Plenty of lucrative deductions available for investors

Clarke McEwan Accountants

N ew legislation, N ew opportunities for investors

Changes announced as part of the 9th of May 2017 federal budget have now been legislated after being passed by the Senate on the 15th of November 2017.

For many property investors the new rules, outlined in Treasury Laws Amendment (Housing Tax Integrity) Bill 2017 , have made what was already a complex topic a little more difficult to understand.

The new rules do not affect capital works deductions at all. The amended legislation only restricts property investors from claiming depreciation deductions for the decline in value of 'previously used' depreciating assets (plant and equipment) within second-hand residential investment properties.

An incorrect assumption some property investors have made after hearing about the changes is that they are no longer eligible to make a claim.

*** I t's important to note that the new legislation only applies to investors who exchange contracts on a second-hand residential property after 7:30 pm on the 9th of May 2017. Even in cases where investors are affected by the change, there are still thousands of dollars to be claimed, particularly as capital works deductions typically make up between 85 to 90 % of the total claim. The new legislation provides opportunities for investors in the following scenarios as it does not impact them:

Investors who purchase a brand-new residential property

Investors who exchanged contracts on a residential property prior to 7:30pm on the 9th of May 2017

Investors who add new plant and equipment assets to their property after purchase and directly incur the expense

Investors who purchase properties which are considered to have been substantially renovated by the previous owner

Non-residential and commercial properties

Any deductions that arise in the course of carrying on a business

Any residential property held in a superannuation plan (other than Self-Managed Super Funds)

Investors who hold residential property in corporate tax entities, including company entities

Home owners who turned their primary place of residence into a rental property prior to the 1st of July 2017 ***

F or affected investors, it's important to note that the changes only impact the existing plant and equipment depreciation deductions found within a second-hand residential property. These are the easily removable fixtures and fittings such as carpets, hot water systems and air conditioners. Any brand-new plant and equipment assets added to the property after purchase are depreciable.

The capital works allowance, which is the component investors can deduct for the building structure, is unchanged. Examples include walls, the roof, doors, kitchen cupboards and more. These deductions can be claimed at a rate of 2.5 per cent per year for a maximum of forty years for any property in which construction commenced after the 15th of September 1987.

Often older properties have been renovated and qualifying capital works completed by a previous owner can be claimed by the new owner for any years that remain in the forty year period.

The table below provides an example of common capital works items which the owner of a second-hand residential investment property could claim.

Capital worksdeductions

Item

Capital works rate

Remaining effective life (years)

Firstfull financialyear deduction

Fiveyear cumulative deductions

Origina l structu r e an d fixe d items

2.50%

25

$6,250

$31,250

Kitchencupboa r ds

( r eplace d5 year s ago)

2.50%

35

$289

$1,445

Kitchenbenchtop

( r eplace d5 year s ago)

2.50%

35

$72

$360

Outdoorpe r gola

(installed7 yearsago)

2.50%

33

$240

$1,200

Plumbing(updated 5 yearsago)

2.50%

35

$68

$340

Tiling(updated 5 yearsago)

2.50%

35

$130

$650

T otal

$7,049

$35,245

I n thi s scenari o th e investo r exchanged contract s o na fiftee n yea r old , four bed r oom , tw o bath r oo m hous e after 7:30p m o n th e 9t h o f Ma y 2017.

The p r eviou s owne r o f th e p r opert y had complete d r enovation s whic h included updatin g th e kitche n th r oug h installing ne w cupboa r d s an d benchtop s fiv e years ag o an d addin g a n outdoo r pe r gol a seven year s ago.

Astheexample shows,theinvestor wouldbeeligible toclaim$7,049 in capitalworksdeductionsin thefirstfull financial yea r ,or$35,245 in cumulative deductionsoverfiveyears.

Th e investo r woul d als o b e eligibl e t o claim dep r eciatio n fo r an y brand-ne w plan t and equipmen t asset s the y chos e t o pu r chase an d ad d t o th e p r opert y themselves.

Anyplantandequipmentassetsthatwe r e installed bythep r eviousownercanbe excludedf r omthedep r eciationschedule andincludedin acapitallossschedule. Thisschedule canbeused bytheowner tooffsetanyCapitalGains T axliabilities shouldthey choosetodisposeofany assetsorsellthep r opertyin futu r e.

The r ea r estillsubstantialdeductions availableforanyinvestors affectedby thenew legislation. It ' salwaysworthwhile consultingwithaQuantity Surveyorto discusswhatdeductionscanbeclaimed.

If you are venturing into the investment property mine-field, be sure to consult our practice for further advice.

By Clarke McEwan October 10, 2025
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If there isn’t sufficient evidence to prove that these steps were taken by the relevant deadline then you might find that there is a taxable unfranked deemed dividend that needs to be recognised by the borrower in their tax return. Documenting decisions before year-end The key lesson from cases like Goldenville is that documentation shouldn’t be an afterthought — lack of contemporaneous documentation can fundamentally change the tax outcome. What normally matters most is when the relevant decision is actually made, not when the paperwork is drafted. In practice, this often means: · Check relevant deadlines and what needs to occur before that deadline. · If a decision needs to be made before the deadline, ensure that a formal process is followed to do this. For example, determine whether certain individuals need to hold a meeting or whether a circular resolution could be used. · Produce contemporaneous evidence of the fact that the decision has been made. 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By Clarke McEwan October 10, 2025
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By Clarke McEwan October 10, 2025
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