Hello dear fellow hosts,
Here is the discussion for hosts in #Amsterdam and #Rotterdam (#Netherlands). Feel free to ask anything or suggest ideas, discussions etc.
@Mieke0 I will do my best to be there, even if I haven't been at Airbnb Open. Am I still welcome? Would be nice to show support for others, who have experienced the horrific events.
This is a question concerning the match between payments by Airbnb and the stay of guests.
Airbnb uses a confirmation code that looks like A1B CDE or ABC D1E. You can find that reference code on the top left corner of the confirmation ('reisschema') and on the Tax Invoice ('BTW'). However on the bank statement ('afschrift') Airbnb uses a 8 digit refence code that looks like 12345678. When we receive a payment form AIrbnb there is no matching refence and the only way to match a guests stay with the Airbnb payment is the amount (the Tax Invoice ('BTW') does have an invoice number on top left corner but also this number doesn't match with the reference code Airbnb uses on the bank statement).
I talked to Airbnb and there aren't able to solve this inconvenience for our bookkeeper. Does anyone knows a work around to match a payment with a stay?
B&B Graaf van Den Bosch.
Though I'm in Delft, I'm hoping someone here can advise.
When I asked my accountant about the rules for renting out one room, in a private self-owned home, on a temporary basis, he said I need to have a KvK number, and pay 22.5% tax on 70% of any income from AirBnB. (I already know about charging 6% BTW, and paying the local tourist tax (€2,90 pp per night).
I phoned the KvK in Den Haag to set up an appointment. When I explained what it was about, I was informed that a second KvK number was not possible, as I already have one (I'm a freelance copywriter and have my own eenmanszaak). The KvK representative said that renting out a room privately in one's own home on a temporary basis was not seen by the belastingdienst as a 'business', but more of a hobby, associated with bijverdienst, which could be added to to my normal income under the umbrella of my current KvK number.
My accountant had claimed it was not possible to include AirBnB rental income, as it had nothing to do with my specific line of work.
The KvK rep said it should be possible to find a quick and easy solution with my accountant.
When I tried to contact the belastindienst for clarification, the phone - of course - wasn't working.
I know that AirBnB income is taxable, and I want to get my ducks in a row. Can anyone here give me a definitive answer on how to set things up so that the tax department gets their piece of the pie?
(Meanwhile, I'm going to look for a new accountant. He of all people should have known it's not possible to have a second KvK number.)
Hi Donna, Not every accountant is specialized in this kind of bussiness. An accountant who has already helped out a lot of hosts here in Holland is Thierry Snijders from Cobert administration is Soest.
He is specialized in Airbnb hosting.
You don't need to subscribe your B&B under an extra KvK number, but you can mention your extra bussiness there as extention of your work. Can be usefull to be able to subtract costs for your B&B. Thierry Sneiders will know what to do best in your situation! If you understand Dutch you can check http://www.iambnb.nl/belasting in the PowerPont presentation, you see the contact info for Cobert administration.
haha No problem, Donna, but yes, you can re-edit your postings, see under the ... next to the Post button. I think there is a time limit .. I could re-edit now, right after posting
Thanks, Mirjam. :)
On the basis of what the KvK told me yesterday, and the website blog and the video (though the PowerPoint screen was difficult to read, and Thierry spoke too quickly for me to grasp everything), I've learned the following.
The area to be rented out must not exceed more than 40% of the total size of the house.
There is a maximum of two rooms and four beds for rental.
I must register with the Gemeente to pay tourist tax.
The home-owner must be the one renting out.
In the eyes of the tax office, renting out one room in my private home on a temporary basis does not make me an ondernemer.
Because I am not an ondernemer, and already have a KvK number, I can add my AirBnB activity as an extension of my work under the umbrella of my KvK number even if it is not related to my main work.
Tax-related details regarding my AirBnB rental can be listed in Box 3 (vermogen) of the tax form. Thus, I would be taxed on 1.2% of the value of my house rather than on AirBnB-related income. The amount of the income would be irrelevant.
I do not need to pay BTW if my AirBnB earns less than 31,000 per year.
What still remains unclear, though, is whether to qualify for Box 3 I would need NOT to be living in the same place.
The video presentation was excellent, though I have the feeling it was aimed more at people intending to rent out their complete homes or holiday places, rather than simply wanting to rent out one bedroom in the home in which they are living.
If anyone can clarify further, that would be wonderful. :)
The rules explained in Thierry's presentation were the Amsterdam city rules for renting out a B&B, They might be different in Delft though. And yes, most info was about renting out your whole appartement. In order to be able to place the income for renting out in Box 3, you have to let a service company do all the work. What Thierry told in his lecture was general information that differens from perso to person. ( yes /no house owner, yes/no paying mortgage, yes/ no independent entrepreneur etc etc.
I would stongly advise you to ask a specialist (a tax expert like Thierry Snijder ) for a one time advice. I am not such a person, this is complicated stuff and depends on personal circumstances .
Again thanks, Mirjam.
Yes, I'd like to contact Thierry. I was looking for a separate email for him, but no luck. I'm sure I could use the address on the PowerPoint screen, though, and simply indicate that my query is addressed to him.
At least I know now a little more than I did this morning. :)
The presentations website has expired. Has anyone any official documentation they could forward stating that the tax rate is 1.2% the value of the property and is in fact not based on the income received, and how no vat rate applies?