How to get zero-rating on your builder and material supplies
One big question often comes up when planning a community building: can you save VAT on the construction costs? Unfortunately, the rules are quite strict, and in many cases the answer is no- but there are a few things worth understanding before the project begins!
First, if you buy building materials directly from a supplier, such as a builders’ merchant, there’s no VAT relief available; it will be charged at the standard 20% VAT rate. The only time VAT zero-rating might apply is when construction services are provided by a builder, and the materials are included as part of that builder’s work.
Zero-rating for construction mainly applies to new dwellings or buildings used for specific charitable purposes. For example, buildings used for residential care or buildings used for a relevant charitable purpose (such as a new place of worship) can qualify. In these situations, builders can apply zero VAT to their construction services, as long as the organisation provides a certificate confirming how the building will be used.
A relevant charitable purpose means the building must be used by a charity for non-business or charitable activities. If a charity builds something for a business activity, for example, a shop selling donated goods, the construction work is usually standard-rated for VAT. However, there is a small allowance: if the business use of the building is no more than 5% of the total use, the project can still qualify for zero-rating. This allows charities to run small income-generating activities, like a café or bookshop, without losing the VAT benefit.
If your organisation can obtain charitable status from HMRC, it may then qualify for the zero-rating rules, provided the building is used for charitable or non-business activities. Achieving charity recognition can involve meeting several requirements, such as demonstrating a recognised charitable purpose and showing that the organisation benefits the public.
You can also consider using a “design and build” contract for the project. When professional services like architecture or design are supplied separately, they are normally standard-rated for VAT. But if they are included within a single design-and-build construction contract, they can sometimes be treated as part of the overall building work and follow the same VAT treatment.
If the building’s use changes within ten years, for example if it’s sold or used for business activities, HMRC may apply a self-supply charge. This could mean that you have to repay some of the VAT savings from the original construction!
Thinking of starting a big project and want it to be as tax-efficient as possible? Get in contact today by calling 01622 738165 and we will be happy to help you out










