中华女子学院2016——2017学年第1学期《会计专业英语》课程试卷（论文类）论文题目Analysis on the effect of business tax reform value added tax on real estate课程代码 1050042013课程名称会计专业英语学号 130404077姓名史慧丹院系管理学院会计系专业会计考试时间 2016年10月27日考试成绩Since the State Council made it clear, and strive to 12th Five-Year during the comprehensive completion of the camp changed to increase reform, camp changed to increase and then move forward. Real estate enterprises "camp changed to increase", is the history of China's tax reform, but also the history of real estate development in the history of major events, will give the vast number of real estate enterprises have brought unprecedented challenges and opportunities for development.Firstly, the "camp to add" the development background and the real estate industry, it makes a brief overview of that the importance of the real estate industry in economic development, and tax on the real estate industry. Followed by an overview of the new tax policy,so that we clearly understand the V AT tax policy.Finally,through the study of the new tax policy of the real estate industry, to explore the "camp changed to increase" the real estate industry to bring opportunities and challenges.Key words:real estate, replacing business tax with value-added tax(V AT), tax burden, opportunity,challenge1.Business tax, V AT instead of real estate industry (2)2.The real estate industry "camp to increase" policy details (3)2.1 the taxpayer (3)2.2.scope (3)3. The "Camp changed by" the impact on the real estate industry (4)3.1 the real estate industry "camp changed by" objective (4)3.2."camp to increase" brings to the real estate industry news (4)3.3"Camp to increase" to the challenges posed by real estate companies (5)4.The summary (7)1.Business tax, VAT instead of real estate industryBusiness tax reform value added tax (hereinafter "camp changed by") as 35 during the fiscal and taxation system reform in China "plays", is based on structural tax reductions to promote steady growth in adjusting the structure of "key points". 2011 year, approved by the State Council, finance and the State administration of taxation jointly issued a pilot plan to replace business tax V AT to 2016 years 1 month, Li keqiang chaired a symposium, decision 2016 year in full swing, "camp to increase" In order to significantly reduce corporate taxes further. According to statistics as of 2015 years 6 month country into "camp changed by" pilot of the taxpayer a total of 509 million.The real estate industry is the "camp changed by" concern in the industry, Because the real estate industry plays an important role in the national economy, is an important industry of the national economy and improve people's lives. Investment, consumption, import and export of three is the engine of national economic growth, real estate constitutes investment, consumption, import and export, the three growth engines of the main driving forces. In addition, the economy in addition to the direct contribution to the growth of the real estate industry to promote economic growth, due to the intermediate links in the chain of real estate industry in the national economy, has a strong correlation effects. Can effect driven prior to building materials, metallurgy, machine-building, finance and other industries, through to after effects-led decoration, home appliances and related industries such as financial services, insurance, instrument development, prosperity can effectively drive many of the real estate industry to flourish.Value added tax upon the full implementation of, all over the world 160 In a number of countries implementing V AT or similar taxes, China will be the V AT tax base the wide range of countries. Compared with the international standard V AT tax, China's value added tax system will be unique in the real estate industry, the sales tax will not only apply to B2B(business to business) or B2C(business to individuals) deal, will also apply to C2C(person to person) transactions These approaches in other salestax States there is no precedent. If our "camp changed by" well, other countries are likely to follow so as to expand the scope of the V AT taxable.2.The real estate industry "camp to increase" policy details2.1 the taxpayer2.11. the People's Republic of China sales of real estate projects developed by enterprises in the territory, as a V AT taxpayer.2.12.V AT taxpayers are divided into the general taxpayers and two small scale taxpayers category. Apply for V AT taxpayers years sales of more than 500 million (including the number) for the general taxpayers, taxpayers who did not exceed the required standards for small-scale taxpayers.2.2.scope2.21.in accordance with the sales services, provisions of the intangible assets or immovable property notes, the real estate industry mainly covers the following items:(1) Developed by real estate sales real estate project sales real estate taxes;(2) Real estate rental real estate projects developed by (such as shops, offices, apartments, etc), belonging to the rental tariff lines in the operating lease of real estate services and real estate leasing services (real estate sale and leaseback financing leasing is not included).2.22.do not levy sales tax projects(1) Real estate department or their designated institutions, Fund Management Center, developers and property management units collect residential special maintenance funds.(2) In the process of reorganization, by way of merger, separation, sale, or exchange of, all or part of the physical assets and their associated debt, liabilities and labor be transferred to other units or individuals, involved in real estate, land use rights transfer.3. The "Camp changed by" the impact on the real estate industry3.1 the real estate industry "camp changed by" objective"Camp changed by" the aim of the reform is to reduce the tax burden of enterprises as a whole, and make the tax more fair and equitable.3.2."camp to increase" brings to the real estate industry news3.21.The real estate industry "camp to increase" to improve the revenue chain, tax increasesSales tax existed led to V AT deduction chain interrupted construction and installation included in the cost of input tax is not deductible, repeat causing some real estate Enterprise taxes; tax with V AT, the V AT chain is almost complete, contained in the class of service purchased by the taxpayer, such as tax deductible. From a static view, sales tax with V AT, originally belonging to the business tax revenue into sales tax revenue, an increase of sales tax revenue. From the perspective of dynamic, because prior to the final consumption of each link, tax itself, eliminate double taxation, promote Division, helps to improve economic efficiency, which will also bring in sales tax revenue growth.3.22. Real estate enterprises ' overall tax burden is expected to declineReal estate "camp changed by" belonging to the country's "structural tax reduction" part of the reform, the industry overall tax burden will decline. "Camp to increase" after tax and the 5% business tax rate compared to seemingly high, but taking into account the various deductible items, individual enterprise tax burdens are high or low is difficult to judge, general tax cost should be reduced.3.23. real estate sales are expected to increaseBefore enterprise pay business tax has led to some duplicate tax for real estate companies. Heavy tax burden to a certain extent affect the enthusiasm of consumers purchase or investment. "Camp to increase", the real estate tax on a chain link, costs during the construction and installation costs, and payment of value added tax isdeductible, if the input tax is large, corporate taxes are expected to decline. For small and medium sized real estate enterprises, if the annual taxable sales of 500 million Yuan, will be the V AT small scale taxpayers, the applicable tax rate from 5% down to 3%, taxes directly 40%. Taxes reduced, real estate company can cut prices, sales will improve. Seen from the direction of tax reform, V AT in the future to achieve the complete consumption-type V AT, real estate sales tax which can be deducted. Production and trade and other non-real estate businesses purchasing office space, production plant made input tax credit or a deduction to buy not only the value of commercial real estate and investment against the dilution effect of inflation on asset, but also reduce the tax burden on businesses, investment enthusiasm will be greatly enhanced, will also have a new market demand. Lower housing prices and increased demand for business investment, will to some extent real estate boom.3.24.real estate industry "camp changed by" conducive to enhancing industry competitivenessMarket prices do not really depends on the cost, a more important determinant is supply and demand. This year, the real estate market to a buyer's market, the real estate trend of falling down, inventory positions in the market as a whole market oversupply, especially two or three tiers. Developers face continued low turnover showed great pressure. In that case, the real estate industry to replace business tax V AT, to some extent, been able to keep costs and help further promote the Division of labor and specialization, while reducing the burden on consumers, so as to further stimulate demand, create a virtuous cycle in this manner, so the pilot is good policy.3.3"Camp to increase" to the challenges posed by real estate companies3.31. the policy transition phase with potential for major losses"Camp changed by" pilot at this stage, a lot of policy there are differences with the reality of real estate enterprises, real still have considerable difficulties in its implementation. And as in "camp to increase" real estate company before payment is 5% of sales tax, suddenly becomes a value added tax, may cause the company tosuffer a big loss. As a real-estate was completed, but the sale is not over, if in the V AT rate from 5% up to 11%as companies was basically completed, there was virtually no input tax deductible. Sales contract has no price change, the enterprise is actually increasing tax costs, resulting in a big loss.3.32. the related persons not familiar with tax policyThe real estate business "camp to increase" until payment of business tax, tax treatment may not involve V AT. From CFO to financial managers, and general financial assistance, little is know about the V AT regulations, do not even know. "Camp to increase" brings to the real estate business after the biggest challenge, that is, from top to bottom, not about the value-added tax policy to use value-added tax regulations guiding constraint management work. Do not know what will be the tax risk, do not know what will taxes, but do not know how to deal with unexpected tax problem and early prevention. In this situation, enterprises are unable to control the enterprise tax risk and tax burden. Some say real estate corporate finance staff from top to bottom can cram value-added tax knowledge, but catching up will take time, there is a process. Unfamiliar with the policy challenges are all "camp changed by" common to face the risk of enterprises, companies would not survive, the only difference is, some enterprises are familiar with the time faster, some slower.3.33. the financial deal with increased difficultyUnder the current V AT tax, V AT small scale taxpayers and taxpayers are divided into the general taxpayer, tax treatment and collection provisions of the two categories of taxpayer are not the same. For value-added tax general taxpayer, because V AT is the price excluding tax, separation of purchase and sales of ad valorem taxes, make sales tax special invoices need to be provided to the tax authorities for a period of certification. "Camp changed by" early financial officer faces old and new cohesion of the tax system, tax policy changes, specific business process transformation of accounting and tax problems. Because the sales tax is a tax on revenues directly, simply add a ledger, accounting model is simple and easy to understand. The modalities for the accounting of the sales tax deduction, the taxable amount is equal to the sales tax less input tax, additional ten ledger accounts more difficult than theoriginal increase substantially. "Camp changed by" not only changed the accounting system, while also invoicing system, tax system, certification, deductions, tax payment and other operational aspects of a series of new issues, accounting the slightest mistake will be at risk.3.34. lack of deductible input V AT amount, part of the significant increase in real estate taxes or"Camp to increase" goal was reform only on products or services the value added tax, thereby reducing duplication of taxes aspect. From the national "camp to increase" on a trial basis, and early "camp changed by" feedback from industry point of view, most of the enterprises to achieve a decline in the tax burden, but some companies because production is cyclical, the cost structure of the deductible cost is relatively small and cannot deduct costs or income tax to offset an invoice and other reasons, instead of resulting in a tax increase.4.The summaryCompared with previous business tax burden, the challenge is also an opportunity for the enterprise. This is not the patches to the original system, but the establishment of the new system and innovation, I think that real estate companies to seize the opportunity to actively adapt to the new tax policy. Those problems to be solved, the challenges facing, with the maturing of future property appreciation tax policy adjustment solution.Reference：[1] Charles E. McLure. The Value Added Tax on Electronic Commerce in the European Union[J]. International Tax and Public Finance . 2003 (6)[2] Malcolm Gillis. Tax policy and capital formation: African experience with the value-added tax[J]. Policy Sciences . 2001 (2)[3] Charles E. McLure. Implementing Subnational Value Added Taxes on Internal Trade: The Compensating V AT (CV A T)[J]. International Tax and Public Finance . 2000 (6)。