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 April 14, 2025
The amount of money that can be transferred to a tax-free retirement account will increase to $2m on 1 July 2025. Each year, advisers await the December inflation statistics to the be released. The reason is simple, the transfer balance cap – the amount that can be transferred to a tax-free retirement account – is indexed to the Consumer Price Index (CPI) released each December. If inflation goes up, the general transfer balance cap is indexed in increments of $100,000 at the start of the financial year. In December 2024, the inflation rate triggered an increase in the cap from $1.9m to $2m. The complexity with the transfer balance cap is that each person has an individual transfer balance cap. If you have started a retirement income stream, when indexation occurs, any increase only applies to your unused transfer balance cap. Considering retiring in 2025? If you are considering retiring, either fully or partially, indexation of the transfer balance cap provides a one-off opportunity to increase the amount of money you can transfer to your tax-free retirement account. That is, if you start taking a retirement income stream for the first time in June 2025, your transfer balance cap will be $1.9m but if you wait until July 2025 your transfer balance cap will be $2m, an extra tax-free $100,000. Already taking a pension? If you are already taking a retirement income stream, indexation applies to your unused transfer balance cap - so you might not benefit from the full $100,000 increase on 1 July 2025. Where can I see what my cap is? Your superannuation fund reports the value of your superannuation interests to the ATO. You can view your personal transfer balance cap, available cap space, and transfer balance account transactions online through the ATO link in myGov . If you have a self-managed superannuation fund (SMSF), it is very important that your reporting obligations are up to date.
By Clarke McEwan April 14, 2025
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By Clarke McEwan April 13, 2025
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Super guarantee rules catch up with employers
By Clarke McEwan April 13, 2025
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One of the things that employers find most alarming is that there is no tangible time limit on the recovery of outstanding SG obligations. In theory, the ATO can go back as far as it determines necessary to recover unpaid superannuation contributions for workers who are classified as employees for SG purposes. One of the key features of the SG system is to ensure that appropriate contributions are being made for employees and deemed employees, to adequately support them in their retirement. The SG laws, and complimentary director penalty regime, ensure that every cent owing to an employee for SG is paid. Who is not paid super guarantee? Super guarantee does not need to be paid to: Under 18s who do not work more than 30 hours a week. Private and domestic workers who do not work more than 30 hours a week. Non-resident employees who perform work outside of Australia. Employees temporarily working in Australia covered by an agreement. 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The instructor utilises the equipment of the gym and its scheduling system. The instructor wears the uniform of the gym. The instructor is trained by the gym in how to deliver the services of the gym.  Employee? Most likely because the ATO places a heavy significance on whether an individual is working to build their own business or someone else’s. If the instructor “..works under a contract that is wholly or principally for the labour of the person” then this also brings them into the SG net. If the employer, the gym, had not been paying SG, is it exposed to SG payments for the instructor since the employment relationship began.
Federal Budget 2025-26: what it means for your small business
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The Treasurer, Jim Chalmers, delivered the Federal Budget on 25 March. But what’s in the Budget for small business owners? We’ve got the lowdown on the main opportunities. #FederalBudget #Budget #businesstips
By Clarke McEwan March 21, 2025
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