Tüm Kiralar Aynı Yere Yatacak!

Günlük kiralık daireler ve 500 liranın altında kira gösterilen yerlerle ilgili Maliye Bakanlığı harekete geçti.

Artık kiraladığınız mülk kaç gün olursa olsun, ya da kaç liralık olursa olsun kira bedeli banya ya da PTT yolu ile ödenmek zorunda.

Günlük kiralamalarda vergi cezası riski
İNTERNET bankacılığı kullananlar sürekli bu seçeneğin üzerini tıklarlar.
Her bir havale-EFT işleminde ekrana bu seçenek gelir…. Ödeme türü ‘kira’ ise üzerine tıklanır, sonra işleme devam edilebilir. (Veya ‘diğer’ seçeneği seçilerek

işlem yapılır.)

Kira ödemesini bizzat bankaya giderek gişeden ödeme yapanlar da, dekont açıklamasında kira ödemesi şeklinde açıklama yazdırırlar.

2008/Kasım’da gelmişti bu zorunluluk… İşyeri kirası ödemelerinin tümü için, bankadan veya PTT vasıtasıyla mülk sahiplerine ödeme yapılması zorunlu. Konut

kira ödemelerinde ise aylık 500 lirayı aştığında bu zorunluluk başlıyor. Şimdi; 1 Temmuz’dan itibaren haftalık, günlük veya benzeri şekilde ‘kısa süreli konut

kiralamalarında da’ tutara bakılmaksızın ödemelerin bankadan veya PTT’den yapılması zorunluluğu geldi. (9.6.2017 tarihli Resmi Gazete: 268 Seri No’lu Gelir

Vergisi Genel Tebliği ‘nde Değişiklik Yapılmasına Dair Tebliğ – Seri No: 298)

Böylece, kiracılar ödemelerini bankadan yapmasına rağmen, kira geliri elde edenler bu gelirlerini beyan etmezlerse kayıt dışılık çok rahat tespit edilebilir hale

geldi. Nitekim yıllar itibariyle diğer vergi mükelleflerinin (ticari kazanç elde eden işletmeler, kurumlar vergisi mükellefi şirketler…) toplam sayısında çok düşük

oranlarda artış yaşanmışken, kira gelirinden dolayı beyanname veren mükellef sayısında ise 2008’den bugüne katlanarak artış görüldü. (2008’den sonra kira

gelirinden dolayı beyanname veren kişi sayısı 750 binlerden, önce 1 milyona, sonra 1,5 milyona çıktı ve 2017’ye gelindiğinde ise 1.9 milyonu buldu.)

VERGİSEL FARKI VAR MI?

İşyeri kiralarında olsun, konut kiralarında olsun vergileme kuralları belli…

2017’de elde edilen işyeri kiralamalarında beyan sınırı (net 24.000 lira) brüt 30 bin lira. Eğer işyeri basit usuldeki bir mükellefe kiraya verilmişse (veya vergi

kesintisi zorunluluğu olmayanlarca kiralanmış ise) beyanname verme sınırı 2017 gelirleri için 1.600 lira (GVK Md. 86/1-d).

Konut kiralarında ise; 2017’de elde edilen/edilecek gelir yıllık 3.900 lirayı aştığında beyan zorunluluğu başlıyor. (296 no.lu GV Genel Tebliği)
2017 yılında elde edilen ve saydığımız tutarları aşan kira gelirleri 2018 Mart’da (1-25 Mart) beyan edildiğinde vergi ödevi yerine getirilmiş oluyor. Ve bu kira gelirleri

beyannameye gayrimenkul sermaye iradı (GMSİ) olarak dahil ediliyor…

Ancak günlük-haftalık kira geliri elde edenler için kritik bir konu var… Elde edilen gelirler ‘GMSİ’ sayılmayabiliyor. Her ne kadar kira geliri olarak tahsil edildiği

düşünülse de bu gelirler ‘ticari kazanç’ olarak kabul edilebiliyor.

Bu durumda, yani elde edilen gelir ticari kazanç sayılınca mülk sahibi için ne değişiyor? GMSİ’de yılda bir kez Gelir Vergisi (GV) beyannamesi vermek yeterli iken

ticari kazançta ise (gerçek usulde) defter tutma zorunluluğu, düzenli olarak KDV beyannamesi (ve işlemlere bağlı olarak muhtasar beyanname) verme zorunluluğu

gibi meşakkatli yükümlülükler de beraberinde başlıyor. Tabii ki yıllık GV beyannamesi zorunluluğu da var… Dolayısıyla kira geliri ticari kazanç olarak görülünce

mülk sahibi için yükümlülükler oldukça artıyor. Peki, günlük kiralamaları Maliye neden ‘ticari kazanç’ olarak görüyor? “Uzun süreli kiralamaya göre daha fazla gelir

elde edildiği, süreklilik arz edecek şekilde her kiracı ayrıldığında tekrar kullanıma hazır tutulduğu” yaklaşımıyla ticari kazanç olarak görülmekte. Ayrıca Maliye, bu

tip kiralamalar için organizasyon gerektiğini dolayısıyla kira geliri olarak değil ‘ticari kazanç’ olarak vergilendirilmesi gerektiğini belirtiyor. (Ankara Vergi Dairesi

Başkanlığı, 13/09/2012 tarih ve 928 sayılı Özelge)

ÖDENMEDİĞİNDE CEZASI NE?

Kira ödemelerinin banka veya PTT üzerinden gerçekleştirilmesi zorunluluğuna uymayanlara kira bedelinin yüzde 5’i kadar (her bir işlem için) ceza öngörülmekte

(ceza, özel usulsüzlük cezasından az olamıyor.)

Günlük kiralama yapan mülk sahiplerinin adli riskleri de dikkate alması gerek ayrıca. Günlük- saatlik kiralamalarda kiralayanın kimliği bilinmiyor çoğu zaman.

Terör örgütleri ve fuhuş çetelerinin de bu konutları kiralama riski var. 22 Kasım 2016’da Resmi Gazete’de yayınlanan 678 sayılı Kanun Hükmünde Kararname

(KHK) kapsamında, günübirlik ev kiralayanlara da kimlik bildirimi zorunlu hale getirildi.

Dolayısıyla; günlük-haftalık kiralama yapan mülk sahiplerinin, bir yandan aylık-yıllık kiralamalara göre daha yüksek tutarlarda gelir elde ederlerken, diğer yandan

artan gelirleriyle beraber vergi cezası risklerini ve adli riskleri de değerlendirmeleri gerekiyor.

“GÜNLÜK KONUTLARDA ALINAN TEDBİRLER SEVİNDİRİCİ

TÜROB Başkanı Timur Bayındır Maaliye Bakanlığı’nın günlük konut için aldığı tedbirleri değerlendirdi.

Türkiye Otelciler Birliği (TÜROB) Başkanı Timur Bayındır konut kiralamasında kimlik bildirimi ve diğer gelişmelerden memnun olduğunu dile getirdi. Bayındır hem

sektörün hem de devletin maddi ve manevi sorunlarının çözüme kavuşturacak çalışmaların devam edeceğini belirtti.
Geçen yılın sonunda yürürlüğe giren konut kiralamalarda kimlik bildirimi zorunluluğu hatırlatan Bayındır, günlük konutlarda tutara bakılmaksızın yapılan ödemelerin

banka ve PTT üzerinden yapılması zorunluluğun getirilmesi ve bu konuda tedbirlerin sevindirici olduğunu söyledi.
Haksız rekabet önlenecek

Bayındır sektörde elde edinilen gelirin kira geliri değil ticari gelir olduğuna dikkat çekerken bu uygulamanın kayıt dışı kazancı ve haksız rekabeti önleyeceğini

belirtti.
Günlük konut kiralamanın güvenlik konusunda çok büyük risk taşıdığını söyleyen Timur Bayındır; “Son yıllarda sayısı 20 bini aşan kayıt dışı günlük kiralık evler,

sektörümüz açısından bir çok riski beraberinde getirdiği gibi önemli miktarda vergi kaybına da neden oluyor. Terör örgütleri ve kanun dışı kişilerin ağırlıklı olarak

kullandığı bu tip evler güvenlik için büyük riskler barındırıyor ve son dönemde de birçok olumsuzlukla gündeme geldi. Kısa süreli kiralanan evler nedeniyle yaşanan

güvenlik sorunlarını defalarca dile getirdik. Bu tip evler terör örgütleri, fuhuş ve uyuşturucu çetelerinin adeta hücre evine dönmüştü.” açıklamalarında bulundu.

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We are asked regularly, ‘can I remortgage with bad credit?’ Many borrowers want to know specifically which types of credit issue are acceptable, so below we have created a list and outline what is and isn’t possible when getting approved for a remortgage with bad credit: No credit history Low credit score Late payments Missed mortgage payments Defaults CCJ’s IVA’s Debt management Schemes Repossessions Bankruptcy Payday Loans And mortgage customers with multiple credit problems There are all sorts of different reasons customers look for a bad credit remortgage, including: Debt consolidation (bad credit mortgage refinance) Looking for a better rate Capital raising to purchase something (house/car/holiday etc) Let to buy remortgage with bad credit (remortgaging onto a buy to let and moving home) Marital split (remortgaging to buy out ex partner) Raising money for investment purposes (that not all lenders consider) If you’re looking for any of the above, or are simply just seeking some information, please get in touch and we’ll have one of the experts offer you the advice you need. How to remortgage with bad credit: Bad credit remortgages are a tricky thing to explain in one article and still make it relevant for everyone, because every situation is different. Lenders have certain criteria but then for certain customers, it may be possible to overturn a case that would usually be a decline, if it is a strong proposition for a lender regardless. Sometimes, customers with huge savings and great LTV’s can obtain bad credit home mortgage refinance deals regardless of their credit history. Below is a step-by-step guide of the best way to remortgage for bad credit customers, to help them prepare for applications and to assist them in gathering the right info for us upfront, so we can be best placed to offer the right advice. Don’t go to your bank! This is a very important step. I know it sounds so biased coming from a mortgage broker website but it’s true. We are NOT anti-banks, we all need them. We are pro helping you get what’s best. Your bank is only ever in it to make a profit for themselves. There’s good money in mortgages and as the market is so competitive, these single bank advisers are taught to gain commitment from enquiries as soon as possible. This minimises the risk of you strolling into the bank next door and finding a better rate, or worse, going online. As such, they are actively encouraged and often targeted to credit score any customer willing to sit in their office – great if you don’t want to shop around and have clean credit – not great if you’re looking for poor credit remortgages or want the best deals you can get. Credit scoring with a lender that won’t lend to you is an unnecessary and damaging process, that can often leave you in a worse position because a further credit score has been added to your file. Get your credit report Before you do anything (even before you don’t go to your bank), you need to find out what you’re working with. To remortgage with bad credit history it is vital to understand which issues will effect you, and how to overcome them by finding a lender or repairing your credit file. Remember: It’s what’s on your file that’s important, so any late payments or other issues that haven’t been registered with a credit reference agency won’t usually matter. The only exceptions to this are when you are applying for a mortgage with your bank, where you may have exceeded on overdrafts or credit cards or had issues with other arrangements like direct debits bouncing etc, and your bank keeps a record of them on your account. These can be things they take into account with their mortgage credit scoring system, but aren’t usually required to report to credit reference agencies so only your bank would know about them. In these instances where your bank may give you a low or medium score because of issues on your account, other lenders outside of that banking group may give you a higher score – Something to keep in mind if you’re struggling to work out why you’ve been declined. Also, it’s often the case where we help customers who have never checked their file and fear the worst, often having buried their heads in the sand, to then go on to find out things aren’t as bad as they thought. Actually, its surprising for a lot of people what is available in terms of bad credit remortgages in the UK, and that there are lenders out there with flexible criteria that still have competitive rates. NOTE: We advise you sign up for all three of Experian, Check My File, and UK Credit Ratings. Each lender uses a different one and often times they show different information. It’ll take an extra 5 minutes but if you’ve had problems and have been declined with a lender before, then it’s very much worth it. You will NOT be penalised or scored any differently for searching your own credit file with these agencies – credit score is only affected by applications for credit. AND – ITS FREE! Sign up for the free trials below and order your reports now. Sign up for your free trials here… Get your credit rating Find a broker… Establish your Loan to value (LTV) Work out the property value and the amount of deposit/equity you’ll have after the new mortgage, to define the LTV. This figure is important because lenders base their criteria around the different LTVs, where those with higher LTVs must have better credit ratings than those with lower LTVs. Customers at 90 usually require good credit scores and clean (or very light) adverse credit, customers at 85 can qualify with lenders with mild adverse credit or severe but historical issues, and customers at 75 or less can often get mortgages with heavy adverse credit issues (depending on how recent they were). Establish affordability The broker must also check the loan you want is within the lenders limits. This is true of any mortgage, not just remortgages for bad credit. They tend to work out based on a multiple of your annual income – a rough guide is 4x. So for a borrower on £50k the max might be £200k, however, certain lenders can offer up to 5x and in special circumstances go above and beyond this. The figures used by lenders changes when it comes to deciding what is and isn’t classed as income – usually the basic salary (or net profit for sole traders/partnerships, or directors salary + dividends if ltd company), is used for the full value. Other income such as overtime, bonuses, other employed income, and state benefits, may either be taken 100, or as a lesser percentage, or not counted at all. Map your credit file to the most appropriate lender The broker will then research all the best remortgage deals for bad credit based on your loan amount and LTV, and work from the top down the list to the first lender that will be most likely to accept your application. Obviously if you have more severe credit history issues then a high street lender with the best deals is unlikely to approve you, so your rate and/or fees are likely to be higher. Don’t let that scare you however – you’d be surprised that the deals tend not to be astronomical and actually are still competitive. If there’s no one that will consider your application due to your credit history at that particular LTV, then be prepared to find more equity/deposit to lower the LTV into a bracket that lenders will consider (this may only be a few depending on your current situation, as lenders at 85 are much more flexible than at 90). The alternative is being patient enough to wait for your credit report to recover over time, as the older the issues are, the less impact they have. Click for a detailed article on How to recover your credit report as quickly as possible. TOP TIP: One of the best things you can do to increase your credit score is to obtain an adverse specific credit card, and spend and repay in full on a monthly basis – this helps to prove you can borrow and live within your means at the same time, and you’ll notice your score improve over the coming weeks and months. There are 2 options here, the first is a standard credit card specifically for those with bad credit, the second is for those who are declined for standard cards and need a guaranteed-acceptance card (usually if you have had more severe and more recent adverse credit). We’d recommend trying for the Aqua card first, then go for the Mastercard if declined. the Card by Aqua here

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