Handbook For Departmental Officers - GST Audit
Handbook For Departmental Officers - GST Audit
Acknowledgement to
Foreword
Audit and scrutiny of financial documents and statements forms an integral part of the work
conducted by the tax departments and many of the officers of the tax department whether it is
state administration or central administration does not have specialization in finance or
accounting. Hence, it becomes a very difficult task to conduct audit and scrutiny. However,
the officers of the department learn things with training and experience, this handbook is an
effort to equip the departmental officers with requisite skills in audit and scrutiny.
It provides the officers with detailed guidelines on the purpose and legal authority to conduct
audit. It outlines the process of how to conduct an audit and scrutiny and what are the things
to be looked for while reading the financial statements of the business firms. It covers the
lessons learnt from the previous audits in the service tax and central excise era. It also brings
about some sector specific studies in some most common sectors of the businesses.
This handbook, however, cannot anticipate every situation or answer every question about
audit and scrutiny. The procedures and practices stated in this handbook are mere guidelines
to help and support the departmental officers in the course of their duty. The procedures and
practices are subject to change. This is a work of collation from different sources as
mentioned in references for educational and training purposes only. This is not a source of
legal authority for audit or scrutiny neither a limitation upon the application of personal ideas
by any officer.
Table of Contents
Sl no Chapter Page no
01 Meaning and Purpose of Audit/Scrutiny 04
08 Appendix 40-55
Some Sector specific studies
1. Hotel/Lodge/Inn 40-43
2. Restaurants 43
3. Construction & Real Estate 44-48
4. Cement 49-50
5. Automobile dealers 51-54
6. Domestic Appliances/Electronic goods 55
4|Page
Section 65 read with rule 101- Power to audit and procedure of audit,
obligation of taxpayer.
(1) The Commissioner or any officer authorized by him, by way of a general or a specific
order, may undertake audit of any registered person for such period, at such frequency and in
such manner as may be prescribed.
(2) The officers referred to in sub-section (1) may conduct audit at the place of business of
the registered person or in their office.
(3) The registered person shall be informed by way of a notice not less than fifteen
working days prior to the conduct of audit in such manner as may be prescribed.
(4) The audit under sub-section (1) shall be completed within a period of three months
from the date of commencement of the audit:
Provided that where the Commissioner is satisfied that audit in respect of such registered
person cannot be completed within three months, he may, for the reasons to be recorded in
writing, extend the period by a further period not exceeding six months.
Explanation.––For the purposes of this sub-section, the expression “commencement of
audit” shall mean the date on which the records and other documents, called for by the
tax authorities, are made available by the registered person or the actual institution of audit
at the place of business, whichever is later.
(5) During the course of audit, the authorized officer may require the registered person,—
(i) To afford him the necessary facility to verify the books of account or other
documents as he may require;
(ii) To furnish such information as he may require and render assistance for timely
completion of the audit.
(6) On conclusion of audit, the proper officer shall, within thirty days, inform the
registered person, whose records are audited, about the findings, his rights and obligations
and the reasons for such findings.
(7) Where the audit conducted under sub-section (1) results in detection of tax not paid or
short paid or erroneously refunded, or input tax credit wrongly availed or utilized, the proper
officer may initiate action under section 73 or section 74.
6|Page
require and which may be available at such place, for the purposes of carrying out any audit,
scrutiny, verification and checks as may be necessary to safeguard the interest of revenue.
(2) Every person in charge of place referred to in sub-section (1) shall, on demand, make
available to the officer authorised under sub-section (1) or the audit party deputed by the
proper officer or a cost accountant or chartered accountant nominated under section 66—
(i) Such records as prepared or maintained by the registered person and declared to the proper
officer in such manner as may be prescribed;
(ii) Trial balance or its equivalent;
(iii) Statements of annual financial accounts, duly audited, wherever required;
(iv) cost audit report, if any, under section 148 of the Companies Act, 2013;
(v) The income-tax audit report, if any, under section 44AB of the Income-tax Act, 1961; and
(vi) any other relevant record, for the scrutiny by the officer or audit party or the chartered
accountant or cost accountant within a period not exceeding fifteen working days from the
day when such demand is made, or such further period as may be allowed by the said officer
or the audit party or the chartered accountant or cost accountant.
8|Page
The processes involved in conducting GST audit are enumerated below for the ease of the
officers involved in the auditing.
i. Creation of Audit teams.
ii. Preparation of schedule on the basis of the risk assessment list provided by DG (Audit).
The same is divided into annual and quarterly audit schedules.
iii. Allotment of taxpayers to the audit groups.
iv. Intimation to the Registered Person (GST ADT-01).
v. Reviewing the taxpayer data - Tax Payer at a Glance (TAG), Registration, Returns,
Payments, Dispute Resolution, Audit Report Utility, E-way bills & Third Party data if
available.
vi. Conducting desk review in offline / online mode (wherever available) and uploading the
result of desk review.
vii. Preparing the audit plan in offline / online mode (wherever available) and uploading the
audit plan.
viii. Carrying out verification and uploading the verification report, within twenty four hours
of completion of audit.
ix. Uploading the draft audit report (DAR) for the MCM, within 10 15 days
x. Examining the audit paras in MCM.
xi. Uploading the minutes of the monthly monitoring committee meetings (MCM), within
twenty four hours of the meeting.
xii. Uploading final audit report, within thirty days of the Meeting.
xiii. Communicating the audit report to taxpayer (ADT-02).
xiv. Communicating to the Registered Person the future course of action in case of contested
paras.
12 | P a g e
13 | P a g e
Sector
1 Manpower Supply/Security
Sl No Issue
Non Inclusion of amount of PF/Medical/Safety in gross amount for calculating
service tax
1
Irregular availment of Input Service Credit on personal Health Insurance of
2 employees
Amount collected on security contract, rent a cab, sales bill and renting of
4 immovable property, on which service tax is payable.
5 Delay payment of service tax
Sector
2 Manufacture/cement
30 Wrong utilisation of ISD credit as service was not at all used by the unit
15 | P a g e
Sector
3 Coal/Coal washery
Sector
4 Iron & Steel
Non reversal / payment of input service credit on GTA in case of trading of
1 coal
2 Wrong availment of credit on 2% Coal CVD on imported coal
12
Short payment of Service Tax on taxable income on account of Renting of
13 Immovable Property services
Sector
5 Mining Service
Non-payment of Service Tax on taxable income on account of loading charges
received from service recipient
Sector
6 Automobile Dealer
7 Wrong availment of Cenvat Credit for work contract Service (Civil Work).
8 Cenvat Credit taken & utilized wrongly on Demo Car
Sector
7 Hotel/Restaurant
Sector
8 Construction Service/Erection, Commissioning
1 Non-payment of Service Tax on Sponsorship Service
Wrong availment of Cenvat Credit on Security/Detective agency Service used
2 in other project
19 | P a g e
any discrepancies were noticed on such verification or whether the company has
maintained proper records for unserviceable or damaged goods.
(c) CARO also shows disputed tax liabilities separately for Customs, Income Tax,
GST etc. Cases booked under Income Tax may be examined to find out any
implication on GST.
(d) In the case of Public Sector unit, C & AG report and comment of the company
available in the Annual Report should be examined.
In case Registered person is not covered under the cost audit, the Audit
Officer may examine the Cost Accounting records maintained by them on the
lines of Cost Audit Report.
ii. Clause 27(a) of the Tax Audit report gives the details of ITC claimed. It also
provides the details of credit available and carried forward to the next year.
Hence, the Auditor can authenticate the amount of credit carried forward in the
GST returns with the information provided in terms of this clause.
iii. Clause 21(b) of the Tax Audit Report also gives information regarding prior
period incomes and expenses booked in the year under Tax audit. The Auditor
shall ensure that GST on such supplies is paid on these amounts as per the
provisions of Time of supply under CGST Act.
iv. Clause 38 of the Tax Audit Report provides the information relating to Cost
Audit. If such an audit has been carried out, the Auditor should examine the Cost
Audit Report.
v. Clause 40 of the Tax Audit Report provides the important accounting ratios.
vi. As per clause 35(a) to 35(c), details like opening stock, purchases, sales and
closing stock of trading activities and in the case of manufacturing unit
quantitative details or principal items of raw materials, finished goods and by-
products showing opening stock, purchases, consumption, sales, closing stock,
yield of finished goods, percentage of yield and shortages/excesses is required to
be given.
This information may be used by Tax Auditor to verify the input-output ratio. The
reasons for excessive shortage/ excesses and whether duty has been paid on the
sale of raw material as reported in the tax audit report may be inquired into.
(11) Ledger
Ledger is a book where transactions of same nature are grouped together in the
form of an account. For example, all transactions relating to GST payment may
be entered in GST Payment Account.
Ledgers are of three types:
(a). Debtor’s Ledger: This contains accounts of all debtors (customers). All
transactions made with a customer are entered in the individual account of each
customer. Details of sales invoices and debit note issued to a customer and
payment received from a customer are entered in the customer’s individual
account.
(i) Ledger account of the major customers should be scrutinized. In the
Customer’s account it should be verified as to what are the documents used for
recording the sales of the goods/services. These documents may be sales invoices
or debit notes or Journal Vouchers (JV). If debit note and JVs are also found
entered in the customer’s account, such documents should be verified to find out
the reasons for such recoveries from the customers and whether GST has been
paid or not.
(ii) If substantial amount of advances are recovered regularly, this may also be
verified from customer’s account. In such cases, there may be credit balance
showing receipt of advance payment.
(b). Creditor’s Ledger: This Ledger contains accounts of all creditors like
suppliers and service providers. Like in the case of Debtor’s Ledger, in the case
of supplier’s account, the details like purchase invoice, debit note or JV may be
available in a supplier’s account. The debit note or JV might have been prepared
for rejection of purchase material or for short receipt of purchase material or for
short receipt of services.
If the customer’s account shows details of debit note or JV, the reasons thereof
may be inquired into and whether ITC has been reversed or not may be verified.
(c) General Ledger: This Ledger contains all accounts of assets, liabilities,
incomes and expenses. Scrutiny of this ledger is very important to a Tax Auditor
as the income and expenditure accounts have direct impact on availment of credit,
valuation of finished goods and payment of GST. The General Ledger may
contain 100-500 accounts depending upon the size of the company.
Therefore, selection of account for scrutiny is an important task for an
auditor. For this purpose, accounts should be selected from the Trial
Balance which gives names of all the accounts maintained by a unit. Some
of the general rules which may be kept in mind while selecting the
accounts for scrutiny are given below :
(i) Credit entries in expenses account.
(ii) Income accounts.
(iii) Unusual account.
Types of verification:
26 | P a g e
(i) All the important input purchase/inward supply accounts may be verified in
order to find out whether any rejection of raw material or short receipt of input
have taken place and whether ITC has been reversed or not.
(ii) Expenditure accounts where recovery of expenses is possible like Packing and
Forwarding Expenses Account, Advertisement Expenses Account,
Transportation/Freight Charges Account, Sales Expenses Account etc. may be
scrutinized in order to find out any recoveries being made from the customer.
(iii) From the Trial Balance, the income accounts (these accounts will have credit
balances) should be selected for scrutiny and the exact nature of such income’s
accounts should be found out from the study of the documents mentioned in the
relevant ledger accounts. Some of these accounts might have direct impact on the
valuation of finished goods or it may also affect the GST liability.
(iv) Unusual accounts as noticed during the study of Trial Balance may also be
scrutinized so as to find out the exact nature of such accounts.
(v) The auditor may verify the Plant and Machinery Account to find out the
additions made during the year and the disposal of plant and machinery made
during the year. In the case of disposal, whether the appropriate amount of tax has
been paid or not may be inquired into.
(vi) As far as verification of claiming of depreciation on capital goods is
concerned, the verification should be made from the Income tax return filed by the
assessee or from the Income Tax Audit Report.
it is a statement informing the other person that his account has been credited for
the reasons mentioned in the Credit Note. The financial impact of issue of a
Credit Note is that the addressee is eligible to receive the amount of credit note.
Credit Note may be issued for the reason like return of goods by the customer
(sales return) etc.
ii) Verify whether any system changes have been advised and followed by the
assessee. In that case for the past period any implication on Excise payment due
to a week internal control needs to be examined.
iii) Internal Auditor also reports about stock verification and in case of shortages
the ITC availment needs to be examined.
1. INVOICING PATTERN:
i. Whether the invoice issued contains all the information prescribed in Rule 46 of
CGST Rules and is being numbered accordingly
ii. Whether revised invoice or credit note or debit note issued contains all the
information prescribed in Rule 53 of CGST Rules
iii. Whether the export invoice is being endorsed with the words “supply meant for
export on payment of integrated tax” or “supply meant for export under bond or letter
of undertaking without payment of integrated tax”
iv. Whether the payment voucher issued for advance payment has been made as per
Rule 52 of the CGST Rules.
v. Whether the receipt voucher issued for advance receipt has been made as per Rule
50 of the CGST Rules.
vi. In case of a composition dealer U/s 10 of the SGST/CGST Act, whether bill of
supply has been issued U/r 49 of CGST Rules.
vii. Whether invoice has been prepared in triplicate in the case of supply of goods as
per Rule 48(1) of CGST Rules. N.B. – Significant omission/commission in the
invoice should only be taken into consideration for taking action U/s 73 or 74 of the
CGST Act.
2. STOCK VERIFICATION
i. Check the physical stock of taxable and risk-prone commodities which can be
quantified.
ii. Check whether the stock-in-trade found at the time of Audit Visit tallies with
the books of accounts maintained.
iii. Value of Closing Stock vis-à-vis ITC balance.
iv. Monthly stock statement to bank.
v. Stock verification statement should be examined to find out the cases of
shortages or excesses. In case discrepancies are not explained, action may be
29 | P a g e
taken either for demanding reversal of ITC or demanding GST. This statement
may also be available in the Cost Audit Report.
vi. On the basis of such statement, stock adjustments are made in the financial
records by passing a Journal Voucher. The said JV may also be examined for
the adjustments carried out by the unit.
(3)Purchase order/Agreements/MOUs
This document denotes the price and other conditions laid for purchase and sale
of goods and services.
Purchase order placed by Customers, Agreement/MOU with the Customers:
(a) To verify the terms and conditions especially with respect to price revision,
supply of any material/component by the customer, erection and
commissioning charges. The total price charged in the Purchase Order may be
compared with the GST invoice to ensure that no extra flow back is received
outside the invoice through commercial invoice/debit note.
(b) To verify whether the invoice is raised for full amount as per the Purchase
Order/Agreement/MOU
(c) Tax structure agreed upon in the purchase order should be checked with
invoices raised for provision of services. In case the unit raises a separate
commercial invoice, such invoices should be checked for the basic price, taxes,
etc. actually collected.
i) Verify coding system for receipt, issue, stock verification, valuation, input
cleared as such, obsolete item and other found in store records. ii) Compare the
purchase as per ITC documents with a receipt in the store records.
iii) Verify whether any item written off due to obsolesce.
(6) Sub contract Register / Job Work Register
This register indicates activity sub-contracted outside.
(a) To study whether all materials sent outside for job work have been received
back within the time stipulated.
(b) In case the job worker discharges GST, then valuation of such goods should
be examined as to inclusion of any freely supplied material in the value.
(c) Receipt of scrap generated at job workers premises should be verified.
(7) Purchase/Inward supply Book
This shows credit purchase of raw materials and other inputs.
(a) To find out major suppliers
(b) It may also show GST separately. In that case GST recorded in the
purchase register may be reconciled with credit availed as per Electronic credit
Register GSTPMT-01
(8). Purchase Return Book
This book gives details of goods returned to suppliers.
Verify whether ITC has been expunged / such goods cleared on payment of
duty.
(9) Fixed Assets Register
This register contains the details of purchase invoice, date of installation, place
of installation, addition/deletion to the asset and depreciation charged
(a) Deletion of Assets – Payment of GST on clearance needs to be verified.
(b) For physical verification, the location may be found out from this register
(10)Waste Register
Where the raw material or components are not in useful condition, they are
transferred to Bad Bins. The Auditor should verify the concerned records
seeking reversal of credit on such unusable inputs. These goods are also known
as obsolete items.
providing the discount, recovery of freight, packing charges, interest and other
charges.
i) Study the various elements to be recovered from the customers and whether
these are required to be added to the transaction value or not like packing
charges, freight charges, handling charges.
ii) If any discount is given to a class of buyer, the exact nature of such discount
may be studied in detail to find out whether the discount is admissible or not.
iii) Verify whether any item or benefit if supplied free of cost by the buyer.
iv) In case of cum duty prices, the various component forming part of value
needs to be studied from price circular.
(16) Material Requisition Note (MRN) and Material Issue Note (MIN)
MRN is used by various sections in the factory for requisition of material from
stores department. In turn, stores department issue the material on MIN. The
MRN & MIN contain code no. of receiving sections, description of material and
code no. of material issued, and quantity of material.
(i) MIN may also be used for adjustment of shortages, stock verification
discrepancies, stock issued as scrap, obsolete items etc. There may be separate
code no. for such adjustments. ITC treatment on such goods may be verified.
(ii) For inputs cleared as such for outward supply, inter unit transfer, warranty
period supply, MIN may be prepared showing different codes. All such
clearances may be examined to verify payment of taxable value GST.
33 | P a g e
3. Input Tax Credit can be claimed on exports/zero rated supplies and are taxable.
4. For a registered taxable person, if the constitution changes due to merger, sale or
transfer of business, then the Input Tax Credit which is unused shall be transferred to the
merged, sold or transferred business.
5. One can credit the Input Tax Credit in his Electronic Credit Ledger in a provisional
manner on the common portal as prescribed in model GST law.
6. Supporting documents – debit note, tax invoice, supplementary invoice, are needed to
claim the Input Tax Credit.
7. If there is an actual receipt of goods and services, an Input Tax Credit can be claimed.
8. The Input Tax should be paid through Electronic Credit/Cash ledger.
9. Person claiming the ITC has to furnish the returns.
10. Full Credit on capital goods will be allowed in the year of purchase itself.
Documents and forms required to claim Input Tax Credit
Each applicant will require the following documents to claim Input Tax Credit under
GST:
1. Supplier issued invoice for supplying the services and goods or both according to
Section 31 of GST law.
2. A debit note issued by the supplier to the recipient in case of tax payable or taxable
value as specified in the invoice is less than the tax payable or taxable value on such
supplies according to section 34.
3. Bill of entry as per customs act 1962.
4. A credit note or invoice which is to be issued by the ISD (Input Service Distributor)
according to the GST invoice rules according to section 34.
34 | P a g e
5. An invoice issued like the bill of supply under certain situations instead of the tax
invoice. If the amount is lesser than INR 200 or in conditions where the reverse
charges are applicable according to the GST law.
6. A supplier issued a bill of supply for goods and services or both as per the GST
invoice rules.
Certain special conditions under which Input tax credit will be available as
mentioned in Sec 18 of the CGST Act:-
Claiming Input Tax Credit Against Inputs Sent for Job Work
As a registered taxable person you can also claim ITC on inputs sent to gob-workers
if the following conditions are satisfied:
1. A registered taxable person is liable to pay tax on such a supply of capital goods
on which ITC has already been claimed.
35 | P a g e
An input service distributor (ISD) can be the head office (mostly) or a branch
office or registered office of the registered person under GST. ISD collects the
input tax credit on all the purchases made and distribute it to all the recipients
(branches) under different heads like CGST, SGST/UTGST, IGST or cess.
In the GST era, Input tax credit of IGST and GST compensation cess is available to
the importer. The input tax credit of the BCD is not available. In order to claim the
input tax credit, the importer must mention the GST number on the bill of Entry.
1. Motor Vehicles and other conveyances are not eligible for ITC except in some cases;
2. You cannot claim ITC for goods & service for beauty treatment, health mainly used
for personal purposes.
3. If you have acquired goods & services under a contract which results in construction
of immovable property other than plant & machinery.
4. If you have paid tax on goods & services under GST composition scheme.
5. if goods & services have been used to build immovable property other than plant &
machinery & such property is not transferred.
6. Works Contract Services when supplied for construction of an immovable property,(
other than plant & machinery) is not eligible ,except where it is an input service for
further supply of works contract service
7. If depreciation has been claimed on the cost of capital goods, then they are not
eligible for Input Tax credit.
8. Goods or services or both received by a non-resident taxable person are not eligible
for input tax credit, except on goods imported by him;
9. Goods or services or both used for personal consumption are not eligible for ITC;
10. Goods Lost, stolen, destroyed, written off or disposed off by way of gift or free
samples are not eligible for ITC;
11. No ITC will be allowed if depreciation have been claimed on Tax component of
capital goods.
Transitional verifications
(d) Non Taxable Supplies - Relevant notifications, Relevant contracts, invoices, purchase
orders issued by the clients
N.B. - Debit Note and Credit Note should have direct link to a transaction having
implication on tax liability. Debit Note and
Credit Note if not linked to implication of tax liability should be ignored.
iii. Check whether proper rate of tax was applied to outward supplies shown in
GSTR-1& GSTR 3B
iv. Identify Zero rated supplies from the GSTR -1 & GSTR 3B and compare it
with the records maintained by the trader.
v. Check the total taxable supplies from GSTR-1 & GSTR 3B and compare it with
the sales account maintained to identify any suppression of sales.
vi. Cross-check the GSTR 1with GSTR 3B of the corresponding month
Vis-a-vis E-way bills.
vii. Total taxable turnover as per GST Return vis-à-vis turnover as per financial
accounts.
viii. Random check of vehicle numbers given in E way bills from Vahan portal for
kind of vehicles used in transportation of goods.
Appendix
Some Common Sector Specific GST Brief Study:-
1. Services by a hotel, inn, guest house, club or campsite, by whatever Exempted Services.
name called, for residential or lodging purposes, having declared
tariff of a unit of accommodation less than one thousand rupees per
day or equivalent
2. Renting of hotels, inns, guest houses, clubs, campsites or other 12% with ITC Credit.
commercial places meant for residential or lodging purposes having
room tariff Rs.1000 and above but less than Rs.2500 per room per
day.
3. Renting of hotels, inns, guest houses, clubs, campsites or other 18% with ITC Credit.
commercial places meant for residential or lodging purposes where
room tariff of Rs 2500/ and above but less than Rs 7500/- per room
per day.
41 | P a g e
RATE OF GST ON FOOD & BEVERAGES (F&B) SALE in restaurants or in room dining.
1. All stand-alone restaurants irrespective of air conditioned or otherwise, will attract 5%
without ITC. Food parcels (or takeaways) will also attract 5% GST without ITC.
2. Restaurants in hotel premises having room tariff of less than Rs 7500 per unit per day will
attract GST of 5% without ITC.
3. Restaurants in hotel premises having room tariff of Rs 7500 and above per unit per day
(even for a single room) will attract GST of 18% with full ITC.
Point to be Noted:-
1. Serving of Alcoholic drinks will be outside the preview of GST and local sales tax or
VAT shall be applied on the same.
2. It is advisable for the hotel to issue the separate bills for alcoholic drinks and foods.
RENT A CAB
1. Rent a cab (If fuel cost is borne by the service provider) 5% with No ITC.
ITC shall be available
if cab is booked from
other cab operator.
2. Rent a cab (If fuel cost is borne by the service recipient) 18% with ITC Credit.
MANDAP KEEPER
1. Bundled service by way of supply of food or any other 18% with ITC Credit.
article of human consumption or any drink, in a premises
(including hotel, convention center, club, pandal, shamiana
or any other place, specially arranged for organizing a
function) together with renting of such premises.
1. Renting out the premises for events, conferences 18% with ITC Credit.
Other Services
4. Telecommunication services like telephone, fax, wi-fi. 18% with ITC Credit.
a) In July 2018, a decision was taken by the GST council regarding applicability of GST at
Transaction Value and not the tariff value marked. That is if a discount has been offered
by the hotel on the applicable tariff then GST will be charged at the transaction value i.e
tariff value minus discount.
For example:- if for a hotel room applicable tariff is say 8000, and the hotel offers
discount of Rs 1000 on the tariff. So after July 2018, the GST applicable will be 18
Percent and not 28 percent as transaction value is less than 7500.
b) GST to be collected on room services like food in the room, laundry services,
complimentary breakfast etc offered by the hotels.
c) Applicability of ITC to be checked.
Notes:-
If Service Charge has been collected separately on the bill and not booked on the expense
side. It will be treated as separate consideration entirely for the service portion and GST
@18 percent to be levied on such amount.
Note:- These changes have come into force from Nov 2017. Earlier, the rates were different for
Non AC restaurant @12% and AC restaurants @18 % respectively.
44 | P a g e
3. Construction Sector: -
Works contract and Construction- How they are different:
– Construction has been defined under explanation to sec 17(5) (c) and (d) as
reconstruction, repairs, renovation, additions etc. to an immovable property the
cost of such work is capitalized.
– Works contract may or may not be a construction. Like there may be activities
like installation, fabrication, construction which may qualify as works contract but
cannot be covered in the definition of construction.
Step 2: If answer to Step-1 is “Yes”, then check whether the activity is a type of
works contract or construction (other than works contract) activity. If answer to
Step-1 is “No” then test of ITC eligibility concludes here only and ITC is eligible
as property is movable
Apart from the above two, no Input Tax Credit will be available for works
contracts for construction of immovable property. For Eg- Hotel.
45 | P a g e
Section 17(2) provides that where goods or services are used partly for effecting
taxable supplies and partly for exempt supplies, ITC credit attributable to taxable
supplies can only be taken
Exempt Supply is defined u/s 2(47)] to include non-taxable supply
Non-taxable supply is defined u/s 2(78) of the Act to mean:
o Supply of goods or services or both
o Which is not liable to tax under CGST or IGST Act
Section 17(3) specifically includes sale of building and sale of land as exempt
supply
Sale of completed flat will be exempt supply for the purpose of reversal of ITC
u/s 17(2) of the Act from start of the project.
Also builder may liable to pay interest on such reversal of credit for the period
starting from the date of completion certificate till date of actual reversal.
The above rates are effective from 01-04-2019 and are applicable to construction of
residential apartments in a project which commences on or after 01-04-2019 as well as in on-
going projects.
46 | P a g e
However, in case of on-going project, the promoter has an option to pay GST at the old
rates, i.e. at the effective rate of 8% on affordable residential apartments and effective rate of
12% on other than affordable residential apartments and, consequently, to avail permissible
credit of inputs taxes; in such cases the promoter is also expected to pass the benefit of the
credit availed by him to the buyers.
In the case of an ongoing project, to continue with the old rates, the promoter/ builder has
to exercise one time option in the prescribed form and submit the same manually to the
jurisdictional Commissioner by the 10th of May, 2019. However, in case where a promoter or
builder does not exercise option in the prescribed form, it shall be deemed that he has opted
for new rates in respect of ongoing projects and accordingly new rate of GST i.e. 5% / 1%
shall be applicable and all the provisions of new scheme including transitional provisions
shall be applied.
There is no such option available in case of projects which commence on or after
01.04.2019. Construction of residential apartments in projects commencing on or after
01.04.2019 shall compulsorily attract new rate of GST @ 1% or 5% without ITC.
the criteria to be used by an architect, a chartered engineer or a licensed
surveyor for certifying that construction of the project has started by 31st March,
2019 Construction of a project shall be considered to have been started on or before
31stMarch, 2019, if the earthwork for site preparation for the project has been
completed, and excavation for foundation has started on or before the 31stMarch,
2019.
A promoter shall purchase at least eighty percent of the value of input and input
services, from registered suppliers. For calculating this threshold, the value of
services by way of grant of development rights, long term lease of land, floor space
index, or the value of electricity, high speed diesel, motor spirit and natural gas used
in construction of residential apartments in a project shall be excluded.
Promoter has to pay GST @ 18% on reverse charge basis on all such inward
supplies (to the extent short of 80% of inward supplies from registered supplier)
except cement on which tax has to be paid (by the promoter on reverse charge basis)
at the applicable rate, which at present is 28% (CGST 14% + SGST 14%) 10. In case
of new rate of 5% / 1%, whether the conditions of payment of tax through Cash
Ledger, payment of tax under RCM subject to 80% limit, nonavailing of Input Tax
Credit, reversal of credit, maintenance of project wise account, reporting of ITC not
availed in corresponding GSTR-3B etc. are required to be complied mandatorily by
the Developer.
Supply of TDR (transfer of development rights) or FSI (Floor space index- It is the
ratio of total floor area to the total area of the plot) or long term lease of land used for
the construction of residential apartments in a project that are booked before issue of
completion certificate or first occupation is exempt.
Supply of TDR or FSI or long term lease of land, on such value which is
proportionate to construction of residential apartments that remain un-booked on the
date of issue of completion certificate or first occupation, would attract GST at the
rate of 18%, but the amount of tax shall be limited to1% or 5%of value of apartment
depending upon whether the residential apartments for which such TDR or FSI is
used, in the affordable residential apartment category or in other than affordable
residential apartment. TDR or FSI or long term lease of land used for construction of
48 | P a g e
commercial apartments shall attract GST of 18%. The above shall be applicable to
supply of TDR or FSI or long term lease of land used in the new projects where new
rate of 1% or 5% is applicable.
The promoter is liable to pay GST on TDR or floor space index supplied on or
after 01-04-2019 on reverse charge basis.
The liability to pay GST on development rights shall arise on the date of
completion or first occupation of the project, whichever is earlier. Therefore,
promoter shall be liable to pay tax on reverse charge basis, on supply of TDR on or
after 01-04-2019, which is attributable to the residential apartments that remain un-
booked on the date of issuance of completion certificate, or first occupation of the
project.
On FSI received on or after 1.4.2019, the promoter should discharge his tax liability
on FSI as under: (i) In case of supply of FSI wherein consideration is in form of
construction of commercial or residential apartments, liability to pay tax shall arise on
date of issuance of Completion Certificate. (ii) In case of supply of FSI wherein
monetary consideration is paid by promoter, liability to pay tax shall arise on date of
issuance of Completion Certificate only if such FSI is relatable to construction of
residential apartments. However, liability to pay tax shall arise immediately if such
FSI is relatable to construction of commercial apartments.
On long term lease received on or after 1.4.2019, the promoter should discharge his
tax liability on long term lease as under: In case of supply of long term lease of land
for construction of commercial apartments, tax shall be paid by the promoter
immediately. However, for construction of residential apartment, liability to pay tax
on the upfront amount payable for long term lease shall arise on the date of issuance
of Completion Certificate.
The rate of tax applicable on the work contract service provided by a contractor
to a promoter for construction of a real estate project shall be 12% or 18%
depending upon whether such work contract service is provided for construction of
affordable residential apartments or residential apartments other than affordable
residential apartments. Rate of tax applicable on such work contract service provided
by a contractor to a promoter on construction of commercial apartments shall be
18%(irrespective of option exercised by developer/promoter
49 | P a g e
Limestone is taxed at 5%
Coal is capped at 5%,which is a reduction from the earlier rate of 11.69%
Electricity is outside the purview of GST
50 | P a g e
Nothing is mentioned regarding the royalty that the cement companies pay to the state
governments for quarrying limestone. Clean energy cess is levied on coal, which is not
available as an input credit because it is not subsumed by GST as decided in Mohit
Minerals versus UOI by the honourable Supreme Court..
So, these two factors will continue to be outside the purview of GST and will be included in
the cost of the cement production even after GST is implemented, as was done previously.
Warehousing
Cement manufacturers can heave a sigh of relief as the supply chain management of cement
will get a boost under GST. Most companies maintain multiple warehouses across states to
avoid CST and state entry taxes. These warehouses generally operate below their capacity
which leads to operational inefficiencies. Like other sectors, the cement companies will also
consolidate their warehouses and maintain warehouses in areas where it is most beneficial
(such as Nagpur-0-mile city) thus leading to operational economies.
Segment Excise *Nccd + VAT *Road *Motor Total CGST SGST TOTAL Difference
auto ce vehicle
ss tax tax
Small Cars 12.50% 1.1% 14% State State 28%(ap 9% 9% 18% 10%
<1200cc based based prox)
Luxury 27% 1.1% 14% State State 42% 14% 14% 28% 14%
Cars>1500cc based based
SUV’s 30% 1.1% 14% State State 45% 14% 14% 28% 17%
>1500cc, based based
>170mm
ground
clearance
Small family cars like Alto, Santro, Nano, Datsun Go as a minimum cess of 1% has been
charged over and above the GST rate of 28%. Bikes which have an engine of greater than
350CC like Enfield 500CC or Harley Davidson etc would be charged GST at the rate of 28%
and an additional 3% cess would be levied. It is difficult to understand the placement of
52 | P a g e
yachts, aircraft, personal jets under the 3% cess bracket along with the small cars having
engine >1200CC and <1500CC instead of the 15% cess.
Presently, sales of used cars attract VAT, and in some states, a composite rate and
Excise/VAT are not applicable on advance received for supply of goods. Many states provide
the Original Equipment Manufacturers (OEMs)/component makers with different investment-
linked incentive schemes. The two main components of this scheme are subsidies and
interest-free loans allied with VAT/CST payable on sale.
Sale of goods/service without any form of consideration is currently exempted from being
taxed under VAT and Service tax. Importers and dealers currently are ineligible for the
CVD and excise duty paid by OEMs (Original Equipment Manufacturer).When goods are
transferred from the factory, excise duty has to be paid but no VAT/CST is applicable under
current tax laws. These vehicles are exempted from the Nccd/auto cess: electrically operated
vehicles, three-wheeled vehicles, hydrogen vehicles based on fuel cell technology, vehicles
used solely as taxis, the ones used by physically handicapped persons, hospital ambulances.
There is good news for the importers/dealers as they would be able to claim the GST paid on
goods imported/sold whereas currently, they are ineligible to claim the excise duty and VAT
paid. Excise paid on stock transfer will be covered by IGST under the GST law. Advance
received for supply of goods will also be taxed under GST. GST would help the
manufacturers in procuring auto parts at a cheaper cost due to an improved supply chain
mechanism under GST.
Issues of disputes
(i). Demo Cars / Vehicles
Demo cars are used for marketing and training as a usual business practice which are
presently not considered as capital goods. There are two divergent views on the same
in view of specific denial of credit to motor vehicles in input tax credit provisions.3.
Today, there is not tax or a lower tax on pre-owned or second hand vehicles. In GST,
tax would be payable on all such deals at full value or at differential value where input
credit has not been taken. The problem is two-fold, valuation issue as well as rate of
tax which is likely to be same as in case of new car. Cess may also be applicable
which is not yet clear. The tax rate on used car transactions has been reduced to 18 percent for large
53 | P a g e
cars and SUVs, and 12 percent for small vehicles, from 28 percent (for both categories) earlier. The new
rates will come into effect from January 25, 2018.
After the implementation of GST sale of used and old vehicles were taxed at the
same rate as applicable on new vehicles which was 28% + Applicable cess which
was up to 15%, and due to this effective tax on sale of old vehicles was upto 43%.
This higher rate of tax was causing the burden on trade and industry and due to this
there was slow down in the used vehicle market.
Government by issuing the Notification No. 8/2018 Central Tax Rate read
with state Tax Notification, reduced the Rate of GST on old and used vehicle
as follows:
(i) GST-18% on Old and used, petrol Liquefied petroleum gases (LPG) or
compressed natural gas (CNG) driven motor vehicles of engine capacity of
1200 cc or more and of length of 4000 mm or more.
(ii) GST-18% on Old and used, diesel driven motor vehicles of engine
capacity of 1500 cc or more and of length of 4000 mm
(iii) GST-18% on Old and used motor vehicles of engine capacity exceeding
1500 cc, popularly known as Sports Utility Vehicles (SUVs) including utility
vehicles.
(iv) GST-12% on All Old and used Vehicles other than those mentioned
from S. No. 1 to S.No.3
Note: Government also Exempted the Cess applicable on sale of Used vehicle
through Notification No. 1/2018 Compensation Cess Rate.
(ii). In other cases: Margin of Supply shall be difference between sale price
and purchase price Tax to be calculated on such Margin, and where the
margin of such supply is negative, it shall be ignored;
54 | P a g e
Vehicles booking by paying advance money has have been taxed in past but in GST
regime, advance bookings will be taxed when such advance is paid, adversely
impacting working capital. This could result in acceptance of lower advances which
will adversely affect the working capital of manufacturers.
At present auto dealers offer incentives to potential buyers in the form of free
insurance, free accessories, fuel coupon, extended warranty etc which may by taxable
in GST regime. Valuation rules do not permit such practices unless properly
documented and as such, tax would be attracted. If not, dealers may not get input tax
credit on these activities as these would imply exempt supplies.
55 | P a g e
References/Bibliography
1. GSTAM 2019 by CBIC
2. WWW.Cleartax.com
3. WWW.ultratechcements.com
4. Overview of ITC by CMA Arindam goswami