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Offbeat Declaration of property income: between the real regime and micro-land, which taxation to choose?

16:27  20 may  2020
16:27  20 may  2020 Source:   viepratique.fr

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Déclaration des revenus fonciers : entre le régime réel et le micro-foncier, quelle imposition choisir ? © Westend61 / Getty Images Declaration of property income: between the real regime and micro-land, which taxation to choose? There are two separate tax systems for property income. Two systems which obey different rules and advantages. Capital takes stock during this tax reporting period.

If you received property income in 2019, now is the time to declare it to the tax authorities. As a reminder, due to the epidemic, Bercy has postponed the calendar for online reporting and has postponed until Friday June 12 at 11.59pm the possibility of sending its statement in paper format. Declaring your property income is sometimes not easy, because the tax system offers two tax systems: namely, the "micro-land" system and the "real" system. Co-founder of Netinvestment, Karl Toussaint du Wast recalls: “One of the conditions that determines the use of one scheme or the other is the amount of property income received. If you have earned less than 15,000 euros in property income in the year, you have the choice between micro-land and real. On the other hand, beyond 15,000 euros, you are automatically on the real plan. ” The 15,000 euros are appreciated without charges, that is to say, apart from what the owner charges his tenant in addition to the rent.

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For taxpayers who therefore received less than 15,000 euros in property income over the course of a year, a dilemma arises: should I opt for micro-land or real estate? On the one hand, micro-real estate gives the right to a standard abatement of 30% on the declared amount of income. An amount which must be brought to the attention of the administration on form 2042, in box 4BE. Good to know, micro-real estate cannot be applied if the rental has a particular advantage (Besson, Robien, Scellier). In addition, if a taxpayer owns a property through an SCI, he must rent another property of his own - outside of the SCI - to benefit from the micro-land regime.

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On the other hand, the actual plan (form 2044) allows a large number of charges to be deducted: management fees, works, rental insurance, property tax, loan interest and even death-disability insurance for which there is a Bercy tolerance. The resulting land deficit reduces your tax base, or even reduces it to 0. "The loan interest is fully deductible up to the limit of the property income, but you do not make a land deficit with the loan interest. This is a mistake often made, ”warns the wealth management expert.

Ultimately, the choice proceeds from a mathematical calculation. In the context of micro-land, it is necessary to determine its taxable net property income after application of the 30% reduction. "If I received 10,000 euros in property income over the year and if I benefit from a 30% reduction, I am therefore taxed on 7,000 euros", develops Karl Toussaint du Wast. With the real plan, once all deductible charges have been taken into account, we obtain its taxable base. Then you have to compare to find out what is most beneficial.

But beware, if you subscribe to the real plan, the option is blocked for 3 years (until December 31 of the third year). The option is then renewable year after year, but it is therefore not possible to mix the two plans from one year to the next. "The year when you have big jobs, you can not spend everything in land deficit and the year after you get the standard allowance," says the expert. The real plan is, for example, interesting if you are at the start of your mortgage, and therefore your loan interest is high.

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