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Business property relief and company cash

7 min read · Written for business owners · Altro Partners, by Equity & General
Company accounts being reviewed

The relief, in one paragraph

Business property relief can reduce or remove inheritance tax on the value of a business or of shares in a trading company. For many owner-managers it is the single largest relief that will ever apply to their estate, and it is the reason a company can pass to the next generation without a tax bill forcing a sale.

It applies to the business. It does not automatically apply to everything sitting inside the business.

Excepted assets

Where a company holds an asset that is not being used for the purposes of the business, and was not so used in the previous two years, that value can be left out of the relief. It is described as an excepted asset.

Cash is the most common example. HMRC’s own guidance to its valuers tells them to examine carefully how far cash, bank accounts and similar assets in the accounts of a business may be excepted assets, which tells you how routinely the question is asked.

How HMRC looks at it

The question is whether an asset was used wholly or mainly for the purposes of the business, throughout the two years before the transfer or since acquisition.

HMRC’s own internal guidance to its valuers is explicit that they should examine carefully the extent to which cash, bank accounts, building society accounts and similar assets included in the accounts of a business may be excepted assets. In other words, this is a routine enquiry rather than an unlucky one.

The rules and the rates attaching to business property relief have been subject to announced change. Anything read online may predate the current position, so check where things stand before relying on it.

There is no threshold

People look for a figure, or a percentage of turnover, and there is not one. The test is whether the cash is beyond the reasonable requirements of the business, and that is answered by reference to your company.

What makes cash defensible is evidence that it has a purpose:

  • A stated policy about how many months of overheads the company holds, and why.
  • Capital expenditure that is budgeted rather than merely intended.
  • A contractual or regulatory requirement to hold funds.
  • A history showing the balance being drawn down and rebuilt, rather than only rising.

What makes it hard to defend is a balance that has risen every year for five years with nothing written down against it.

What helps, and what does not

  • Helps: a written cash policy with a stated number of months and a reason; budgeted capital expenditure with dates and figures; a contractual or regulatory requirement to hold funds; a history of the balance falling as well as rising.
  • Does not help: a general intention to invest in the business one day; the fact that the sector is cyclical, asserted without evidence; a balance that has only ever risen; describing money as a reserve after the event.

None of this is about the amount. It is about whether there is a reason for the amount, recorded at the time rather than reconstructed later.

The related question

The same facts affect a second relief. Relief on a sale of the business depends on the company being a trading company, and a large enough non-trading cash or investment position puts that in question too.

So a single balance can affect both what happens if you sell and what happens if you die, which is why it is worth looking at deliberately rather than discovering later.

Questions owners ask

  • Does taking the cash out solve it? It changes the position, and it creates a personal tax charge and a personal asset that may itself be in the estate. It is a trade, not a fix, and needs looking at as a whole.
  • Does a group structure help? Sometimes, and it brings its own consequences. It is a question for your accountant and a tax adviser together.
  • What if the company owns property it does not trade from? Investment property raises the same excepted-asset question as cash, and often more sharply.
  • Should I do anything now? The cheapest useful step is to write down why the company holds what it holds, and to keep doing so.

What to do next

Ask your accountant what proportion of the company’s balance sheet they would regard as surplus to the needs of the trade, and whether they think it is large enough to raise the excepted assets question.

If it is, the answer involves both tax planning and personal financial planning, and the two need to be looked at together rather than in sequence.

This article explains how the rules work. It is not advice about what you should do, and it does not take your own circumstances into account. Your accountant is the right place to start, and they can introduce you to a regulated adviser if the answer needs one.

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