Finance advice

BLOG: Why smart investors prioritise depreciation, even before tax time

By Phillip Tarrant

I think most investors will know of the word depreciation. They would have come across it somewhere, but often it’s a secondary, if not a third or fourth, consideration when it comes to managing a portfolio.

I’ve done this myself in the past, but it shouldn’t be ignored because it’s very important.

So, what is it, and why is it significant?

Recently, I had CEO of BMT Depreciation Brad Beer on the podcast, and he had a great way of explaining it in simple terms. I’ve known Brad for a number of years now. We see each other at property shows all over the joint and often get together just to talk property investment. (Sometimes, over a good bottle of red, which I do like.)

Anyway, I digress. Back to Brad. He said that the best way to understand it is to think of a new car. It loses value as soon as you drive it out the showroom door. Depreciation, when it relates to property, is a similar concept. You buy a property, and if you use it for investment, this wear and tear means a decline in value against items like the stove, the hot water service, or even the bricks and mortar, for that matter.

This stuff is important for investors because the tax office allows us to make a tax deduction for those losses. This is where it gets a little counterintuitive, but Brad explains it well again. It’s a little harder to understand on your property because you think — hang on, I’m buying property for it to appreciate in value because I want to grow my wealth, so what’s this depreciation on property? But it’s actually related to the building itself and the items in it. Those actually are wearing out because even though your property is worth more, your carpets are still wearing out over that time.

Tool

So, it’s a tool for investors to use when they do their tax return. They can actually say to the tax office — here’s my asset; this is the stuff going down in value and therefore there should be some tax consequence associated with that. That is pretty much what it is, but there is also a bit more to it than that.

Again, Brad explains it well. The fundamentals of investing in property and why you do that are about wealth creation, and there are drivers for value that are important for that, and then there’s a cash flow output to that. Depreciation is one of those cash flow elements that, in crunching all your numbers before you buy that property, you should have an understanding of.

But you don’t buy something for tax deductions; you buy it to create wealth. When you do a tax return, there’s a certain number attached to this depreciation. Now before you buy, you want some sort of estimate of how much that number should be so you know what your cash flow is going to look like, but you make these deductions generally when you do a tax return.

And that’s kinda where people like Brad come into the scenario. They calculate those numbers. Basically, in the form of a depreciation schedule. It’s a list of all the items and what they are and the speed at which they go down in value.

The important part is really a value or cost on those items, which is what the quantity surveyor does. And then, the tax office determines how long they should last, or an effective life on these items, projects out the numbers and tells us what to claim each year.

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In this episode of the Smart Property Investment Show, Dominique Grubisa joins host Phil Tarrant to share her personal story which saw her hit rock bottom with excessive debt during the GFC.

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Dominique unpacks how, by relying on her background in law, she was able to overcome that debt and in doing so develop a unique investment strategy which she believes many can utilise today.

Dominique discusses distressed properties, and how she goes about finding them in order to buy property well below market value. She shares the process of identifying distressed properties as well as the controversy surrounding this buying method.

If you like this episode, show your support by rating us or leaving a review on iTunes (The Smart Property Investment Show) and by following Smart Property Investment on social media: FacebookTwitter and LinkedIn.

If you have any questions about what you heard today, any topics of interest you have in mind, or if you’d like to lend your voice to the show, email [email protected] for more insights!

RELATED AREAS OF INTEREST:

3 big property investment myths busted open
5 steps to take on low-risk property developments
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More than just bricks and mortar, experts often regard property investment as a ‘game of finance’. As such, a good finance strategy can lead any investor to success.

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Tune in to the latest episode of Property Showcase, the podcast with the inside track on the products and businesses that will help turbocharge your portfolio, maximise returns and make your overall investment experience seamless and stress-free!

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To hear more about these services, make sure to tune into this episode of Property Showcase!

 Make sure you never miss an episode by subscribing to us now on iTunes!

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    In this episode of Property Showcase, Michael Beresford joins editor of Wealth James Mitchell to unpack why recent political changes are not reason for concern for Australian investors.<\/p>\r\n

    In this episode, hear from\u00a0Michael\u00a0about:<\/p>\r\n

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Many investors who would have been successfully approved for finance last year are struggling now to either begin or continue their property investment journey because of the current financial climate.

In this episode of the Smart Property Investment Show, broker John Manciamelli and Momentum Media director Alex Whitlock joins host Tim Neary to discuss how APRA changes and the royal commission have resulted in a tighter lending economy and what that means for Australian investors.

They discuss what traps investors should avoid if they are trying to obtain finance, the four key growth drivers in a property market and unpacking trust structures while revealing one type of trust that you should miss.

If you like this episode, show your support by rating us or leaving a review on iTunes (The Smart Property Investment Show) and by following Smart Property Investment on social media: FacebookTwitter and LinkedIn.

If you have any questions about what you heard today, any topics of interest you have in mind, or if you’d like to lend your voice to the show, email [email protected] for more insights!

RELATED AREAS OF INTEREST:

How technology is changing the lending environment
Lessons from a falling market
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AREAS MENTIONED:

Hobart
Bondi
Deception Bay

 

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More than just bricks and mortar, experts often regard property investment as a ‘game of finance’. As such, a good finance strategy can lead any investor to success.

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Getting finance approved in this tightening lending environment

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