In a complex dispute over construction costs, the Philippine Supreme Court clarified how to calculate the “Actual Remaining Construction Cost” (ARCC) in a real estate project. The court definitively ruled that input Value Added Tax (VAT), which a company can offset against its output VAT, cannot be included as part of the ARCC when determining proportionate ownership of reserved units in a condominium project. This decision ensures fairness by preventing unjust enrichment and accurately reflects the actual expenditures in construction projects, impacting how developers and investors share assets in joint ventures.
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This case, Malayan Insurance Company, Inc. vs. St. Francis Square Realty Corporation [G.R. Nos. 198920-21], revolves around a disagreement on the calculation of the ARCC in a joint venture to complete a condominium project. Malayan Insurance sought to include input VAT and other costs in the ARCC, which would increase their share of the reserved units. St. Francis Square Realty opposed this, arguing that input VAT should not be included because Malayan could offset it against their output VAT, leading to unjust enrichment if included in ARCC. The Construction Industry Arbitration Commission (CIAC) initially sided with Malayan, but the Court of Appeals (CA) and ultimately the Supreme Court (SC) reassessed the components of the ARCC to determine the rightful ownership shares.
At the heart of the legal matter lies the interpretation of the 2002 Memorandum of Agreement (MOA) between Malayan and St. Francis, specifically concerning the allocation of net saleable areas in their joint project. Section 4(a) of the MOA stipulates that each party is entitled to a portion of the net saleable area proportional to their contributions relative to the ‘actual construction cost.’ The dispute specifically arose over what constitutes ‘actual remaining construction cost’ (ARCC) in excess of the agreed Remaining Construction Cost (RCC) and how this excess should affect the allocation of reserved units as per Schedule 4 of the MOA.
The Supreme Court emphasized that findings of quasi-judicial bodies like the CIAC, which possess specialized expertise, are generally accorded respect and finality. However, this deference is not absolute. The Court clarified that factual findings of construction arbitrators may be reviewed under certain circumstances, including when the award was procured by corruption or fraud, when there was evident partiality or misconduct by the arbitrators, or when the arbitrators exceeded their powers. In this case, the Court found that the CIAC imperfectly executed its powers by failing to adequately explain why input VAT should be considered a direct construction cost, thus necessitating a review.
A critical aspect of the Court’s analysis was its clarification that whether input VAT is a direct construction cost is a question of law, not fact. For a question to be one of law, it must not involve examining the probative value of the evidence, but rather depends solely on what the law provides. In this context, the Court highlighted that VAT is an indirect and consumption tax, ultimately shouldered by the end-users of goods, properties, or services. The providers of these goods and services pass on the VAT liability, who in turn, may credit their own VAT liability from the VAT payments they receive from the final consumer.
For a VAT-registered purchaser like Malayan, the tax burden passed on by suppliers does not constitute cost but input tax which is creditable against his output tax liabilities. Conversely, it is only in the case of a non-VAT purchaser that VAT forms part of cost of the purchase price. The court referenced Sections 110 (A) of the National Internal Revenue Code, which states, “Any input tax evidenced by a VAT invoice or official receipt issued in accordance with Section 113 hereof on the following transactions shall be creditable against the output tax.” Additionally, the court cited the BIR Ruling No. DA-326-08, October 22, 2008, stating that a joint venture for construction projects is not a taxable corporation under Section 22(B) of the Tax Code.
The Supreme Court determined that because Malayan admitted to offsetting its input VAT against its output VAT liabilities, it could no longer claim that input VAT was an additional cost. Allowing Malayan to include its input VAT in the ARCC would constitute unjust enrichment at the expense of St. Francis. The Court emphasized that the burden of paying VAT was ultimately shouldered by the final consumers, and Malayan benefited from the crediting of input VAT against its output VAT liabilities. As stated in the ruling, “To allow Malayan to pass the burden of such indirect tax to buyers of the said units and slots, and to further claim that input VAT must still form part of the ARCC, would constitute unjust enrichment at the expense of St. Francis…”
The Court revisited the ARCC calculation, scrutinizing several disputed cost items. They disallowed unsubstantiated costs and clarified that only actual expenditures directly related to construction could be included. Key to this reevaluation was a detailed examination of Exhibit “R-48-series,” comprising over 2,230 pages of receipts, vouchers, and other documents. One significant adjustment was related to the award paid to Total Ventures, Inc. (TVI) as a result of TVI v. MICO (CIAC Case No. 27-2007). While the CA had previously included the entire award of P21,948,852.39, the Supreme Court modified this ruling, determining that only specific direct construction costs, including a portion of extended overhead expenses, should be included. This adjustment was based on the recognition that delays in project completion were attributable to both St. Francis and Malayan.
Ultimately, the Supreme Court revised the ownership shares in the reserved units, allocating 34% to Malayan and 66% to St. Francis. This was derived from a recalculation of the ARCC, which netted to P511,851,901.12 after the exclusion of input VAT and other unsubstantiated costs. The final ruling not only adjusted the proportionate ownership of the reserved units but also directed Malayan to deliver possession and transfer titles accordingly, to pay St. Francis its proportionate share of the income from the reserved units from the date of project completion, and to render a full accounting of all related expenses and income. This proportionate share comes with a legal interest of six percent (6%) per annum from finality of this Decision until fully paid.
FAQs
What was the key issue in this case? | The key issue was determining whether input VAT should be included in the Actual Remaining Construction Cost (ARCC) for calculating ownership shares in a real estate project. |
What is input VAT and how does it work? | Input VAT is the value-added tax paid on goods and services purchased by a business; it can be credited against the business’s output VAT, which is the tax collected on its sales. This mechanism prevents the cascading of VAT. |
Why did the Supreme Court exclude input VAT from the ARCC? | The Court excluded input VAT because Malayan Insurance could offset it against their output VAT, meaning they didn’t ultimately bear that cost; including it would result in unjust enrichment. |
What is the significance of ARCC in this case? | ARCC, or Actual Remaining Construction Cost, was the primary factor in determining each party’s proportionate share of the reserved units in the condominium project. It defined the monetary value each party invested in the joint venture. |
What other costs did Malayan Insurance try to include in the ARCC? | Malayan Insurance attempted to include interest expenses, change orders not due to reconfiguration, contingency costs, and costs incurred after the project’s completion date. |
What was the final ownership split of the reserved units? | After the Supreme Court’s recalculations, Malayan Insurance was entitled to 34% ownership, and St. Francis Square Realty Corporation was entitled to 66% ownership. |
What was the basis for the Supreme Court’s decision on the award to TVI? | The Court allowed only direct construction costs from the TVI award to be included in the ARCC, adjusting for the fact that delays in the project were attributable to both parties. |
How does this ruling impact future real estate joint ventures? | This ruling sets a precedent for how construction costs are defined and calculated in real estate disputes, particularly concerning the inclusion of tax benefits like input VAT. |
This Supreme Court decision provides crucial guidance on defining construction costs in joint real estate ventures, highlighting the importance of accurately accounting for expenses and preventing unjust enrichment. By excluding input VAT and carefully scrutinizing other cost items, the Court ensures fairness and clarity in determining ownership shares. The ruling underscores the need for developers and investors to have precise agreements on cost definitions and accounting practices.
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Disclaimer: This analysis is provided for informational purposes only and does not constitute legal advice. For specific legal guidance tailored to your situation, please consult with a qualified attorney.
Source: MALAYAN INSURANCE COMPANY, INC. VS. ST. FRANCIS SQUARE REALTY CORPORATION, G.R. Nos. 198920-21, July 23, 2018