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The case before the Court

A contractor starts a real estate project worth €5,300,000. Shortly after the start of the works, the client decides to stop the project. The contractor then claims payment of the compensatory indemnity provided for in the contract in the event of early termination, amounting to approximately €1,500,000, which is much higher than the price of the services actually performed. Is VAT due on this termination indemnity even though the project was not carried out and was cancelled by the customer during the course of the project?

The case went all the way to the Court of Justice.

The Court's response

The Court considers that the sum thus contractually claimed by the contractor from his customer must be subject to VAT and recalls two principles:

  • A supply of services is subject to VAT when reciprocal performances are exchanged, with the remuneration received by the supplier constituting the actual value of an identifiable service provided to the recipient. For this to be the case, there must be a direct link between the service provided and the consideration received.
  • A direct link exists when the service is consumable by the customer, even if the customer decides not to consume it. Consequently, unless the service can be consumed by an identifiable customer, there can be no supply of goods or services subject to VAT.

In the Court's view, this direct link exists in the present case because the service provider had begun to provide the services in question and was prepared to carry them out to completion.

Ref: Case C‑622/23, 28/11/2024

Divergent case law positions

It should be noted that the Court of Justice of the European Union has in the past taken the opposite view. In a landmark ruling (Case C-277/05), it held that the amount paid by a customer when cancelling a hotel reservation that had already been paid for constituted compensation for non-performance of a contract, and was therefore not subject to VAT. This ruling remains relevant, although many subsequent decisions depart from it. Should it now be regarded as an isolated ruling?

The expert's eye

The question of whether amounts claimed on termination of contracts should be subject to VAT is a complex one. European case law varies and there is therefore a degree of uncertainty on this issue. A careful examination of the economic and commercial reality of the transaction is needed to make an informed decision.