When an enterprise rents a personal house, the original accounting treatment is very simple. The prepaid rent is included in the "prepaid account", the deposit is included in the "other receivables", and the rental cost is recognized every month in the future, and the specific entries are as follows:
1. Prepaid rent and deposit
Debit: Advance payment - xx (landlord's name).
Tax Payable – VAT Payable – Input VAT.
Other receivables – landlord's name (deposit).
Credit: Bank deposits.
2. Amortize the rent every month
Borrow: Management Expenses - Office Expenses.
Credit: prepaid accounts - xx
Original documents that need to be accounted for: rental contract, bank payment voucher, rental VAT invoice.
Zhang Zhang said the key points:If the individual landlord can provide an invoice, the accounting process for renting is simple. However, in practice, individual landlords rarely provide tenants with rental invoices, and in the process of renting a house, real estate tax, value-added tax, individual income tax, and stamp duty will be involved.
1. Value-added tax。According to the provisions of Document No. 36 of 2016 and Annex 2, the VAT levy rate for individual rental housing and non-housing is 5%. The time of VAT liability is the time when the rent is actually incurred and the time when it is actually received, which time is the time when the tax liability occurs. Calculated based on the rent of 10,000 months and the advance payment of half a year's rent.
VAT payable= 60000 5% = 3000 yuan.
Preferential policies:From January 1, 2019, if the monthly rental income of individual rental housing does not exceed 100,000 yuan, it will be exempted from VAT.
The actual amount of VAT is payable= $0.
2. Property tax。In accordance with the provisions of the Provisional Regulations on Real Estate Tax, the rental income is used as the basis for calculating the real estate tax, and the tax rate is 12%.
Preferential policiesIndividual rental houses can be rented out as small-scale taxpayers and enjoy the policy of halving the real estate tax.
Pay property taxes every month=10000 ÷ 1+5%) 12% ÷2=571.43 yuan (total expenditure for half a year is 3428.)58 yuan).
3. Individual income tax。The individual income tax rate of rental housing is 20%, and the necessary repair costs and 20% deduction can be deducted when calculating the taxable income, and the deduction of expenses is less than 800 yuan, which will be deducted at 800 yuan. The formula for calculating the individual income tax of this business is as follows:
Individual income tax payable=60000 (1-20%) 20%=9600 yuan.
In the case of enjoying preferential tax policies,Without calculating stamp duty and additional tax, the rent of 60,000 yuan for half a year needs to be paid 13,028$58 tax.
Half a year's rent is taxable=9600+3428.58=13,028.58 yuan).
1. Compliance requirements for the recording of rent expenses.
Only when the lessee obtains the VAT invoice can the enterprise be recorded in the account and be able to achieve pre-tax deduction. Rent without a rental invoice cannot be deducted before income tax. As long as the lessor (individual) issues a rental invoice, the real estate tax and individual income tax must be paid.
2. Other VAT invoices provided by the other party.
This method is more common, the other party uses the small-scale taxpayer enterprise under its name to provide us with service fee invoices. In this form, it is very similar to the other party providing us with housing services, and the housing is an additional gift (this is the logic of Zhang Zhang's forced compliance). The entries are as follows:
Borrow: Management Fee - Service Fee.
Credit: Bank Deposits Prepaid Accounts.
3. No accounting
Not recording is actually not an active choice of the enterprise. However, the lessor does not provide invoices, and the account cannot be deducted before tax, and there will be a risk of a tax withholding agent. Therefore, many enterprises have no choice but not to enter the account.
Zhang Zhang reminded that since you choose not to record the expenses, it is best to pay the expenses by the shareholders or legal representatives, and dissociate from the enterprise. Don't even add to the rent you pay and make it "other payables".
4. Undesirable accounting scheme
Many small and medium-sized enterprises need to be able to make the rent paid in their accounts reasonably. The accountant will be required to report the rent paid according to the remuneration for labor. In this way, the company will be left with property tax and most of the individual income tax. However, this kind of behavior is already a tax evasion behavior, and the fixed mode of paying rent will make it easy for enterprises to leak this behavior. Zhang Zhang does not recommend such high-risk, non-compliant tax avoidance schemes.