting the calculated VAT and the subsequent allocation.
For information on the Customizing settings for the VAT calculation for COA, see Customizing under 
Flexible Real Estate Management (RE-FX)
Country-Specific Settings
Austria
Third-Party Management
Calculation of VAT
Calculation of VAT
.
Features
After you have created the G/L account contract and the condition types for the VAT posting, as well as the calculation formula, the system determines the amount of VAT for the expenses posted to the settlement unit. It then displays the amount in the details of the calculation.
To allow for the subsequent allocation of VAT, you have to enter the condition for the allocation in each condominium contract. The system posts the calculated amounts during the posting run.
The following procedures are available for allocating VAT to the condominium owners:
Total Procedure
The system allocates a proportional amount of the VAT to each owner. For this method, you have to enter the condition for allocation in each condominium contract.
Difference Procedure
The system allocates only the difference between a reduced tax rate (10%) and the normal tax rate (20%) to the owners who are subject to the normal tax rate. In that case, you have to enter the condition for allocation in each condominium contract, for which 20% tax is applied.
Note
You do not need to allocate the VAT at all, if all owners are subject to the same tax rate, and have agreed that the tax expense is covered by the reserves.
Activities
For determining the postings for the maintenance reserves, you assign the settlement unit to the VAT conditions as the calculation object. This is the settlement unit, to which you want to post the expenses for the reserves.
Assign the calculation formula for calculating the VAT.
Example
You have posted a maintenance expense of 1000. One half of the condominiums have a non-commercial usage (tax rate of 10%), and one half have a commercial usage (tax rate of 20%).
The system calculates the proportional share of the individual owners using the measurement amount entered in the settlement unit.
You create two condition types in the G/L account contract, with the calculation object Maintenance Expense Settlement Unit
and the calculation formula VAT Determination
.
Condition Type |
Amount |
Calculation |
|---|---|---|
VAT 10% |
50 |
10% of 500 |
VAT 20% |
100 |
20% of 500 |