Tax and legal advice

What expenses are and are not tax deductable

By Bianca Dabu
tax deductions, property investments, tax credits, investment lendings

Property investors are expecting to be hit hard in terms of budget and financing after recent reforms on regulations pertaining to tax deductions and depreciation has been implemented to slow down investment lending.

The government decided to put up new legislation pertaining to depreciation and tax deductions, and while there remains a lot of uncertainties surrounding the changes, Smart Property Investment’s Phil Tarrant believes that half the battle is as good as won if a property investor works with a trustworthy property accountant.

General deductibility

According to Keshab Chartered Accountants’ Munzurul Khan, interest is still naturally tax deductible.

He said: “The general deductibility is that, naturally, you have your investment property, you've got your interest, so your interest is deductible. All of your running costs are deductible,  [including] ... council rates ... water rates … [and] insurance.”

“You might do a little bit of repairs and maintenance and that's deductible [as well], depending on whether it's repairs and maintenance, or ... a capital improvement. If you buy an asset, it can be depreciated, but if it is more of a repair, you can claim that [as a deductible],” the accountant added.

Any other expenses that will be proven “directly attributable and reasonable” once assessed can also be included in tax deductions. One of the deductibles often missed by property investors are the borrowing costs.

Munzurul explained: “[If] I financed over 80%, as an example, and I pay the Lenders Mortgage Insurance, that's deductible over five years … even if it is capitalised because, while it has been capitalised, the view is that you have paid it, and you have borrowed it again.”

Other borrowing costs—expenses associated with getting a loan—like a building report, pest report, strata report, mortgages stamp, and even the loan application fee may also be claimed as tax deductions for over five years.

Expenses that are not deductible

Deductions on travel expenses have been taken away in line with the new legislation pushed forth by the government to slow down investment lending.

A property investor cannot claim any deduction for expenses used to travel to a property for whatever purpose.

“The travel expense has been taken away … so you can't claim any deduction for you to visit, inspect, [or] travel to a property … [Whatever] level of evidence that you have, [no matter] how reasonable it is, you still can't,” Munzurul said.

He shared further: “That's the rule … that came in on Budget Night in 2017. Prior to that, you still could, but from the Budget Night onwards, you could not.”

The deductions on Buyers’ Agency fee has also become “a bit of a grey one” after the changes have been implemented.

According to the accountant: “Buying Agency services is sort of becoming a lot more privacy ... so [it is a question of whether your] buyer’s agents are just purely buying that property on behalf of you or are the buyer’s agents also doing a review of your portfolio.”

“[Are they] sort of project managing in terms of some level of construction, renovation, repairs needed to be done, or finding an accountant [and] a solicitor?

“One may argue that if they are being segregated ... I suppose the cost involved with all of those individual services, a portion of it may be claimable up front. [However], if there is no segregation, everything becomes capital,” he added.

Changes in depreciation

While there haven't been any significant changes to rules pertaining to building depreciation, the regulations on plant and equipment depreciation have been altered.

Munzurul said: “[Take note that] depreciation has two things—one is the skeleton, which is the building, then you've got plant and equipment."

“So the budget has changed, saying: The building, you can still claim it ... but the plant and equipment, unless you pay for it, you can't claim it … Anything which you may have incurred by yourself ... you can claim it,” the accountant explained further.

Education and mentorship

At the end of the day, no matter how complicated processes in property investment become, one can become successful if he continuously educates himself and finds the right people who will support your endeavor. After all, there will always pitfalls along the way in the business of wealth creation, according to Munzurul.

He said: “You have to be a little bit careful—what's the purpose of the borrowing? Borrowing [could be your] biggest [pitfall].”

“One of the other pitfalls is, you've got a line of credit, and line of credit sometimes gets mixed in between your private use [and] the business use. If it gets too much mixed, then you really can't segregate your business [and] we're just raising everything as non-deductible,” he added.

However, overcoming these obstacles is not at all impossible.

“It can get quite complicated [so it] harkens back to having a good accountant ... good depreciation schedules … scrapping reports and whatnot when you need it … Make sure that what you do is the right thing to do and make sure you have evidence to support it,” Phil concluded.

Tune in to Munzurul Khan’s episode on The Smart Property Investment Show to know which structure is best to buy in, how the ownership of a property works when referring to names, the risks associated with having two names on a mortgage and title, as well as the right balance of LVR, the ins and outs of diversification, and the right time to invest into other asset clouds.

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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 in to this episode of Property Showcase!

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

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Son Pham is the accredited Head of Mortgages at Rethink Financing\/Rethink Investing. He has over 6 years\u2019 experience writing loans, over 12 years in the wealth management industry working for the likes of CBA, AMP and private practice and he is also a licenced financial planner (AFSL 326450). He has multiple investment properties that are cash flow positive which help pay his mortgage on his home and fund his lifestyle.<\/p>\r\n

Son is able to write all types of residential and commercial property loans.<\/p>\r\n

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    In this episode of Property Showcase, director of investment services for Open Corp Michael Beresford,\u00a0joins\u00a0editor of Real Estate, Tim Neary to share why he disagrees that the cooling market means that the best times are behind us.<\/p>\r\n

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Will Magee has had ambitions to enter into the Australian property market for quite some time, but it has been more than just finances holding him back.  Having been granted permanent residency just two weeks ago, Will is wasting no time and is now in the process of signing papers and finding his first investment property.

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In this episode of the Smart Property Investment Show, Will joins host Phil Tarrant to share why he is purchasing his first property in partnership with his brother, discuss the complications that can arise from such a strategy, and unpack the ongoing plan for building a joint property portfolio with his brother.

Will will also share how they approached saving for their first property, why he is taking out the mortgage in his name exclusively, and share their savings plan for the year ahead.

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:

From property in Australia to a ski lodge in Japan
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A property investment plan years in the making
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Median house prices in regional Victoria outperformed that of Melbourne in the June quarter, the latest REIV figures reveal. 

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Median house prices in the regions rose 4.0 per cent to $419,500 but in Melbourne they dipped by 0.6 of a percentage point to $840,000.

The result in Melbourne was due to a 0.8 of a percentage point fall in prices achieved at auction; this was despite a lift of 2.3 per cent in private sales.

Inner Melbourne suffered due to auction prices, where median prices fell by 4.9 per cent to $1,459,000 but it was middle Melbourne that was hardest hit, with a 5.4 per cent drop to $974,500.

Outer Melbourne had a good quarter with the median rising by 0.5 of a percentage point to $681,000.

Apartment prices in regional Victoria grew by 3.7 per cent to $304,500 while the metro media was up by 0.5 of a percentage point to $604,000.

REIV President Richard Simpson said that despite fewer sales, many sectors of the market were performing well.

“2017 was a bumper year and while the trendline has flattened, despite the fall in median house prices in the June quarter, median prices are still up this calendar year for both houses and units, in Melbourne and in the regions,” Mr Simpson said. 

In particular there was been strong growth in regional centres which is probably due to the first-home buyers’ concessions said Mr Simpsons.

“The first-home buyers’ concession has been a boon for regional areas. A new entrant to the property market buying a house at the regional median will pay no stamp duty, while a first home buyer of an apartment in Melbourne at the median price would pay stamp duty of nearly $25,000,” he said.

Mr Simpson said that more prospective buyers are looking towards regional Victoria which is also having an effect in Melbourne.

“Melbourne’s outer perimeter continues to grow. Small increases in the June quarter mean that the median prices for both houses and units have risen over 10.5 per cent from a year ago.

Mr Simpson said moving forward that vendors need more realistic expectations as the highs of 2017 are now over.

“Negative chatter about the future of the sector coupled with stronger lending controls by financial institutions has created some uncertainty and vendors need to be realistic with their price expectations,” Mr Simpson said.

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Regional Victoria showing up Melbourne in price performance, new data finds

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