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Purchasing an Investment Property

 

1. Rent

  • The income received is taxable to the owners of the property in the same proportion as the ownership interest as shown on the title.
  • The rent received must be at normal market rates to be able to claim all the expenses in full.
  • The rent must be declared in the year it is received.

 

2. Interest Claims

  • Interest paid on the loan used to purchase the property is deductible, provided that all the money borrowed was used to purchase the property.
  • For accounts that are a line of credit and used privately as well, the interest claim needs to be apportioned for the private expenses.

 

3. Deductions

  • Repairs Repairs made to the property during the period it is leased are deductible but generally not repairs carried out within the initial 12 months of owning the property (these can be used to reduce a capital gain on disposal).
  • Improvements Improvements you make to the property are not deductible in full. They need to be depreciated and claimed over their effective life.
  • Other expenses can include
  •  advertising for tenants
  •  bank charges
  •  body corporate fees
  •  cleaning
  •  council rates
  •  electricity and gas
  •  gardening
  •  lawn mowing
  •  in-house audio/video service charges
  •  insurance
  •  land tax
  •  legal expenses re leases etc.
  •  lease costs
  •  pest control
  •  mortgage discharge expenses
  •  property agent’s fees
  •  travel expenses
  •  quantity surveyor’s fees
  •  security
  •  stationery
  •  postage
  •  telephone
  •  travel
  •  water charges

 

4. Building cost write off

If the building is under 25 years old you will be entitled to claim a deduction of 2.5% per year of the original cost of construction of the building for up to 40 years from the original date of construction. If you do not know the building cost you can contract a quantity surveyor to determine the building costs and prepare the depreciation schedules for the property and determine what can be claimed.

 

NOTE: A deduction cannot be claimed for the costs of acquiring or disposing of the rental property, except in the ACT where properties are leasehold and stamp duty and legal expenses are allowable. Examples of expenses of this kind include the purchase cost of the property, conveyancing costs, advertising expenses, building inspection reports, travel to view property prior to purchase and stamp duty on the transfer of the property. However these costs may form part of the cost base of the property for capital gains tax purposes.

 

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