Beruflich Dokumente
Kultur Dokumente
In their joint income tax return for the year 1957 filed with the The statutory definition of capital assets is negative in nature. If
Bureau of Internal Revenue, petitioners disclosed a profit of the asset is not among the exceptions, it is a capital asset;
P31,060.06 realized from the sale of the subdivided lots, and conversely, assets falling within the exceptions are ordinary
reported fifty per centum thereof or P15,530.03 as taxable assets. Also a property initially classified as a capital asset may
capital gains. thereafter be treated as an ordinary asset if a co mbination of the
factors indubitably tend to show that the activity was in
Upon an audit and review of the return thus filed, the Revenue furtherance of or in the course of the taxpayer's trade or
Examiner adjudged petitioners engaged in business as real business. Thus, a sale of inherited real property usually gives
estate dealers, and assessed a deficiency income tax on profits capital gain or loss even though the property has to be
derived from the sale of the lots based on the rates for ordinary subdivided or improved or both to make it salable. However, if
income. the inherited property is substantially improved or very actively
sold or both it may be treated as held primarily for sale to
Petitioners filed with the Court of Tax Appeals a petition for customers in the ordinary course of the heir's business.
review contesting the aforementioned assessments, but t he Tax
Court upheld the respondent Commissioner. Upon an examination of the facts on record, We are convinced
that the activities of petitioners are indistinguishable from those
The theory advanced by the petitioners is that inherited land is invariably employed by one engaged in the business of selling
a capital asset within the meaning of Section 34[a] [1] of the real estate. One strong factor against petitioners' contention is
Tax Code and that an heir who liquidated his inheritance cannot the business element of development which is very much in
be said to have engaged in the real estate business and may not evidence.
be denied the
the preferential tax treatment given to gains
gains from sale
of capital assets, merely because he disposed of it in the only Petitioners did not sell the land in the condition in which they
possible and advantageous way. acquired it. While the land was originally devoted to rice and
fruit trees, it was subdivided into small lots and in the process
Respondent Commissioner maintained that the imposition of converted into a residential subdivision Extensive
the taxes in question is in accordance with law since petitioners improvements like the laying out of streets, construction of
are deemed to be in the real estate business for having been concrete gutters and installation of lighting system and drainage
involved in a series of real estate transactions pursued for profit. facilities, among others, were undertaken to enhance the value
Respondent argued that property acquired by inheritance may of the lots and make them more attractive to prospective buyers.
be converted from an investment property to a business Another distinctive feature of the real estate business
property if, as in the present case, it was subdivided, improved, discernible from the records is the existence of contracts
and subsequently sold and the number, continuity and receivables, which stood at P395,693.35 as of the year ended
frequency of the sales were such as to constitute "doing December 31, 1957. The sizable amount of receivables in
business." comparison with the sales volume of P446,407.00 during the
same period signifies that the lots were sold on installment basis
Respondent concluded that since the lots are ordi nary assets, the and suggests the number, continuity and frequency of the sales.
profits realized
r ealized therefrom
t herefrom are ordinary gains, hence taxable in Also of significance is the circumstance that the lots were
full. advertised for sale to the public and that sales and collection
commissions were paid out during the period in question.
Issue:
Whether the gains realized from the sale of the lots are taxable
in full as ordinary income or capital gains taxable at capital gain CHINA BANKING CORP vs CA & CIR
rates. GR No. 125508, July 19, 2000
1
A regular examination by Bangko Sentral on China Bank’s A capital gain or a capital loss normally requires the
financial book and investment portfolio shows that First concurrence of two conditions for it to result:
CBC Capital has become insolvent. (1) There is a sale or exchange; and
With the approval of Bangko Sentral, China Bank wrote (2) the thing sold or exchanged is a capital asset.
off as being worthless its investment in First CBC in its
1987 Income Tax Return, and treated it as a bad debt or as When securities become worthless, there is strictly no sale or
an ordinary loss deductible from its gross income. exchange but the law deems the loss anyway to be "a loss from
CIR disallowed the deduction, contending that it should be the sale or exchange of capital assets.
capital loss.
Section 20(u) of the NIRC defines a dealer in securities as a CTA denied petitioners claim for refund. The CTA held that it
merchant of stocks or securities, whether an individual, is clear from Section 176 of the Tax Code that sales to secure
partnership or corporation, with an established place of the future payment of money or for the future transfer of any
business, regularly engaged in the purchase of securities and bond, due-bill, certificates of obligation or stock are taxable.
their resale to customers; that is, one who as a merchant buys Furthermore, petitioner admitted that it profited from the sale
securities and sells them to customers with a view to the gains of shares of stocks. Such profit is subject to capital gains tax.
and profits that may be derived therefrom. Petitioner’s Motion for reconsideration were denied.
In the hands, however, of another who holds the shares of stock ISSUE:
by way of an investment, the shares to him would be capital Whether the Court of Appeals erred in holding that the
assets. When the shares held by such investor become assignment of deposits on stock subscriptions is subject to
worthless, the loss is deemed to be a loss from the sale or documentary stamps tax and capital gains tax.
exchange of capital assets.
HELD:
2) NO. Along with police power and eminent domain, taxation is one
Loss sustained by the holder of the securities, which are of the three basic and necessary attributes of sovereignty. Thus,
capital assets (to him), is to be treated as a capital loss as if the State cannot be deprived of this most essential power and
incurred from a sale or exchange transaction. attribute of sovereignty by vague implications of law. Rather,
2
being derogatory of sovereignty, the governing principle is that Revenue Code (NIRC) shall be subject to final capital gains tax.
tax exemptions are to be construed in strictissimi juris against The term “sale” includes pacto de retro and other forms of
the taxpayer and liberally in favor of the taxing authority; and conditional sale.
he who claims an exemption must be able to justify his claim
by the clearest grant of statute. Section 2.2 of Revenue Memorandum Order (RMO) No. 29-86,
as amended by RMO Nos. 16-88, 27-89 and 6-92, states that
Significantly, petitioner cannot point to any specific provision these conditional sales “necessarily includes mortgage
of the National Internal Revenue Code authorizing its claim for foreclosure sales (judicial and extrajudicial foreclosure sales).”
an exemption or refund. Rather, Section 176 of the National Further, for real property foreclosed by a bank on or after
Internal Revenue Code applicable to the issue provides that the September 3, 1986, the capital gains tax and documentary
future transfer of shares of stocks is subject to documentary stamp tax must be paid before title to the property can be
stamp tax. Clearly, under this provision, sales to secure the consolidated in favor of the bank.
future transfer of due-bills, certificates of obligation or
certificates of stock are liable for documentary stamp tax. No Under Section 63 of Presidential Decree No. 1529, or the
exemption from such payment of documentary stamp tax is Property Registration Decree, if no right of redemption exists,
specified therein. the certificate of title of t he mortgagor shall be cancelled, and a
new certificate issued in the name of the purchaser.
Petitioner contends that the assignment of its deposits on stock
subscription is not subject to capital gains tax because there is But where the right of redemption exists, the certificate of title
no gain to speak of. In the Capital Gains Tax Return on Stock of the mortgagor shall not be cancelled, but the certificate of
Transaction, which petitioner filed with the Bureau of Internal sale and the order confirming the sale shall be registered by
Revenue, the acquisition cost of the shares it sold, including the brief memorandum thereof made by the Register of Deeds on
stock subscription is P69,143,630.28. The transfer price to the certificate of title.
Kerry Holdings, Ltd. is P70,332,869.92. Obviously, petitioner
has a net gain in the amount of P1,189,239.64. As the CTA aptly It is therefore clear that in foreclosure sale, there is no actual
ruled, a tax on the profit of sale on net capital gain is the very transfer of the mortgaged real property until after t he expiration
essence of the net capital gains tax law. To hold otherwise will of the one-year redemption period as provided in Act No. 3135,
ineluctably deprive the government of its due and unduly set or An Act or Regulate the Sale of Property Under Special
free from tax liability persons who profited from said Powers Inserted In or Annexed to Real Estate Mortgages, and
transactions. title thereto is consolidated in t he name of the mortgagee in case
of non-redemption. In the interim, the mortgagor is given the
option whether or not to redeem the real property.
SUPREME TRANSLINER v. BPI
The issuance of the Certificate of Sale does not by itself transfer
FACTS: ownership. RR No. 4-99 (March 16, 1999), further amends
Supreme Transliner took out a loan from respondent and was RMO No. 6-92 relative to the payment of capital gains tax and
unable to pay. The respondent bank extrajudicially foreclosed documentary stamp tax on extrajudicial foreclosure sale of
the collateral and, before the expiration of the one-year capital assets initiated by banks, finance and insurance
redemption period, the mortgagors notified the bank of its companies.
intention to redeem the property.
Under this RMO, in case the mortgagor exercises his right of
ISSUE: redemption within one year from the issuance of the certificate
Is the mortgagee-bank liable to pay the capital gains tax upon of sale, no capital gains tax shall be i mposed because no capital
the execution of the certificate of sale and before the expiry of gain has been derived by the mortgagor and no sale or transfer
the redemption period? of real property was realized. Moreover, the transaction will be
subject to documentary stamp tax of only PhP 15 because no
HELD: land or realty was sold or transferred for a consideration.
NO. It is clear that in foreclosure sale there is no actual transfer
of the mortgaged real property until after the expiration of the National Internal Revenue Code; non-retroactivity of rulings;
one-year period and title is consolidated in the name of the exception.
mortgagee in case of non-redemption.
Section 246 of the National Internal Revenue Code sets out that
This is because before the period expires there is yet no transfer rule on non-retroactivity of rulings. In this case, the retroactive
of title and no profit or gain is realized by the mortgagor. application of Revenue Regulations No. 4-99 [to the transaction
which took place before its effectivity is more consistent with
DOCTRINES: the policy of aiding the exercise of the right of redemption.
National Internal Revenue Code; capital gains tax;
documentary stamp tax; if right of redemption exercised. As the Court of Tax Appeals concluded in one case, RR No. 4-
99 “has curbed the inequity of imposing a capital gains tax even
Under Revenue Regulations (RR) No. 13-85 (December 12, before the expiration of the redemption period [since] there is
1985), every sale or exchange or other disposition of real yet no transfer of title and no profit or gain is realized by the
property classified as capital asset under the National Internal
3
mortgagor at the time of foreclosure sale but only upon was ever secured. In view of these we find that the respondent
expiration of the redemption period.” court did commit the error charged.
In his commentaries [Hector] De Leon expressed the view that W/N the assessment violates Memorandum Order V-634
while revenue regulations as a general rule have no retroactive (An order of Commissioner granting Regional Directors
effect, if the revocation is due to the fact that the regulation is authority close tax cases involving deficiency assessments
erroneous or contrary to law, such revocation shall have not exceeding P10,000.00 in taxes and penalties)
retroactive operation as to affect past transactions, because a
wrong construction cannot give rise to a vested right that can be The order in question was applicable only to subordinate
invoked by a taxpayer. Supreme Transliner, Inc. vs BPI Family officers of the BIR and could not bind the Commissioner
Savings Bank, Inc. himself, who has been entrusted by law to make final
assessments. The Commissioner cannot delegate this power to
*Gonzales vs CTA make a final assessment to his subordinate. Delegatus nor potest
delegare; i.e. the person to whom an office or duty is delegated
THE CITY LUMBER, INC. v. THE HON. MELENCIO cannot lawfully devolve the duty on another.
R. DOMINGO, Commissioner of Internal Revenue and
THE HON. COURT OF TAX APPEALS
G.R. No. L-18611, 30 January 1964 PLARIDEL SURETY vs. CIR
G.R. No. L-21520, December 11, 1967
The alleged loss of plywood were rejected because said loss
was never reported in the books of petitioner; and neither was FACTS:
such loss reported in the income tax return of petitioner for the Petitioner Plaridel Surety & Insurance Co., is a domestic
year, submitted some months after the alleged loss. corporation engaged in the bonding business. Petitioner, as
surety, and Constancio San Jose, as principal, solidarily
Petitioner seeks the review of a decision of the Court Tax executed a performance bond in favor of the P. L. Galang
Appeals, upholding an assessment by respondent on an Machinery Co., Inc., to secure the performance of San Jose's
additional income of P16,678.63 representing minor deductions contractual obligation to produce and supply logs to the latter.
from the alleged expenses, on undisclosed sales of plywood, To afford itself adequate protection against loss or damage on
nails and GI sheets amounting to P7,902.07, and on a cash credit the performance bond, petitioner required San Jose and one
balance of P7,896.80. Petitioner claims that the respondent Ramon Cuervo to execute an indemnity agreement obligating
court erred in not holding that plywood and GI sheets were themselves, solidarily, to indemnify petitioner for whatever
actually lost in a fire occuring in the city and in not considering liability it may incur by reason of said performance bond. San
the credit cash balance as a loan secured by petitioner. Jose later failed to deliver the logs to Galang Machinery and the
latter sued on the performance bond. San Jose constituted a
ISSUE: chattel mortgage on logging machineries and other movables in
Whether or not petitioner can claim deductions on his petitioner's favor while Ramon Cuervo executed a real estate
expenses/loss? mortgage.
We hold that the conduct of petitioner in not reporting said loss RULE: No.
in his book of account or in his income tax turn proves that the Petitioner was duly compensated for otherwise than by
alleged loss had not been suffered. insurance — thru the mortgages in its favor executed by San
Jose and Cuervo — and it had not yet exhausted all its available
On the alleged loan of the sum of around P8,000.00 which remedies, especially as against Cuervo, to minimize its loss.
petitioner claims to be the cash credit balance appearing
petitioner claims to be his book of account. Loss is deductible only in the taxable year it actually happens
or is sustained. However, if it is compensable by insurance or
Petitioner's book of account failed to show such a loan also. otherwise, deduction for the loss suffered is postponed to a
Neither were any receipts or other evidence produced t o show subsequent year, which, to be precise, is that year in which it
that said amount was a loan secured by petitioner, or that a loan
4
appears that no compensation at all can be had, or that there is page 26 of his appeal brief, asserts that "what consist of the
a remaining or net loss, i.e., no full compensation. depreciable amount (sic) is elusive and is a question of
fact."
There is no question that the year in which the petitioner
Insurance Co. effected payment to Galang Machinery pursuant Since the petitioner does not claim that the tax court, in applying
to a final decision occurred in 1957. However, under the same certain rates and basis to arrive at the allowed amounts of
court decision, San Jose and Cuervo were obligated to depreciation of the various properties, was, arbitrary or had
reimburse petitioner for whatever payments it would make to abused its discretion, and since the Supreme Court, before the
Galang Machinery. Clearly, petitioner's loss is compensable Revised Rules, limited its review of decisions of the Court of
otherwise (than by insurance). It should follow, then, that the Tax Appeals to questions of law only, the findings of the tax
loss deduction cannot be claimed in 1957. court on the depreciation of the several assets should not be
disturbed.
6
partnership taxable as a corporation, Hence, this Petition for income of which is derived from engaging in any trade
Review before us. or business.
7
together they have conducted business, profit must have been to it by the pool. Although not a signatory to the Pool
the object as, indeed, profit was earned. Though the profit was Agreement, Munich is patently an associate of the ceding
apportioned among the members, this is only a matter of companies in the entity formed, pursuant to their reinsurance
consequence, as it implies that profit actually resulted. treaties which required the creation of said pool.
The petitioners reliance on Pascual v. Commissioner is Under its pool arrangement with the ceding companies, Munich
misplaced, in Pascual, there was no unregistered partnership, shared in their income and loss. This is manifest from a reading
but merely a co-ownership which took up only two isolated of the Quota Share Reinsurance Treaty and Articles of the
transactions. The Court of Appeals did not err in Surplus Reinsurance Treaty. The foregoing interpretation of
applying Evangelista, which involved a partnership that Section 24 (b) (1) is in line with the doctrine that a tax
engaged in a series of transactions spanning more than ten exemption must be construed strictissimi juris, and the
years, as in the case before us. statutory exemption claimed must be expressed in a language
too plain to be mistaken.
Second Issue:
Pools R emittances Are Taxable Finally, the petitioners claim that Munich is tax-exempt based
on the RP-West German Tax Treaty is likewise unpersuasive,
Petitioners contention: further contend that the remittances of because the internal revenue commissioner assessed the pool
the pool to the ceding companies and Munich are not dividends for corporate taxes on the basis of the information return it had
subject to tax. They insist that taxing such remittances submitted for the year ending 1975, a taxable year when said
contravene Sections 24 (b) (I) and 263 of the 1977 NIRC and treaty was not yet in effect. Although petitioners omitted in
would be tantamount to an illegal double taxation, as it would their pleadings the date of effectivity of the treaty, the Court
result in taxing the same premium income twice in the hands of takes judicial notice that it took effect only later, on December
the same taxpayer. Moreover, petitioners argue that since 14, 1984.
Munich was not a signatory to the Pool Agreement, the
remittances it received from the pool cannot be deemed Third Issue: Prescription
dividends.
Petitioners also argue that the government’s right to assess and
Double taxation means taxing the same property twice when it collect the subject tax had prescribed. They claim that the
should be taxed only once. That is, xxx taxing the same person subject information return was filed by the pool on April 14,
twice by the same jurisdiction for the same thing. In the instant 1976. On the basis of this return, the BIR telephoned petitioners
case, the pool is a taxable entity distinct from the individual on November 11, 1981, to give them notice of its letter of
corporate entities of the ceding companies. The tax on assessment dated March 27, 1981. Thus, the petit ioners contend
its income is obviously different from the tax on that the five-year statute of limitations then provided in the
the dividends received by the said companies. Clearly, there is NIRC had already lapsed, and that the internal revenue
no double taxation here. commissioner was already barred by prescription from making
an assessment.
The tax exemptions claimed by petitioners cannot be granted,
since their entitlement thereto remains unproven and We cannot sustain the petitioners. The CA and the CTA
unsubstantiated. It is axiomatic in the law of taxation that taxes categorically found that the prescriptive period was tolled under
are the lifeblood of the nation. Hence, exemptions therefrom are then Section 333 of the NIRC, because the taxpayer cannot be
highly disfavored in law and he who claims tax exemption must located at the address given in the information return filed and
be able to justify his claim or right. Petitioners have failed to for which reason there was delay in sending the
discharge this burden of proof. The sections of the 1977 NIRC assessment. Indeed, whether the governments right to collect
which they cite are inapplicable, because these were not yet in and assess the tax has prescribed involves facts which have been
effect when the income was earned and when the subject ruled upon by the l ower courts. It is axiomatic that in the
information return for the year ending 1975 was filed. absence of a clear showing of palpable error or grave abuse of
discretion, as in this case, this Court must not overturn the
Referring to the 1975 version of the counterpart sections of the factual findings of the CA and the CTA.
NIRC, the Court still cannot justify the exemptions
claimed. Section 255 provides that no tax shall xxx be paid
upon reinsurance by any company that has already paid the tax
xxx. This cannot be applied to the present case because, as
previously discussed, the pool is a taxable entity distinct from
the ceding companies; therefore, the latter cannot individually
claim the income tax paid by the former as their own.