Clarke McEwan Accountants
In the 2017-18 Federal Budget the Government announced a number of significant changes that potentially impact on property investors and owners. Some of the key changes likely to have the widest impact are discussed below.
Travel deductions
Treasury Laws Amendment (Housing Tax Integrity) Bill 2017 contains amendments aimed at preventing rental property owners from claiming a deduction for travel expenses. These changes are now law and apply to travel expenses incurred from 1 July 2017.
The rules prevent a deduction from being claimed for a loss or outgoing if it relates to travel and the expense is incurred in gaining or producing assessable income from the use of residential premises as residential accommodation. The term " residential premises " takes its meaning from the GST system.
The purpose of the travel is not really relevant under these rules. They simply prevent a deduction from being claimed if the travel is undertaken in connection with a residential rental property, which could include travel to inspect the property, undertake repairs, collect rent or meet with real estate agents.
The restriction would apply to transport costs (regardless of the mode of transport used), meals and accommodation expenses incurred in relation to a residential rental property.
There are some exceptions to these changes.
Firstly, the rules will not prevent a deduction from being claimed if the expense is necessarily incurred in carrying on a business. This means that if a client carries on a business of renting properties they can still claim a deduction for travel expenses that relate to their rental activities. Also, the rules do not apply to certain entities including:
· Companies
· Superannuation funds, except SMSFs
· Managed investment trusts
· Public unit trusts
· Unit trusts or partnerships, but only if all unit holders or partners fall within one of the categories above.
In addition to the rules that will prevent a deduction from being claimed, the changes will also ensure that these travel expenses cannot be included in the cost base or reduced cost base of a property.
Depreciation deductions
The changes apply to depreciation deductions that would otherwise arise in the 2018 income year onwards. However, the new rule should only apply if:
· The asset was acquired at or after 7.30pm on 9 May 2017; or
· The asset was acquired before this time, the asset was first used or installed ready for use in the 2017 income year or an earlier year and the asset was not used at all for a taxable purpose in the 2017 income year.
In broad terms the rules prevent depreciation deductions from being claimed in relation to these assets if any of the following apply:
· The asset has been used by another taxpayer (other than as trading stock) before the taxpayer started the hold the asset;
· The asset was used in the current year or a prior year in residential premises that were a residence of the taxpayer at that time (doesn't need to have been their main residence); or
· The asset was used for a non-taxable purpose in the current year or a prior year, unless that use was occasional.
P res um a b ly inr e s p o n s e t oc o n c e r ns r a i s ed by st a k eh o l d e r sasp a rtof t he c o n s u lt a t i o n p r o ce s saro u nd t he s en e w r u l es t he G o v e r n m enthasi nt r o d u ced a n e x c ep t i o n wh i chisi nt ended t oap p ly t ooff t he p l a n p u rc h a s es. Thati s , som eo n ewhoa c q u i r es a n ewlyde v e l o ped p r o p e r t y m a y s t i l l b e a b l e t oc l a i m depreci at i o n d edu ct i o nsf o r t he a ss e t s t h a tw e r e so ld t o t hemwi t h t he p r o p e r t y if c e r t a i n co n d i t i o nsc a n be me t.
Ma i n r e s id e n ce e xe m p t i on
In t he 20 17 - 1 8 F e d e r alBu d g et t he G o v e rn m entan no u n c ed t h a t t he m a inres i den c ew o u l d n ol o n g er b e ava i l a b l e t of o rei g nres i den t sor t em po r a ryres i d e n t s. W h i le exp os u r ed r aftle g i s l at i o n a n d exp l a n a to r y m a t e r i a ls w e r e r elea s edin J u l y 2 0 1 7 ,we have not yet seen a ny le g i s l at i o n en t eredi nt o P arl i a m entin r ela t i o n t o t h i spro pos ed c h a ng e.
Theway t he r u l esa r e s et o u tin t he e x pos u r edr a ftle g i s l at i o n i s t h a ta t ax p ayerwi l ln o t g ene r a l lybe ab l e t oc l a i many e x em pt i o n u n d er t hem a in r es i den c eru l es i f t hey a rea n o n - r es i dentat t he t i m e o f t h e C G T e v en t ,e v en if t heyw e rea re s i d entf o r som e ( o re v en m o st )of t he o w n e r s h i p p e r i o d. On t he ot her h a n d, i f t he t ax pa y e risares i dentofAu st ra l ia at t he t i m e o f t heC G T e v e nt t hen t h en o r m al m a i n r e s i d en c e exem pt i o n ru l es a p p ly, e v enif t hey h aveb e en a n o n - res i dentf o r som eor m os tof t h e o wn e r s h i p p e ri o d.
I nt e r es t i ng ly,wh i l e t he o ri g i n al Bud g et an no u n ce m ent i n d i c ated t h a t t he e x em pt i o n w o u l d n ol o n g erbe ava i l a b l e t o t em p o ra r y r es i den t s , t he r ewasno m en t i o n o f t em po r a ryres i den t sin t h eexp os u r e d raft le g i s l at i o n.Itisn o tc l earw h e t her t h i s m eans t h a t t he Go v e rn m enthasc h a ng edi t sap p r o a c h o rwhe t h e r t h i swasme r elyanov e r s i g h t.
S pec i al a m end m en t sarea ls obei n gi nt r o d u ced t od e al w i t h d ecea s edes t a t e s cen a ri o sand s pec i al d is a b i l i t y tru sts.
Asan no u n ced i n t heBud g e t ,itis e x p ec t ed t h a t som eo n eh o l d i n gpro p e r t yat9M a y 2 0 1 7c a na p p l y t h e c u rrentru l es i fthe C G T e v e n to c c u rsonor b e fo r e 3 0Ju n e 20 19. Th i s g ives no n - res i d en t s som e t i m e t o s ell t he i rm a inres i den c e ( o rf o r m erm a in r es i den c e )ando b t a i n som e t ax r e l i efu n d er t h e m a i nres i den c e ru l es.
Furt h er d e t a i ls will be r elea s edin r ela t i o n t o t he s ec h a ng es.
Liability limited by a scheme approved under Professional Standards Legislation