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Image: Toby Morris
Image: Toby Morris

PartnersApril 1, 2018

And New Zealand’s biggest taxpayer is…

Image: Toby Morris
Image: Toby Morris

Tax Heroes: It has paid billions in tax since 2003, but the NZ Super Fund’s head of tax John Payne says it sees tax as simply a return to the government.

The New Zealand Super Fund was set up in 2003 to help pre-fund the future cost of universal superannuation in New Zealand, and it now stands at about $38 billion in assets – but its tax bill is very volatile.

The fund is a pool of assets owned by the New Zealand government, but under its founding legislation it is treated the same way as a company and is taxed at the 28% corporate tax rate. Since it was started in 2003 it has paid $6.2 billion in tax (based on publicly available information and data provided by the author) and for the 2016/17 financial year it paid $1.2b in tax, 9% of the total corporate tax take in New Zealand.

This is because of the impact of different tax requirements on different investments, particularly equities (shares). The volatility of the fund’s income tax expense is largely driven by differences between the accounting treatment – and income tax treatment – of equity investments. Dividends received, realised gains or losses (resulting from sales or reorganisations) and unrealised gains or losses (resulting from changes in an equity’s market value) are all taken into account when determining the accounting income from equity investments.

For tax purposes, however, the fund’s New Zealand equities and most of its listed Australian equities are generally only subject to tax on the actual dividends received, while realised gains/losses and unrealised movements are not taxed. As of 30 June 2017 almost $5b was invested in New Zealand assets, while $29.6b was invested offshore.

New Zealand tax on foreign equities is calculated under the Fair Dividend Rate (FDR) regime. The fund is deemed to receive a deemed or notional dividend of 5% per annum of the market value of these equities. This amount is treated as taxable income while actual dividends, realised gains and losses and unrealised movements are not subject to tax. A large portion of the fund is taxed on this basis, so its effective tax rate is susceptible to global market conditions.  

In years where the fund records an accounting loss on its equities, it will still have deemed income for tax purposes based on actual (or deemed) FDR dividends. The opposite will be true in the case of a strong market, when accounting profits exceed taxable income.

Taxable income (or losses) from the fund’s other investments, such as bonds, cash deposits, and derivatives, generally mirrors the accounting income and is subject to 28% tax.

Sometimes tax laws specify different timing than accounting rules. For example, some items included in tax expense are taken out of the current tax return and recorded in deferred tax. An example of deferred tax is the investment in Kaingaroa Forest, the fund’s largest directly-held asset. For accounting purposes the forest investment is revalued regularly. But forestry assets are taxable on a realised basis, when harvested or sold. Therefore, the Fund carries a large deferred tax liability for the forest which will come home as it is harvested.  

The Guardians of New Zealand Superannuation, which manages the fund, is committed to best practice, openness and transparency. Its policies are designed to ensure the correct amount of tax is paid in all jurisdictions in compliance with tax law and practice, and all unusual and material tax issues are signed off by professional tax advisors and, if appropriate, by relevant tax authorities.

The Guardians measure the fund’s performance on a pre-New Zealand tax/post-foreign tax basis, which means there is little incentive to minimise New Zealand tax. The Guardians regard New Zealand tax paid by the fund as effectively a return to the Government and the amount of tax paid by the fund each year is disclosed in its annual report.

The fund has a co-operative compliance agreement with the New Zealand Inland Revenue Department (IRD). Under this agreement, tax positions are disclosed before the fund’s tax return is filed, including the tax treatment of new investments. This provides real-time engagement with the IRD and certainty around its tax position.


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Image: Toby Morris
Image: Toby Morris

PartnersMarch 31, 2018

Why the lack of a capital gains tax is letting property companies off lightly

Image: Toby Morris
Image: Toby Morris

No capital gains tax no problem? Not exactly – Tax Heroes has uncovered our biggest property players pay a much lower tax rate, Maria Slade reports.

Whether New Zealand should introduce a capital gains tax is set to be almost as hot a topic in Labour’s first term as the prime minister’s pregnancy.

While debate rages around pinging housing market speculators on their profits, Kiwis overlook the fact a new tax would also capture the commercial property sector.

During their research supporting The Spinoff’s Tax Heroes project, Auckland University accounting professors Norman Wong and Jilnaught Wong made a surprising discovery. Because New Zealand does not have a capital gains tax, property and aged care companies pay tax at a much lower rate than other corporates.

A quarter of the publicly listed companies on the NZX 50 index are in the commercial property or retirement and aged care sector. This meant that when Wong and Wong examined the index to see if New Zealand corporates pay their fair share, the results were skewed – so the professors looked at what happened if they took this industry out.

Overall, between 2015 and 2017 the NZX 50 corporates paid an average cash tax rate of 22.7% – that is, the amount of money they pay to the tax man as a percentage of their pre-tax accounting income.

However, property and retirement/aged care operators paid just 6.4%. If this sector is excluded, the other companies paid an average 27.8%, close to the statutory tax rate of 28%.

Wong and Wong point out there’s no tax avoidance going on here, it’s just the way the rules work as the values of the properties the companies own rise over time, and those increases are recognised as pre-tax income. But because capital gains aren’t taxed this ‘income’ is exempt, in many cases even if the company sells the property and realises the gains. Thus their cash tax rate appears lower.

“It’s a legitimate thing, they haven’t done anything illegal,” Jilnaught Wong says. “If these changes were not recognised in (the companies’) pre-tax accounting income… their tax rates would be close to the corporate statutory tax rate.”

Auckland University accounting professors Jilnaught Wong and Norman Wong, the experts behind The Spinoff’s Tax Heroes project.

It raises the question whether this lack of a capital gains tax is distorting the market, and tax consultant Terry Baucher believes it is.

The Kiwi system is becoming “incredibly incoherent” around the question of taxing capital gains, he says. Some activities are taxed, others aren’t. The New Zealand Super Fund and investors in schemes such as KiwiSaver are taxed on their profits as they accrue, for example, but gains on property aren’t. “The issue then arises, is there an indirect bias towards investing in items which aren’t taxable… and is that great for the New Zealand economy?” Baucher says.

Dave Fraser, chief financial officer of NZX 50 commercial property company Argosy, says it is incorrect to suggest it’s not paying its dues. Argosy owns a large portfolio of industrial, office and retail sites, including the Citigroup Centre on Customs St in Auckland and New Zealand Post House on Waterloo Quay in Wellington. Wong and Wong’s research shows it paid a cash tax rate of 10.3% last year, 14.2% in 2016 and 17.6% in 2015.

But that doesn’t tell the full story, Fraser says. In any property company’s profit and loss (P&L) statement there are massive swings in the value of its assets, but they don’t translate to actual cash because it still owns them, he says. “Nowhere in the world do you pay capital gains tax on the unrealised valuation of property,” he says.

In addition property firms take out interest rate swaps, financial instruments that allow them to fix their interest rates. These also vary enormously in value, but again the firm does not pay tax on the gains or claim deductions for the losses. “We end up paying 18 to 22% on our taxable income,” Fraser says.

And property companies do pay tax on their gains in many instances, he says. If they subdivide a site, as Argosy recently did in Palmerston North, the profits are taxable. Also, if it sells a property for a greater price than it depreciated it (under the old rules which allowed owners to claim for that) it has to pay it back.

Generally speaking the commercial property sector is not about buying and selling to make a quick buck, Fraser says. “We’re in the business of holding assets and retaining the rent for distribution to our shareholders.” Even so he estimates Argosy has paid tax on around 15 property sales in the last five years, as it divested sites that were no longer core to its business, he says.

But Jilnaught Wong says to claim property companies are not interested in capital gains does not paint quite the full picture either. The performance of a property company CEO will be measured on both the business’ rental income and its capital gains, “because if you don’t take into account the capital gain it’s an irrational investment to be in”, he says.

Having said that, Wong questions why property firms should be singled out for capital gains tax. He gives the example of another type of business which buys a piece of plant for $1m. It depreciates the value of that equipment to $700,000 and takes the tax deduction, but then it ends up selling the plant for $1.2m. It has to pay back the deduction on the $300,000 depreciation, but it does not pay tax on the $200,000 capital gain.

“At the moment we don’t apply that to any companies, so why should we apply that to our property companies?” Wong asks.


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