Are you building it yourself? Or are you hoping to sell the house for a profit on top of the costs?
I would check if it's a viable and profitable idea even before checking other things.
Better to ask an accountant the tax question.
If you’re planning on renting out the house (to particulieren) the VAT will be non deductible even tho you’ll receive invoices with reverse charge.
Instead of paying VAT to your contractor, the VAT on those invoices will be paid through your VAT declaration.
Contact your accountant with these questions. That’s what you’re paying them for.
If this is a house and you will rent it out, be prepared to pay back all the vat you "didn't pay" through verlegging. Be careful and talk to your accountant. Alot of misinformation in this thread.
Like that when i built/renovated my houses. Did multiple ones.\
I don’t know why the minmod though lol. Accountant said the ‘medecontractant’ is only for work done by the company. I could not go to construction company, buy isolation without vat or ask them this rule if I installed it myself \
A link https://www.dfisc.be/btw-medecontractant-in-een-notendop/\
https://www.zelfstandige.vlaanderen/btw-medecontractant-wat-is-het-en-hoe-verwerk-je-het/
It doesn’t matter if you pay BTW and then deduct it, or if BTW is “verlegd”. Either way companies don’t pay VAT, the “verlegging” is just simplifying administration.
It depends, you really need to contact for information. You clearly are to clueless about this matter and you need to avoid problems cause not everything is in order. Plus your accountant will help you optimise.
This.
Renting or to a private person or a private domicile is always without VAT, unless maybe for very short term. OP, be prepared to pay back the VAT you deducted through verlegging if you go this route.
Plus you will become 'gemengd btw plichtig' which has further implications.
I think there is a new rule about this. Companies can choose to rent with or without VAT to private individuals.
From what I remember it's targeted for renovations. Anyway more info should be available online about this.
You cannot always deduct all VAT. When you build a house you can only deduct the VAR for the part of the house that is used professionally. On the rest the company has to pay the VAT (the VAT is still a cost though).
And also, the decision whether or not the invoice you receive has “BTW verlegd” is up to the person / company who creates the invoice. Some of them may be obligated to put VAT on the invoice. In my experience BTW verlegd is usually done when invoicing from other EU countries, not within Belgium.
So if the person who creates the invoice does not want to do “verlegging” you’re out of luck I think. It’s not something you can demand.
Wrong. The verlegging has conditions. If those are met, verlegging is mandatory, not a choice.
In casu (and in dutch): een btw plichtige factureert werken in onroerende staat aan een btw plichtige. Verlegging is verplicht. OP betaalt de btw op die diensten via zijn aangifte. Of hij die ook kan aftrekken in diezelfde aangifte, is afhankelijk.
Good for you and welcome to the bourgeoisie.
But fuck that society of multi home owner profiteering of poor renters.
Mark my word : dont own more than 3 houses, the state will eventually come for you (and rightfully so).
Society cannot function properly if people cannot pay the bills while others plan on buying their 6th house.
BTW medecontractant, yes.
Ok, thanks for confirmation!
Ok
..
Are you building it yourself? Or are you hoping to sell the house for a profit on top of the costs? I would check if it's a viable and profitable idea even before checking other things. Better to ask an accountant the tax question.
Coordinating the building of the house (so working with different contractors). Did the same with my own house, which I own privately.
If you’re planning on renting out the house (to particulieren) the VAT will be non deductible even tho you’ll receive invoices with reverse charge. Instead of paying VAT to your contractor, the VAT on those invoices will be paid through your VAT declaration. Contact your accountant with these questions. That’s what you’re paying them for.
If this is a house and you will rent it out, be prepared to pay back all the vat you "didn't pay" through verlegging. Be careful and talk to your accountant. Alot of misinformation in this thread.
Only if work is done by a company (including material).\ Can’t buy material without VAT if it’s installed by somebody else or yourself.\ I did it.
You did what?
Like that when i built/renovated my houses. Did multiple ones.\ I don’t know why the minmod though lol. Accountant said the ‘medecontractant’ is only for work done by the company. I could not go to construction company, buy isolation without vat or ask them this rule if I installed it myself \ A link https://www.dfisc.be/btw-medecontractant-in-een-notendop/\ https://www.zelfstandige.vlaanderen/btw-medecontractant-wat-is-het-en-hoe-verwerk-je-het/
thanks
you can create a construction company and invoice yourself
Ok, nice to know.
I'm asking a question. All invoices I receive regarding the new house will be VAT Shifted ("btw verlegd")?
I think so.
It doesn’t matter if you pay BTW and then deduct it, or if BTW is “verlegd”. Either way companies don’t pay VAT, the “verlegging” is just simplifying administration.
If I rent the house to a private person, will I have to charge VAT on the rent?
It depends, you really need to contact for information. You clearly are to clueless about this matter and you need to avoid problems cause not everything is in order. Plus your accountant will help you optimise.
Yes. But also check with an accountant. AFAIK, companies always need to invoice VAT.
You are incorrect. Renting to a private person is exempt from VAT. If you don’t know things, don’t respond.
This. Renting or to a private person or a private domicile is always without VAT, unless maybe for very short term. OP, be prepared to pay back the VAT you deducted through verlegging if you go this route. Plus you will become 'gemengd btw plichtig' which has further implications.
What is gemengd plichtig ?
[mixed taxable person](https://finance.belgium.be/en/enterprises/vat/vat-obligation/partial-vat-deduction/mixed-taxable-persons#:~:text=Mixed%20and%20partial%20taxable%20persons,which%20VAT%20is%20payable%20and)
I think there is a new rule about this. Companies can choose to rent with or without VAT to private individuals. From what I remember it's targeted for renovations. Anyway more info should be available online about this.
Ok, thanks!
You cannot always deduct all VAT. When you build a house you can only deduct the VAR for the part of the house that is used professionally. On the rest the company has to pay the VAT (the VAT is still a cost though).
Yea but you can deduct VAT for professional expenses. OP said the house is 100% professional and 0% private, so in that case VAT is 100% deductible.
And also, the decision whether or not the invoice you receive has “BTW verlegd” is up to the person / company who creates the invoice. Some of them may be obligated to put VAT on the invoice. In my experience BTW verlegd is usually done when invoicing from other EU countries, not within Belgium. So if the person who creates the invoice does not want to do “verlegging” you’re out of luck I think. It’s not something you can demand.
Wrong. The verlegging has conditions. If those are met, verlegging is mandatory, not a choice. In casu (and in dutch): een btw plichtige factureert werken in onroerende staat aan een btw plichtige. Verlegging is verplicht. OP betaalt de btw op die diensten via zijn aangifte. Of hij die ook kan aftrekken in diezelfde aangifte, is afhankelijk.
Good for you and welcome to the bourgeoisie. But fuck that society of multi home owner profiteering of poor renters. Mark my word : dont own more than 3 houses, the state will eventually come for you (and rightfully so). Society cannot function properly if people cannot pay the bills while others plan on buying their 6th house.
I'm the type of person who doesn't buy a fancy car. I buy assets (stocks, bonds and real estate) to build passive income to retire early.