The COVID-19 pandemic has forced many businesses to reflect on “industry norms” and the way they operate. We are no exception.
At Washington Brown we believe in researching each property and advising clients on the best way to approach achieving the maximum depreciation in the most cost-effective way.
Not EVERY property needs to be inspected in order for the maximum claim to be achieved.
This USED to be the case – but the tax legislation recently changed and property investors can no longer claim depreciation on items like ovens or dishwashers that are not brand new.
So NOW you can only claim depreciation on the structure of the building like concrete and bricks for 2nd hand properties.
If you BUY brand new items like carpet and blinds, you can still claim depreciation but it must be based upon the purchase price (not an estimate).
In the OLD days, we used to visit the property so we can value these items individually, the ATO put a stop to that.
Our Commitment to Property Investors Moving Forward
If we determine that an inspection is NOT required to ensure the maximum depreciation claim – this will reduce our fee AND you’ll receive the report sooner. Let Washington Brown work out the best depreciation plan for your property – click here.
Here are 5 reasons why SOME properties do not require an inspection:
Extensive Database – In 40 years we have amassed an extensive database of construction costs for the majority of residential and commercial buildings around Australia.
We have the costs – We are familiar with your building and as such, we already have the construction costs on file.
Plant & Equipment no more – You have purchased a second-hand property so you cannot claim on the existing plant and equipment components.
Online data – There is an abundance of detailed information and pictures of your specific property available online (both publicly and via subscription-based industry databases).
You have the costs – Your property is a brand new build and you have access to the construction cost, plans and inclusions list.
Here are 5 reasons why SOME properties STILL NEED an inspection:
Your property is unique – Your property is classed as High Spec/Luxury/Non-Standard and therefore not typical. An inspection will ensure the maximum deductions by ensuing all facets of your property are assessed and included.
Non-residential – This means you can still claim the full benefits of depreciation including the Plant & Equipment (carpets, blinds, etc.)
Renovated – Your property has been substantially renovated. There is insufficient information online and as such an inspection is necessary to maximise the depreciation.
More information required – We do not have access to sufficient information specific to your property. We, therefore, need to acquire this via an onsite assessment.
Plant & Equipment – Your property qualifies to claim Plant & Equipment deductions, an inspection ensures no assets are missed, which means your deductions are maximised.
The Australian Institute of Quantity Surveyors CEO, Grant Warner, has confirmed the following in writing to Washington Brown:
“I would like to confirm that AIQS (or the legal advice we sought) makes no representations about:
how tax depreciation reports must be prepared by Quantity Surveyors;
what Quantity Surveyors are able to estimate;
whether original or newly appointed Quantity Surveyors are best equipped to estimate certain construction costs; or
physical inspections being necessary to complete a tax depreciation report.
Grant Warner, CEO, The Australian Institute of Quantity Surveyors.”
The Morrison Government has today announced a $17.6 billion economic plan to keep Australians in jobs, and to keep businesses in business in light of the Coronavirus pandemic.
The Government has outlined an increase of $700M to the instant asset write off threshold from $30,000 to $150,000, and has also expanded eligibility to businesses with a turnover of less than $500M (up from $50M).
Put simply, if you were to buy carpet for your office that costs $40k, previously you would have had to depreciate it – now you can simply write it off.
Washington Brown recently refurbished our office for a cost of $202,000 and were able to claim $35,000 in depreciation in the first year. If we’d carried out the same fit-out today, our first-year depreciation would’ve been a much higher $152,000. That’s a HUGE difference.
The remaining $50,000 relates to capital works items, like painting and plumbing, and will still need to be claimed at 2.5% per annum over a 40 year period.
Quantity Surveyors are experts in breaking down the overall construction cost into individual items and now has never been a more appropriate time to do this.
There are five main points to consider:
Businesses should ensure they have a detailed report of any fit-out costs to be carried out.
When acquiring any new asset, businesses should try to keep the costs below $150,000.
This generous bonus has an expiry date of June 30, 2020.
Assets costing over $150,000 can still be depreciated but not claimed as an outright deduction. Businesses with a turnover of less than $500 million will be able to deduct an additional 50 per cent of the asset cost in the year of purchase.
This accelerated depreciation (point 4) will expire on the 30th of June 2021.
Some examples of what may qualify for an immediate tax deduction include carpet, desks, blinds, work stations and a lighting upgrade.
Whilst we are currently in uncertain times, this incentive aims to assist both your business and the broader economy as well.
Property depreciation is a legal tax deduction related to the ‘wear and tear’ of an investment property over time. A tax depreciation schedule outlines the deductions you may be entitled to claim each year of ownership on the Building Allowance (the structure itself including bricks, concrete, etc.) and, if eligible, on the Plant and Equipment items (internal items like ovens, carpets, blinds, etc).
As with any tax deduction, claiming property depreciation reduces your taxable income. That means more money in your pocket to reinvest or to spend on yourself or on your family.
A depreciation schedule from Washington Brown is a fully-comprehensive, ATO-compliant report that helps you pay less in tax. The amount the depreciation schedule says you can claim effectively reduces your taxable income because it’s taking into account how much it costs you to own and maintain the property.
While you may be used to claiming on such items as council rates or property management fees where you have paid money towards an item or service, depreciation is a “non-cash deduction.” This is because it’s the ONLY deduction that you don’t have to pay for on an ongoing basis – its already ‘built’ into the purchase price of the property.
If you’ve purchased an investment property, request a free quote for a fully comprehensive, ATO-compliant depreciation schedule today and save.
Let me introduce you to our new product, the CGT Saver™ Report – A report specifically created to prevent our clients from paying too much in Capital Gains Tax.
Although you can no longer claim depreciation on second-hand Plant & Equipment Items (ovens, dishwashers, etc.), with Washington Brown’s CGT Saver™, you can claim the applicable and documented value as a capital loss if you remove or replace any of these in the future.
This report lists and values all those included items that you have purchased at settlement. It then allows you to claim a capital loss straight away if any of these items are removed.
The best bit.. This loss can offset other share &/or property gains that you might make.
This report is exclusive to Washington Brown, so ask for it by name and contact us to find out more.
If you have purchased an investment property after May 9, 2017 – request a free quote here and one of our tax depreciation specialists will review your property and let you know if a depreciation schedule is worthwhile for you.
An investment property tax deductions calculator won’t always show you everything you can claim. Many leave out the assets that go into a typical depreciation schedule. Here are the things that your tax depreciation schedule must contain.
When it comes to tax, there’s one question you must ask about your investment property: what can I claim?
There are the basics of course. Everybody looks into mortgage tax deduction. Australia is full of financial experts who can help with this issue. You may even find that an investment property tax deductions calculator can do the basics for you.
But what about property depreciation? It’s a type of deduction many investors miss, but it could save you thousands of dollars every year. Others make claims, but do so using the wrong schedule. Again, they end up missing out on thousands of dollars in savings.
You need to call in the experts. No, that doesn’t mean your accountant. Instead, a Quantity Surveyor is the professional you need to create a strong depreciation schedule.
The typical schedule will include the depreciation of capital works and equipment. However, some leave out other, less obvious, assets. Here’s what your depreciation schedule must contain if you’re to maximise your deductions.
You may have chosen a unit or apartment as your first investment property. Australia has several cities, which can make such properties a wise investment choice.
Naturally, you’ll claim depreciation on your unit’s assets. But what about the assets that it shares with other units in the apartment complex? You can claim for your portion of those too, but many investors miss out on these deductions.
Common items include fire extinguishers, air conditioning units, and lifts. You can also claim for ventilation and hot water systems. You don’t get to claim depreciation on the full value of the asset, but even a little bit can help with your cashflow.
Item #2 – Scrapped Items
Let’s assume you’ve carried out some renovations on your property. Oftentimes, you’ll have a bunch of assets left over that you no longer have a use for. Many just throw such items away, without giving them a second thought.
That’s a mistake. Old items have what’s known as a scrapping, or residual, value. This is the item’s value once it’s reached the end of its use.
You can claim a final depreciation sum on any items you intend to throw away following renovations. Such items include old appliances or carpets. Have a Quantity Surveyor create a new depreciation schedule prior to your renovations. This will ensure you catch any assets with scrapping value.
Item #3 – Common Outdoor Items
Let’s come back to shared items. It’s not just the common indoor items you can claim depreciation on. Any common items outside the apartment block itself have value to you as well.
This includes pathways, fences, and various landscaping items, such as pergolas. You may even be able to make claims on a shared swimming pool.
However, you can’t claim for all common outdoor items. For example, turf and plants won’t find their way into your depreciation schedule.
Item #4 – The Fees You Pay to Design Professionals
Did you realise that you can include the fees you pay to design and construction professionals in your tax deductions? Australia offers plenty of opportunities to build your own property. Investors often go down this route, rather than buying an existing property.
Your depreciation schedule must account for the costs of such construction work. This includes the money you paid to any designers or architects who worked on the project.
Make sure you supply your Quantity Surveyor with accurate receipts for these services. This will allow you to maximise your claim for the fees you pay.
Item #5 –Money You Pay to the Council
You may have to pay fees to the council for various services. For example, there are costs involved with lodging application fees, or getting council permits.
If you’re building your own property, you may also have to spend money on infrastructure. This might include gutters and footpaths.
Your depreciation report should include all these items. Again, this is something that many investors miss out on because they don’t think the costs relate directly to their properties.
The Final Word
Check your depreciation report again. Does it include all the items on this list? If not, you’re missing out on several Australian Taxation Officer (ATO) tax incentives for homeowners.
You need the help of Washington Brown to create an accurate tax depreciation schedule. Call us today to speak to one of our Quantity Surveyors about your property.
You have a choice to make when investing in real estate. Commercial properties may be more difficult to manage than residential homes. However, there are plenty of reasons why you should invest in commercial property.
So, you’ve decided to invest in real estate. Commercial properties may not seem like the best choice. They come with more complications than residential properties. This means you need to know more than the property investment basics. However, many argue that the benefits of commercial property outweigh the complications.
When investing in real estate, commercial properties may offer more security. However, there are plenty of other reasons for why you should consider them as an option.
Reason #1 – Stronger Yields
What rental yield should you aim for? This is a question that plagues many property investment novices.
Residential properties tend to offer lower yields. According to CoreLogic RP Data, you’ll achieve an average yield of 3.6% on a city-based residential property.
You can expect to earn anywhere between 8% and 12% yield on a commercial property. As a result, commercial real estate will often generate more income than a residential property.
Reason #2 – A More Secure Income
People often focus on risk when discussing commercial property. In particular, they concentrate on the issue of attracting tenants. You need to consider the needs of people in the local area. How your property caters to businesses relevant to those needs is also a factor. If your property doesn’t fit the bill, you’ll find it difficult to attract commercial tenants.
However, many ignore income security. With a residential property, you may find that a tenant leaves after six months. This means you have to go through the process of filling the vacancy again.
By contrast, a commercial lease lasts between three and 10 years. This means your property generates more income for a longer period of time. As a result, you can feel more secure in your income, and as a result make other investment decisions with more confidence.
Reason #3 – Rate Payments
You’ll often take on the responsibility of paying various rates with a residential property. In addition to council and water rates, you may also have to cover body corporate fees.
This isn’t an issue with commercial real estate. Commercial tenants will handle the rate payments for you. As a result, you spend less on the property each month.
Reason #4 – The Tax Benefits
Though you’ll enjoy various tax benefits with residential real estate, commercial properties have even more to offer.
Beyond capital works depreciation, you can also claim depreciation on plant equipment. This includes depreciation for air conditioning units and light fixtures. You can even claim for things like the carpet.
That’s not all. Commercial properties also offer strong building allowances, which you can use to reduce the amount of tax that you pay.
Reason #5 – A Lower Initial Cost
Commercial properties often cost less than residential properties. This is despite the potential they have to generate higher yields. For example, you may spend $100,000 on a commercial car park. By contrast, a small residential apartment could cost as much as $500,000.
As a result, you need to raise less money to get on the commercial investment ladder. Let’s assume you can get a loan worth 80% of the property’s value. That means you only need $20,000 to place a deposit on the commercial car park. The apartment deposit would cost $100,000.
Reason #6 – Protection Against Inflation
Inflation can have a massive effect on your property investments. If inflation rises, tenants have less money. With a residential investment, this leads to higher vacancy rates. You’ll also struggle to raise rents because tenants can’t afford higher prices.
You’ll deal with similar struggles when investing in commercial real estate. However, commercial yields tend to outstrip inflation. As a result, you have more protection when inflation becomes an issue. Even if you can’t raise your rents, a commercial property should still generate an income.
Reason #7 – You Can Rent and Own
Let’s assume you’re a business owner. You may want to buy an office, but that won’t make any money for your company. However, leasing means that your money goes straight into the pocket of an investor. What can you do?
With commercial property, you can own the property you rent. You can make the purchase itself using a self-managed superannuation fund (SMSF). Your business then moves into the property, during which time it pays rent into the SMSF. As a result, you essentially pay yourself, rather than a landlord, for use of the property.
The Final Word
There are many reasons to invest in commercial property. However, you need a high level of expertise to make the most of your investment.
Washington Brown can help with any depreciation concerns you have. Contact us today to find out how our Quantity Surveyors can help you to get more out of your commercial property investment.
The fee you’ll pay for a depreciation schedule will vary. For example, you may pay anywhere between $275 and $800 for the report. This is a fairly standard price for an established residential home. All these properties aren’t brand new. This usually means you’ve purchased it from another investor or a former owner-occupier.
What causes this variance in price? It usually comes down to the quality of the service that the quantity surveyor provides. Paying less may mean that you save money in the short-term. However, it could also result in you claiming fewer tax deductions for your investment property in Australia.
To find out exactly how much a depreciation schedule for your own property will cost – request an obligation-free quote from our tax depreciation specialists here.
The Timeline Process
You’ll need a depreciation schedule for any established investment property in Australia. This allows you to create a timeline that contains details about the property’s history. These details usually include information about the property’s renovation work. Either you or the previous owner may have carried out this work. It will also mention the cost of that work, along with the completion date.
Your surveyor does this so you can assign a new depreciation life cycle to your second-hand assets. However, you can only do this on assets in a property that you purchased before the 2017 Federal Budget. You may not be able to claim tax deductions on the plant and equipment within a property that you bought after May 9th, 2017. The good news is that deductions on the structure of your property are unaffected!
The purpose of your timeline is to show what tax deductions in Australia you can claim. It will also create a schedule for these claims. This allows you to maximise the depreciation of your second-hand assets.
What Do I Get at the Lower End of the Scale
Let’s assume that you have decided to work with a quantity surveyor who only charges $300. That’s a few hundred extra dollars in your pocket, but the schedule you receive may not be as detailed as you would like.
For example, most surveyors at the lower end of the price scale don’t usually provide the following:
The option to use low-value and low-cost pooling to increase the amount you can claim
Completion of additional searches that would have helped to find approved works by previous owners that you can claim for
Full itemisation of the individual assets contained in the property
Adjustments of the effective lives of your second-hand assets
Furthermore, you may find that a cheaper surveyor does not have the relevant skills or experience. As a result, you don’t get the most out of your assets. You’ll still get a depreciation schedule. However, it won’t allow you to claim as many tax deductions in Australia as you may be entitled to.
What Do I Get With a More Expensive Surveyor
More expensive surveyors tend to provide better depreciation schedules.
You’ll receive all the following if you pay more for your depreciation schedule:
A completely accurate estimation of every tax deduction in Australia you can make
Access to more knowledge with regard to the latest tax legislation
Checks to ensure your depreciation schedule meets the Australian Taxation Office (ATO) requirements
A more reliable point of contact to ask questions
Such surveyors also have more experience, which they can use to your advantage. It’s unlikely you’ll present them with any scenarios that they aren’t familiar with.
What about Brand New Properties?
That covers any second-hand assets that you have in an established residential home. But what if you’ve bought a new property? These won’t contain any second-hand assets that need reporting on.
As a result, you can expect to pay less for your depreciation schedule. This is because most newly built properties come with more information. Your surveyor can use this to create more accurate estimates. They’ll have access to the costs of construction, floor plans, and, at times, even the value of the assets that came with the property. This means they don’t have to carry out the detailed inspections that they would to estimate the value of second-hand assets in an established home.
Even with this lower cost, you will still receive the same level of service. The depreciation report will apply the new assets the home contains to either an immediate or long-term pool. This ensures you can claim the maximum tax deductions in Australia on your property.
How Much Does a Depreciation Schedule Cost for a Commercial Property?
Prices may vary for commercial properties. After all, larger commercial properties require more work than regular-sized residential properties.
Schedules for small offices cost about the same as you’d pay for a residential report. However, the price may increase along with the size of your property. Even so, it’s worth getting a depreciation schedule. Not only will it help you with asset deductions, but you can deduct the cost of the schedule from your taxes as well.
On Friday 14th July, the Treasury Office released a draft bill regarding how depreciation deductions on a second-hand property can be claimed moving forward. They also invited interested parties to make submissions.
It’s complicated, to say the least, so I’ve tried to simplify this Bill and the key points. Here are my 9 Key Takeaways from the Legislation;
If you acquire a second-hand residential property after May 10, 2017, which contains “previously used” depreciating assets, you will no longer be able to claim depreciation on those assets.
Acquirers of brand new property will carry on claiming depreciation exactly the way they have done so to date. This is great news for the property industry and the way it should be.
We suspected this would be the case and I believe the property industry can collectively breathe a sigh of relief.
The proposed changes only relate to residential property. Commercial, industrial, retail and other non-residential properties are not affected in the slightest.
The building allowance or claims on the structure of the building has not changed at all. You will still need a Depreciation Schedule to calculate these deductions. This component typically represents approximately between 80 to 85 percent of the construction cost of a property.
The proposed changes do not apply if you buy the property in a corporate tax entity, super fund (note Self-Managed Super Funds do not apply here) or a large unit trust.
This is interesting and I suspect a lot more people will start buying properties in company tax structures.
If you engage a builder to build a house and it remains an investment property, you will still be able to claim depreciation on both the structure and the Plant and Equipment items.
If you renovate a property that is being used as an investment, you will still be able to claim depreciation on it when you have finished the renovations.
If you renovate a house, whilst living it in, then sell the property to an investor, the asset will be deemed to have been previously used and the new owner cannot claim depreciation.
Perhaps the most interesting point: Whilst investors purchasing second-hand property can now no longer claim depreciation on the existing plant and equipment, they will have the benefit of paying less capital gains tax when they sell the property.
How? Well, in summary, what you would’ve been able to claim in depreciation under the previous legislation, now simply gets taken off the sale price in the event you sell the property in the future.
Here is an example of how this will work:
Peter buys a property in September 2017 for $600k, included within the property was $25k worth of previously used depreciating assets.
As they were previously used, Peter can’t claim depreciation on those items.
Peter sells the property in 2022 for $800k, which included $15k worth of those depreciation assets.
Peter can now claim a capital loss of $10k ($25k-$15k) for the portion that Peter has not claimed in depreciation.
SUMMARY OF THE PROPOSED CHANGES
In my view, the Draft Bill could’ve been a lot worse for both the property industry and the Quantity Surveying professions.
It will certainly address the integrity measure concern of stopping “refreshed” valuations of plant and equipment by property investors.
It may, however, create a two-tier property market in relation to New and Second-hand property.
You can see the ads now “Buy Brand New – We’ve Got The Depreciation Allowances”.
It will still be just as critical for all property investors to get a breakdown of the building allowance & plant and equipment values so you can:
Claim the building allowance (where applicable) and
Reduce the CGT payable when selling the property by deducting the unclaimed Plant and Equipment allowances.
The Quantity Surveying industry, just like the property development industry just breathed a huge sigh of relief.
I believe this integrity measure could’ve been better addressed and will be making a submission accordingly.
But it wasn’t a bad ‘first run’ by the Government!
P.S. If you purchased an investment property prior to The Budget, and it’s been an investment property the whole time, you are not affected and you should get a depreciation schedule quote now.
Well, just like you claim the wear and tear of your car against your taxable income or the wear and tear of the desk in your office, you can claim the wear and tear of your property against your taxable income.
But the property must be income producing. You can’t do this on your residential house. Property depreciation laws vary from country to country. I feel we have pretty good depreciation laws in this country. In a lot of countries, you can’t claim depreciation. So we’re lucky in Australia.
In summary, any property depreciation you claim would reduce the taxable income by the amount of depreciation you claim.
Now there are two parts of a depreciation claim:
First part is what’s called the capital works allowance that relates to the building and the structure. It lasts 40 years. This is commonly referred to as the building allowance. Now the amount of the deduction is determined by the actual construction cost, NOT what it costs to buy the property.
And in order for you to claim this building allowance, the property must be bought after 1985 for residential properties.
The second part that we’re going to talk about is what’s called plant and equipment- division 40. It refers to things like ovens, dishwashers, carpets, blinds, and also common property like lifts, fire services, and ventilation systems.
Note: Deductions for plant and equipment items and the following information may only apply if you bought the property prior to May 9, 2017 – Read about the Budget changes here.
Now, the more of this stuff you have in your property, the greater the tax savings. Why? Because this stuff wears out quicker.
Now let’s get into some tips:
1. The higher the building, the higher the depreciation
Why? Because it has more of that plant and equipment stuff that I’m talking about and this stuff depreciates faster. It also has things like gyms, pools, etc.
2. Old properties depreciate too
You’ve already paid something for it. So while you can’t claim the structure of the building, you may be able to claim the ovens, the dishwashers, the blinds, etc. This is because the plant and equipment is based upon what you pay for it and the effective life of each item can be a benefit. That means that if the carpets is going to last two years, you may be able to claim it over for 50% each year.
And at Washington Brown we are so confident that we actually guarantee our results. So if we can’t get you at least twice our fee in the first year, we won’t charge you!
3. Buy items that actually cost you under $300
For instance, if I was going to buy a microwave, I wouldn’t buy one that costs $330 because I would have to claim it at 20% per annum. However, I’d buy one at $295 because I would be able to claim it immediately.
4. Sometimes furnishing your property can actually result in a greater depreciation deduction
Why? Because the furniture depreciates rather quickly compared to bricks and concrete. So putting things like dining tables, bedding and all that stuff into a furnished property can actually accelerate your claim to the point that if you were to buy $20,000 worth of furniture, you could possibly get a $10,000 deduction in year 1 alone! But you’ve got to be smart about this. You can’t furnish all properties as it really depends on the location. So, this tip does not apply to all properties.
5. The actual construction cost must be used
Now that’s not a tip, that’s in the law. But what we found lately is that there are a lot of properties out there that are actually being sold close to their construction cost – certainly in some areas.
For instance, a property is sold at the original selling price of $95,000 in 2004. Our client just paid $45,000 for it. The original construction was $52,000. Now, I don’t know any other way that you can get a deduction greater than what you pay for something.
6. Utilise the residual value write-off
If you were to renovate a property that was built after 1985, you should get a quantity surveyor out before you do the renovation so that we can put some values onto items that you are about to remove and you can get a written down value of those items and claim it immediately as a tax deduction.
So if you remove the kitchen, the light fittings, the shelf screens, etc., all that stuff can be written off if your property was built after 1985.
For instance, you bought a property that was built in 1989 and in that property there was a kitchen that was originally installed and you now wish to upgrade it. If you were to demolish now halfway through its effective life, you could get a $10,000 immediate tax deduction for it! However, just remember that the property needs to be income producing before you rip it out.
So the tip here is to get a quantity surveyor out before you renovate a post-1985 property.
7. Always use an expert
Quantity surveyors have been recognised by the Australian Taxation Office to estimate construction costs where the costs are not known. Accountants and valuers for instance, are not allowed to estimate costs unlike quantity surveyors. However, be careful as not all quantity surveyors specialise in this service, but Washington Brown certainly does.
Also, as far as I know, a depreciation report is the only tax deduction that can be subjective and open to interpretation skill. Every other tax deduction is based on what you pay for it.
8. You get more depreciation on a new property
Now let’s have a look at the difference between the depreciation of a new property versus that of a four-year old property. It’s very similar to the effective lives of the property, that in fact, you’ll be surprised. Now, most of the deduction within a property is actually related to the building allowance. However, you’ll definitely get more depreciation on a new property compared to a pre-1985 property.
9. Use the Washington Brown Depreciation Calculator
Now, this is a good tip. You can go online and check the depreciation available on your own property using our calculator, the first calculator that uses live data! You can check new versus old properties, get an accurate depreciation assessment, and the great news is that it’s free!
Now, here are some bonus tips:
Bonus tip # 1: Don’t use a builder’s depreciation schedule
Builders are good at building. They miss out items and they sometimes don’t understand that the design and council costs can be included. Let a quantity surveyor do the depreciation schedule for you.
Bonus tip # 2: The type of materials is a huge factor
If you renovate, you might want to consider the type of materials you are going to use. For instance, carpets depreciate over 10 years but the floor tiling will depreciate over 40 so it can add up.
As another example, various types of partitioning may yield varying depreciation allowances. Some depreciate a lot quicker than others.
Moreover, we have air-conditioners and fans as examples too where the depreciation differs…
The types of materials used may vary and in turn, may change the depreciation allowance you can claim. So it pays to consider the item you’re about to install.
Bonus tip # 3: You can claim renovation even if you haven’t done the work
If you buy property that was built in 1900 for instance, but was renovated in 1990 not even by you, you can still claim depreciation. You can claim the renovation cost even if you didn’t do the renovation.
Bonus tip # 4:
Our iPhone app is downloadable from the iTunes store for free, enabling you to get numbers at the tip of your fingers! This great app also works on the iPad.
If you want to crunch the numbers yourself, you need to input the 5 pieces of information below:
The year the property was built
State of the finish within the property
Then, click calculate and Bingo! You can compare the depreciation deductions between the diminishing value method and the prime cost method!
And if you’re happy with the results, simply get a quote from us and give us a call so we can discuss the property over the phone. It’s all in the power of your hands!
Here are five things for you to take away today:
Old properties depreciate too
You don’t have to buy new to claim renovation
Renovation helps your cash flow
If you’re about to renovate a property that was built after 1985, get us out before you do so
Peter: The attendance tonight is mind blowing. In the world of depreciation, this is very much the equivalent of playing to a packed stadium. So thank you all for your interest.
Tyron Hyde: Peter, I’ve never been more popular.
Peter: Yeah, well. That’s right. In the quantity surveying world, this is as good as it gets I think.
Tyron Hyde: Sure.
Peter: Look, as all of you know the federal budget announcement at 7:30 pm on Tuesday the 9th of May included proposed changes that will significantly affect the way property investors claim depreciation in Australia from now on. Please feel free to type questions in the question panel as we go, and we’ll certainly have a question and answer session a little later on, but for now, to talk you through the ins and outs of these proposed changes, I’d like to hand over to Washington Brown’s Director, Tyron Hyde.
Tyron Hyde: Thank you Peter. I just want to confirm you can hear me okay?
Peter: Yip, all good on this end. Yip.
Tyron Hyde: Okay, great. Okay so, firstly thanks for coming. I know you can be doing other things tonight like watching the Swans or the Sharks and you’ve chosen to come here and listen to a talk on depreciation, but if you’re a property investors it’s probably a wise decision, because in my view what’s about to occur in the property investor market, is huge.
There are big changes ahead and I think we need to understand that, but before I get into those I just want to have a quick vote or a quick poll. I’m curious, how many of you have actually bought an investment property prior to the budget on May 9, 2017? So Peter’s going to put up a quick poll and you can vote or answer “yes” or “no”, whether you did or not. That’ll be great. So I’ll just give a quick couple of seconds to do that. Thank you.
Now let me tell you, you’re the lucky ones because what you’ve entered into will not change. If you bought an investment property prior to the budget, you’re lucky because these changes will not affect you, but I’ll go into that a little bit further down the line. But there are changes ahead and we need to be aware of them, and as property investors, we need to strategize about how it’s going to affect our future investments because the budget had changed the game.
The investment equation is altered significantly since the budget and I’ll explain that more shortly, but before I do that, a little bit about myself. My name’s Tyron Hyde, I’m the CEO of a company called Washington Brown. We’re Quantity Surveyors and as Quantity Surveyors, we work out what things cost to build. A large part of our business is in the preparation of depreciation schedules. So we go out to the audience and we identify what the construction cost of the property was and what the final equipment that you buy in that property contains.
So, we give you a report that says you can claim certain amounts of deductions based upon the construction cost, and also what’s included in that property as well.
But in summary, as Quantity Surveyors, what we do is we work out what things cost to build, and the reason I’m here tonight was a ruling in 1997 called TR 97/25 and that identified Quantity Surveyors as being the appropriate body to estimate construction costs where the costs are unknown. It was a good ruling to me, because they identified that we’ve got a lot of work, but in the good old days i.e., let’s talk about the good old days.
In the good old days, roughly a month ago, what we’d use to do; we’d go out to a property as I said, and we would distinguish between the plant and equipment in the building and the building allowance, the structure of the building. Now the plant and equipment in the building are things like the ovens, the dishwashers, the carpets. Now, this is the stuff that’s going to wear out quicker. The other part of a report of depreciation schedule is what’s called the Division 43 allowance. That’s the building allowance. That’s the structure of the building, that’s the brickwork, the concrete, the windows etcetera.
Now in order for you to claim those allowances, the property has to be built after 1987. So what’s changed? Well, lots changed. What the government is proposing is exactly this. Now I often like slides with lots of images, but a couple of slides here you need to understand what the exact budget measure is. So let me highlight it here. Now, this is the budget measure, and I’ll read this.
“From July 1, 2017, the Government will limit plant and equipment depreciation deductions to outlays actually incurred by investors in residential real estate properties.” Now the key here is “actually incurred”.
Who actually incurred that expense? Was it the developer? Was it you? So what they’re saying is, if you buy a secondhand property, it’s guaranteed that if you buy a secondhand property, that oven in that property wasn’t yours. You didn’t actually incur that expense when you bought that depreciable item.
I don’t know who bought it, I don’t know who did, maybe the fairies bought it, but you as property investors didn’t actually incur that expense. So you can’t claim the depreciation of those depreciable items such as the ovens, dishwashers etcetera. Who wants some good news? Put your hand up if you want some good news. Me too. The good news is, it’s grandfathered. The proposed changes they’re about to make are grandfathered, and what that means is that if you bought a property prior to the budget, nothing changes.
Who wants some good news? Put your hand up if you want some good news. Me too. The good news is, it’s grandfathered. The proposed changes they’re about to make are grandfathered, and what that means is that if you bought a property prior to the budget, nothing changes.
The good news is, it’s grandfathered. The proposed changes they’re about to make are grandfathered, and what that means is that if you bought a property prior to the budget, nothing changes.
If you exchanged contract, let’s be clear on this if you exchanged a contract prior to the budget, nothing changes. If you’ve already got a report from Washington Brown, you continue to claim the depreciation exactly how it is. It’s moving forward from that date. So, if you did buy a property two years ago and haven’t got a depreciation report, now is a great time to get a report because you have the benefit of the old system. So if you did buy a property three years ago or two years ago, and haven’t got a report, now would be a good time to do that. You can actually amend tax returns to factor in that property that you haven’t claimed, so you can actually amend your tax returns for a
If you’ve already got a report from Washington Brown, you continue to claim the depreciation exactly how it is. It’s moving forward from that date. So, if you did buy a property two years ago and haven’t got a depreciation report, now is a great time to get a report because you have the benefit of the old system. So if you did buy a property three years ago or two years ago, and haven’t got a report, now would be a good time to do that. You can actually amend tax returns to factor in that property that you haven’t claimed, so you can actually amend your tax returns for a
So if you did buy a property three years ago or two years ago, and haven’t got a report, now would be a good time to do that. You can actually amend tax returns to factor in that property that you haven’t claimed, so you can actually amend your tax returns for a two-year period.
So, now would be a good time to get a report if you haven’t got one. What else is good news? Well, the other good news is this only relates to residential property. So offices, industrial properties, retail properties, there’s absolutely no change. This is only targeting residential property investors. The other good news is that
Well, the other good news is this only relates to residential property. So offices, industrial properties, retail properties, there’s absolutely no change. This is only targeting residential property investors. The other good news is that
The other good news is that there have been no changes to the Division 43 deductions. What does that mean? Well, as I said before, there’s two components of a depreciation schedule. There are the plant and equipment and there’s the building allowance. The building allowance is the structure.
So you can still continue to claim. If you’d buy a property today, you can continue to claim brickwork, the concrete, the roof, the scaffolding as shown in this image here, exactly as it always has been. But the issue is, and there’s a bit of confusion in the market and quite rightly so, as to whether these changes affect the new property, or is it just secondhand property? No one knows. I’ve been in meetings with other Quantity Surveyors firms and really, we are unsure. I’ve written to Treasury and asked them for their guidance as to whether new property can still continue to claim the depreciation of plant equipment, and I got the usual response, “We’re formulating this budget measure …”
That’s not good in my opinion because there’s a lot of people out there now buying property, brand new property, and not knowing the full impact of what their depreciation claim will be and no market likes uncertainty. Now the reason there is uncertainty is because of this. Let me read the budget statement again.
“Acquisitions of existing plant and equipment items will be reflected in the cost base for capital gains tax purposes for subsequent investors.”
Now the key is here “existing plant and equipment items”. So it’s pretty clear if it’s a secondhand property it’s an existing item, but what about if I’d buy a brand new property that’s being finished, but it’s two weeks old, is that an existing plant and equipment item? You tell me.
What happens if I buy a property off the plant and it hasn’t even been built yet? Is that existing because I’ve entered into a contract to do that? What happens if I flip that property in three years time, who can claim those existing plant and equipment items? It wasn’t clear in saying brand new property’s okay, a secondhand property is not and that’s why there’s confusion in the market.
The bad news, boo! Who wants the bad news? No one wants bad news. The bad news is definitely for a secondhand property, the way the budget statement is written and possibly new, not yet sure, but definitely for a secondhand property, you will not be able to claim depreciation on things like ovens, dishwashers, lights, air-con, television sets, blinds, carpets, all those depreciable assets.
If we’re talking about a high rise apartment here, we’re talking about the common property items that you cannot claim as well and that might be things like the lifts, your portion of the lift, your portion of the smoke detectors, your portion of the common carpet in the hallway, garage motor doors, all right. So all those kind of equipment items will in the future be part of the cost phase. Who wants some great news? We all want great news. The great news is, you’ll still need a QS, said that with a smile, but you’ll still need a Quantity Surveyors because in order to claim the building allowance, you’ll still need to work out what the actual cost of construction of the structure is, and that’s where we come in.
The problem is that it’s going to be less. So let’s put this into perspective all right. When you build a house, roughly probably about 15% … I said 80/20 there because when I went to iStock, there was no 85/15 rule, but approximately 15% of the construction costs of a unit or a house relates to the plant and equipment of a building, that’s the ovens, dishwashers et cetera. The other 85% relates to the construction cost of the structure of the building. It’s got a massive difference in the overall claim that you’ll be able to make over 40 years. The main difference is in the early years, and that’s when a property investor needs those claims.
Here are some charts showing what the difference would be. So let’s say you buy a brand new unit today for $850,000. Pre-budget, your first-year claim will be about $20,000. Today, post budget, if your property is not allowed, will be about $9000. The second year $17,000, the second year post budget $9000. You can see here on this chart by about the eighth, ninth year, it’s getting very similar but it’s in the early years where the big difference is and that is when an investor needs it. See after 10 or eight years, the rent’s gone up and it’s not as crucial to getting those big deductions. Now let’s look at another scenario. If you were to buy a property built in the year 2000 that cost $850,000, today or pre-budget you’d get about a $15,000 year one deduction. Post budget you get about $6000 in my opinion. It’s about a third.
Again, year two $13,000, year to now, about $6000. The big difference is up front when you need it. About in year eight, year nine, it’s very similar, but again it’s the early years when and investor needs that to make it affordable. Now let’s look at a property built in 1986, and as I said before, a property has to be built after 1987 in order for you to claim the structure of the building. So, in this case, a property built in ’86 will get you $0 now if it has had no renovation. Pre-budget you might be able to claim $6000 in the first year, second year $3,000 and that relates to the plant and equipment, but because post budget you can’t claim the plant and equipment, there’s zero.
In my view that’s not going to occur a lot because most properties built before ’86 has had some renovation on it. It’s very hard to rent out a unit that was built in, say, 1980 that hasn’t had some capital improvement on it, new kitchen, new bathroom tiling, etc etcetera. So this is a bit of an exaggeration because most properties built before ’86 have had some capital improvements to them, but it highlights the difference between a property built before ’86. Now, why is the government doing this?
There are a couple of reasons in my view. The first reason, as the budget statement says is, “This is an integrity measure to address concerns that some plant and equipment items are being depreciation by successive investors in excess of their actual value.”
You know what? I agree with them, a 100% agree with them. The reason is, there’s hasn’t been a lot of legislation or guidance on how you actually value second-hand plant and equipment attached to buildings, attached to land. Let me give you an example of this, and this actually occurred … I’m sitting at 321 Pitt Street right now and last week a unit in our block, in our Strata building here, sold for $600,000. The next day, someone came along and gave that guy $800,000 check to take it off him. So he made $200,000 in one day. Now, how do we as Quantity Surveyors value the carpet that was sold with the $600,000 purchase and then the next day, value it when someone bought it for $800,000?
In theory, even though it was a day, the carpet depreciated and because someone paid a lot more for it, didn’t they just pay a bit more for that carpet that was situated in that suite? I would argue “yes”. Now, this is a very different scenario to the building allowance because the building allowance and the structure of a building are based upon its actual cost. So it has no bearing in relation to what the purchase price was, but plant and equipment are based on what you pay for it. That’s the confusion. The other issue is to address housing affordability, and I agree that if you’re in Sydney or Melbourne right now, not in a lot of parts in the country, but in Sydney and Melbourne right now if you’re on a medium wage it’s pretty hard to get into the market no doubt.
I’m not sure though if these measures are the correct way to address housing affordability, I’ll go through that shortly. So will it work? Well, if you ask me, the government’s got themselves into a pickle. There is a fork in the road, as I’ve shown by this fork and pickle, that they’re going to legislate this two ways and I do truly believe that when this budget statement came along, there was a lot of people in the ATO saying, “How on earth do we legislate this?” So there are two paths they can take now. One is to allow new a property to be depreciation and then the second purchaser thereafter can not, or all property, new and secondhand property, can not claim the plant and equipment as a depreciable asset.
So let’s look at these options. So if they say that new property’s okay, well, don’t you think that near new property will struggle to sell? Say I want to buy a property, if the developer down the road is selling a brand new unit and he’s saying, “I can get you $20,000 in depreciation” to someone who’s got a similar unit nextdoor that’s two years old and there’s far less depreciation, I suspect that those people that have got the secondhand property would struggle to sell that. That worries me a little bit because I know there’s been lots and lots om mums and dads have been advised by their financial planners to take money out of their super fund and to buy this brand new unit. If they need to sell that in a couple of years time, a two-year-old property, in my view they’re going to struggle.
I think people will hold on to their property, don’t you? If I bought that brand new property three years ago and I’ve just seen that the law has changed, and if I go and buy another property, I can’t get the same depreciation allowances, I suspect that people will hold onto it. Now I’m not a great economist, but I do remember one thing about economics and that price tends to be a factor of supply and demand, and if there’s less supply in the market, prices could go up. I don’t know how that’s going to affect affordability. The other thing is, do you remember the Vendor Tax? I don’t know how many of you are here in New South Wales, but about 15 years ago, the state government in their wisdom here, decided to introduce a Vendor Tax on property, which was, in essence, a stamp duty on the way out.
It was about two and a half percent and they said, “Well, we’re going to slug you, two and a half percent of the sale price of the property when you sold it.” Guess what everyone did? They held on to their property. The revenue forecast for that was a quarter in the first year and they didn’t get the stamp duty, they didn’t get the forecast on the Vendor Tax, so seven months it was around and then they squashed that and said, “This doesn’t work.” I can see the same thing happening here. Let’s look at their other option. That all property, there’s no depreciation on plant and equipment. Well, if new property can’t be depreciation for plant and equipment, in my view, developers will struggle to get presales.
You know, when a developer is developing a block of apartments, they need presales to show the bank that this is a good job from a financing point of view, and in a lot of the way they do that is by getting investors to buy early on and they do that by mathematical modelling and a big part of that is in depreciation deductions. If they can’t get that, they won’t get funding so obviously they’ll struggle to get off the ground because not a lot of people say, “I want to buy that unit. In three years time I want to live there and be an owner occupied property” because things happen. Some of them get married, some have kids. The owner occupied market is more closer to the event, whereas investors can do the mathematics on it, hope the property goes up, know they’re going to get these depreciation deductions etc cetera..
So, that could limit supply, which again, how’s that going to help affordability? I don’t think it’s going to. And again, people that have already got property, will hold onto their property because they know that if new and secondhand property can’t be depreciated for their plant and equipment decisions, I’ll just hold onto it. It’s like what happened with the Vendor Tax in my view. I don’t think there’s been a great cost benefit analysis of this proposed change. This is from the government, this is from the budget statement. Their forecast, Treasury’s forecast over the three year period, they’re going to save $260 million from this, over a three year period.
How on earth they got that number is baffling to me, but in the overall scheme of things, I don’t think they’ve weighed up what the risk of changing people’s mentality of how to buy and sell property is. You see, there could be a loss of revenue in Capital Gains Tax. If some people at the moment though, “Well, I think the Sydney market or Melbourne market has peaked and I’ve made a half a million dollars on it” they might sell because they might think, “Well, you know, I can continue to claim these deductions.” Maybe. If they don’t sell and they don’t go a buy another one, well, they might be less stamp duty, or they can’t get into that new property because there’s less deductions, there will be stamp duty loss.
Another aside is this. If new property can’t be depreciate as well, well then construction activity will slow down. The Housing Industry Association says that for every $1 spent on a construction job, $10 filters through the economy. Now I know they HIA is quite pro property, well let’s assume they’re half right. It’s a big risk/reward scenario just to save $40 million in carpet deductions I the first year, if you ask me. Houston, we have a problem. Now I look at this from a technical point of view, because I’ve been dong this for 25 years and I can see how this actually works in terms of what we do as Quantity Surveyors and I think there’s some problems and some things that have not been thought out.
When I’ve been giving these talks, a lot of people say to me, “Well, I’m just going to split the contract. I’m going to buy a unit or engage a builder and say, ‘Well, just have the plant and equipment separate’ and then I actually buy that stuff” and that could occur. It depends on the legislation as to how that actually occurs, but I think the government will say that if [inaudible 00:22:50] at the time, it’s part of the property. I don’t know, but already whenever I’ve given these talks, people were already trying to work out how they can get around it without any legislation being written. I don’t think that’s a very good system that we’re going into.
Another issue is, let’s say a new property is allowed to be depreciation, what happens if I buy a brand new property, I live in it for five years, I did apply that, but then I moved out, can that person claim it? I’m not sure. Now, this is the trickiest one to me and I guarantee no thought has been on this. What happens if I buy … because as I said before, commercial property can be depreciation, but residential can’t. What happens if I buy a property that has a doctor suite or dental suite at the front or a retail space and has a retail down the bottom and a residential probably at the top?
So in that scenario, we can have the same carpet at the top, the same carpet down the bottom at the retail or the commercial space and the carpet downstairs is okay, but the carpet upstairs is not. We could have system where deducted air-conditioning goes throughout the whole building, but half of it is okay, half of it’s not. Then, when you sell it, you’d have to somehow split the capital gains cost base into the two and you could have a control system that’s just in the residential, but not in the commercial and I don’t want it there. Not a lot of thought in there if you ask me. So, I can see a CGT nightmare coming along with this, quite frankly, particularly in those areas where there are multi faceted buildings.
Here’s another thing. What about the building contract? What happens … so it says here, so if the plant and equipment is actually acquired by you. So if I engage a builder to build a house, could I acquire that plant and equipment, or do the builder? I’m not sure. I would assume where I’d engage a builder and having a building contract, I would actually acquiring that plant and equipment, so it would be okay. That’s an assumption, but that would be a different scenario to where a developer built a block and you buy it new. What I would think that moving forward, if you actually engage a builder
What I would think that moving forward, if you actually engage a builder to build a property for you or renovation, then you’re actually as part of that building contract, acquiring the plant and equipment within the building contract.
If not, again, people that I’ve spoken have said, “Well, I’m doing a renovation, do I need to split out the plant and equipment now, have that as what’s called a plant cost item, and acquire those items myself?” Seems a lot of work for the minimal reward that the government gets. So, I’ll stop talking about the problems. What the solution? Well, I’ve been involved with some meetings with the Australian Institute of Quantity Surveyors and some other CEO’s of leading firm and it’s quite simple if you ask me, and in reality it probably sort of what’s always occurred. That is, I’ll give you an example. So in my view, the plant and equipment item within a building should be based so the original purchase should be able to claim the depreciation item.
What’s the solution? Well, I’ve been involved with some meetings with the Australian Institute of Quantity Surveyors and some other CEO’s of leading firm and it’s quite simple if you ask me, and in reality it probably sort of what’s always occurred. That is, I’ll give you an example. So in my view, the plant and equipment item within a building should be based so the original purchase should be able to claim the depreciation item.
So that’s in this scenario here, I’ve got carpet here as a good example. At the opening day of a brand new unit, the carpet was $3000 and it was sold after 5 years. The costs to that second purchaser should be about $1500 because it’s gone through half its effective life. This carpet has an effective life of 10 years. So the value should be around $1500 and that reflects the historical cost of the carpet, and that’s what we do now with brickwork and concrete and the structure. We look at what it originally cost to build, and I think the same thing should happen with carpet. Similarly, if the property when I bought it was 12 years old and the carpet had a 10 year effective life, when I buy it today, it should be zero, because it’s already passed its used by date.
At the moment, we look at the carpet and we’ll say, “Well, based upon the purchase price you’ve paid XYZ for your carpet, even though it’s 12 years old.” I think this would address the government’s concern that investors are claiming successive amounts higher than they should be, and I agree with that. That would address that, but also I think this will be able to meet the budgets forecast measures. I think it’s a logical solution. As Quantity Surveyors we’re also trained to look at this stuff and there’s a system in place to implement that, and this would also not disrupt the new property selling market and the construction activity.
So we, as an institute and other learned colleagues, have written to everything politician, senate and lower house, suggesting this as a method that will not disrupt the property market. Here’s hoping. Can’t guarantee it, but it would make logical sense to me. Now Peter is going to run a poll, because I’m curious … look, I’ve got my views on this topic and I think … well, I’ll let you decide. We want to run a poll. We did this at lunchtime today and we asked people what they thought of this. So basically we’ll run a poll now. Poll’s open, I can on my screen and the poll is, I want you to answer … and we’re going to send these results to you tomorrow.
The question is, “Do you think limiting the amount of depreciation you can claim when purchasing a new property will help housing affordability?” So I’m just going to let you vote on that for a second, and as I said, we’re going to send you the results tomorrow. Is that right Peter?
Peter: Yeah, along with as special offer for attending the webinar too.
Tyron Hyde: Great. So let me know when we can go to the next slide? You know I chose this even though it’s got the American flag. Just thought he was really cute and just though I’d like him in there.
Tyron Hyde: All right, let’s move to the next one. I hope you voted on that, thanks. Now I wrote a book called “Claim it”. It’s very relevant today, because a lot of it talks about my property investment journey and property investing in general, but obviously parts of it might be a little bit outdated thanks to the budget. So I’ve been approached by my publicist to write another book and I need a new title.
Peter: I’d like to remind everyone that this was also a bestseller, isn’t that right Ty?
Tyron Hyde: Absolutely it as a best seller. I think it had to reach 7000 sales to be a best seller, but the fact that my mother bought 4000 copies is absolutely irrelevant. The wonderful thing about when she did that Peter, was she read it, she said, “Well Ty, that’s great. I actually know what you do now” which was wonderful. So some of the titles been bantered about are “Claim it 2”, “Keep claiming it”. My favourite so far is “Claim it 2, electric boogaloo”, but I would like you to recommend some. One of the ones at lunchtime today was, “Claim it 2, the demise of Scott and Malcolm” along those lines, but if you can suggest a title, that will … you never know, you might have a book named after you. So wonderful. I will send you a signed copy of that. We’re also going to, Peter, send a discounted rate to people after this webinar. Tomorrow I believe.
Peter: Yep, so look out for that tomorrow.
Tyron Hyde: Now I’m going to throw some questions. Whenever I’ve given this talk, I’ve had some fantastic questions. When I gave this talk in Melbourne last week on stage, but one guy put his hand up. He said, “Tyron, so what I’m going to do, is I own an old property, but what I’m going to do is I’m going to rip out all the carpet and the blinds and the dishwashers, all that plant and equipment stuff and sell it as a bare bones property, because then, when that new purchaser comes in, they can buy all those stuff themselves and claim the depreciation.” I thought it’s an interesting point.
So I was wondering if you guys and girls have any questions that you’d like to throw at us? I’m not sure that I can answer it, but I’ll do my best, but because there is a little bit of uncertainty about this topic, I’ll certainly endeavour to do my best.
Peter: Well Ty, we’ve certainly got a huge array of questions here, which is fantastic and we’ll try and get through as many as we can. So we’ll jump right in. Similar question asked by Minlee and by Michelle and they’re saying, but purely from a depreciation maximisation perspective with these new rules in place post budget, “What type of property should investment property should I be looking for?”
Tyron Hyde: Well, that’s a good question. Firstly I’ll say that tax driven investments are not what someone should focus for. Obviously commercial, industrial properties you’ll still be able to claim depreciable benefits and building allowance benefits. Just like residential properties, you can still claim the building allowance, but to me, the investment focus of an investor or should not be about the tax driven benefits.
You should be focusing on other things such as the infrastructure, yields etc cetera, and then make the tax benefits work for you. Easier said than done, but that should be the focus but clearly commercial properties and industrial properties will still be able to reap the benefits of depreciable plant and equipment assets. The funny thing about this is, I think the government has targeted residential properties for this and in reality, let’s face it, they’re really targeting Sydney and Melbourne because someone who’s owned a property in Perth isn’t jumping up and down saying, I’ve got all these depreciation benefits when their property has gone backwards, right?
So in my view it is a Sydney and Melbourne kind of focus tax driven budget measure. The interesting thing about that is, I mean look at what the RBA is saying, they’re more concerned or as concerned about the commercial property market. Some of the yields that people are buying commercial property on at the moment, are ridiculous, but they’ve let commercial properties continue the way they are. That’s possible because there’s a lot of big players in commercial and if you were to tell Lendlease, so when they buy a shopping centre, they can’t claim the air-conditioning in their shopping centre, that would be difficult.
Peter: So potentially commercial property, who knows in the future whether they’ll shift attention to that too?
Tyron Hyde: Who knows? Who knows?
Peter: All right, I hope that answered that question guys. All right, so we’ve got a question here, obviously a good one, from Mark. Mark’s asking, “Do these changes apply to all scenarios of ownership for residential property, for example, is it the same for owners whether they’re an individual owner, a joint owner, a company, a trust, a super fund?”
Tyron Hyde: Great question Marc, it’s something that I haven’t thought about, to be honest. It does. It clearly just says it’s residential, not the structure that you own it in, but it’s a really good question. I never thought about that, but the differentiation is not the entity that you own it in. The differentiation is that it’s residential property. So the answer is I don’t think it matters when you own in a trust fund or super fund, it’s clearly written that it applies to all residential properties, but a good question.
Peter: Yeah, I thought so too. All right, Jayni is asking, “When we talk about property purchased before Tuesday, May 9th, when these changes were announced, do we mean settlement date or contract exchanged?”
Tyron Hyde: Definitely contract exchanged. So if you bought that property prior to … if you exchanged that property, but you settled today, you’re okay. We had a client last week, ring us up in a panic saying, “I exchanged on the 9th of May. What kind of reporting can I do?” And we said, “Well, you’re going to have the old good report. You’ll be able to claim both plant and equipment and the building allowance, provided that you exchanged before 7:30 pm.”
Now most people do, but sometimes it does occur later, but we said, “As long as you’ve got some email correspondence from your lawyer that this occurred prior to 7:30 pm, which is when the cutoff hour is, you’d go into the older system and be fine.” So it’s definitely on exchange, not on settlement and on that note, if you entered into a building contract the same applies. It’s not from when handover is, it’s when you would’ve signed that building contract, so when you entered into that building contract would be the applicable time, not when the building was handed over to you.
Peter: Right, okay. Thanks for clearing that one up. Okay, we’ve got a question from David. David’s asking, “I bought my investment property three years ago and have never had a depreciation schedule prepared. Can I get one now, and how many years back can I claim?”
Tyron Hyde: Absolutely you can David. So you’re in that boat where I said before, that this is a golden opportunity for you. What we will do is we will based that report on when you settled on that property. You’ll get a report that says from us that you settled in 2014 and those deductions will start from that day. You can then amend … you know, you need to speak to your accountant about this, but … maybe not your accountant, but as far as we’re aware you can amend your tax returns for two years.
If you’re up to date, you can amend two years back. If you did your last tax return 2015, you can go back to 2013, but again we’re not accountants and you need to discuss that with your financial advisor, but that’s the advice we get from many different firms.
Peter: All right okay, great. We’re getting some really fantastic questions here. Vicky’s asking, and I think it must relate to one of the graphs you showed, the comparison chart. She’s saying, “Is there a reason that the pre budget side uses are diminishing value method and the post budget changes side use the prime cost?”
Tyron Hyde: Vicky, you get a Cutie doll, very clever question.
Peter: It’s a good one.
Tyron Hyde: The reason is that because in the post budget … so in the pre budget, the plant and equipment can be claimed by the diminishing value method and the prime cost method. Post budget, if all we’re talking about is the building allowance, you cannot claim the building allowance via the diminishing value method. It has to be claimed by the prime cost. So very impressed with that question and it wasn’t a typo. So pre budget you’ve got the allowances thereof 20k the first year for the brand new property.
Half of that would be prime cost, which would be the building allowance, the other half would be the diminishing value method, which would be the depreciation of the plant and equipment. Moving forward, if there’s no depreciation of the plant and equipment and it’s part of your CGT equation or part of the cost base, and all you claim is the building allowance, you don’t have a choice to claim the building allowance under the diminishing value method. All you can do is claim that under the prime cost method, so very good and well spotted Vicky.
Peter: And Ty, that’s because it’s at a set rate and therefore the same each year, isn’t that right?
Tyron Hyde: Correct. So the building allowance is a set rate of two and a half percent over a 40 year period, which is why it’s slower. It’s a fixed rate. As an example, if the structure of the building costs $200,000 today to build, you get to claim that at two and a half percent over a 40 year period. So each year is five grand, five grand, five grand, whereas the ovens and dishwashers all have varying rates of depreciation, all have varying rates of effective lives and so it’s a very different scenario and those plant and equipment items we can claim using the diminishing value method, or you can use the prime cost method on that. Complicated, I know, but well done Vicky.
Peter: Good question. Ty, Lisa is asking, “If we already own a unit and we renovate, say now, after the budget, are we entitled to claim any scrapping allowance? Any residual value and can we claim depreciation on the renovation, the new items we’ve purchased?”
Tyron Hyde: So Lisa owned that property … hi Lisa. You own that property prior to the budget, was it?
Peter: Correct, yeah.
Tyron Hyde: Yes you can. So the scrapping of the residual value, again, if you’ve bought the property prior to the budget, there’s no changes in what you can do in terms of removing items and your original claim is not altered. If you removed items from a property you already owned, you would still get a balancing adjustment of that, there’s no different here because those plant and equipment items do not form part of your cost [inaudible 00:41:57]. It’s a different CGT equation. Another example, say I bought a property prior to the budget, say I bought it in the year 2015 and I renovate that property today, the question there was also asked, “Can I claim the depreciation of the renovation if I bought it prior to it?”
The answer’s yes, the budget statement clearly says that if you bought a property prior to the budget and you then go and replace the oven and depreciation that oven, you can claim the depreciation of that oven. What it does also clearly say is that the purchaser after you cannot.
Tyron Hyde: And that’s were a little bit of confusion is in terms of where it words the subsequent investor. So it clearly says that a subsequent investor cannot claim the depreciation of the plant and equipment, which had let a lot of people to think that new property’s okay, but I’m not reading that way. To be honest, everyday I change my mind. I think, “Ah, they’re going to allow new. Ah, they’re not going to allow new.”
There’s lots of reasons why I could argue both reasons as to why they will they won’t and I can go on all night about that and the answer is, I don’t know.
Peter: It’s frustrating, but I guess we have to have a definitive answer and clarification from the Treasury office as of, what, the 1st of July.
Tyron Hyde: Absolutely. In reality, it should’ve occurred already. It should’ve occurred already, because right now people … as you know Peter, we produce reports for the developers and with say … and we’ve done this since the budget, we’ve said they want to know when they’re selling property, how much allowances they can show potential investors, they can in depreciation, right?
So there’s people out there right now, with marketers and developers saying, “Based upon our forecast and you can get a $15,000 depreciation deduction year one” and they can enter into that contract and then, in three weeks time, they’ll have to go back and say, “Sorry, it’s going to be $6000” and I think it’s quite shocking, quite frankly, that this uncertainty is in the marketplace.
Peter: Yeah, I agree. Very frustrating. Okay, another question if you’re happy to keep taking them. I’ve got one from Veronica. Veronica’s saying that she’s owned her property since well before the budget changes and it was her principal place of residence and now post budget changes, she’s going overseas for an extended period of time and the property will now become a rental. Will she be able to claim the depreciation on the plant and equipment items?
Tyron Hyde: Great question. As I said before, I will be hoping to answer all I could. I think you will be okay. I think that the legislation will look at when you actually acquired that plant and equipment and that was prior to the budget, so in theory it should be okay. I’m not going to bet my last dollar on that, but I think that would be okay. I think that anything prior to the budget, you’d still be under this grandfathering law and the law should still apply to you. It’s a good question, but I think you should be okay.
Peter: Yeah, so I guess Ty, the take away from that is where we think that it will be relevant to when you purchased the property as opposes to when it became an income generating asset.
Tyron Hyde: Correct. Absolutely right. Far better word than me, Peter.
Peter: Well, I’ve had time to think about it. You’ve been speaking. All right. We’ve got a question here. Let’s take this one from Allan. Allan’s asking, “How does all of this affect negative gearing?”
Tyron Hyde: Wow, okay. Good question. So if you ask me, okay, let’s think about negative gearing. So what most people know about negative gearing is that you can claim the losses of the property against your taxable income where there is a loss. Now the interesting thing about this is that, in the current interest rate environment, up until two years ago, most people were getting a 5% yield on properties and as rates have come done to three and a half percent or 4%, well, there’s actually not a lot of negative gearing in terms of what the outlays of your mortgage are versus your rent until today.
I was at a seminar last week and the finance broker was saying they can still get 3.8% mortgage as long as you’ve got 20% equity in the investment property. So at 3.8% you’re getting rent, maybe not in Sydney, but in a lot of parts of the world because there are other places other than Sydney and Melbourne with who we’re getting 5%. Well, that’s not real negative gearing there, is there? In some ways I would say that what the government’s done, and it could be a brilliant political move, they have just sloshed negative gearing without telling anyone they’ve done it because the only thing that … if you look at what the deductions are for investment property owners.
There’s the mortgage, but there’s a lot of other things. So, when you’re reading the paper, “Property investors, they’re claiming $3 billion in negative gearing deductions.” If you actually drill into what the losses are, a lot of it relates to things like accounting, property management fees, rates, taxes. Now I can’t see a time where all those costs are not going to be deductible. That’s like saying when you buy a share that your brokerage fees are not deductible.
In reality, if rates are where they are and rents are where they are, the only thing that are pushing people into the negative gearing territory would be the depreciation of the property, because they’re never going to not let you, in my view, claim your property management fees or accounting fees. So as I said before, when the papers say, “There’s $3 billion in negative gearing losses” lots and lots of that relates to things that are not losses on your mortgage.
As part of that $3 billion figure, guess what one of them is? It’s land tax. So they’re saying that the losses of you paying tax on your investment property are part of the negative gearing equation. So in some ways I would argue that what the government has done, is squash negative gearing without telling anyone, because they said pre election they’re not going to stamp out negative gearing.
Clever. Clever in my mind I guess, but again I reiterate, I think the risk/reward ratio of what they’re trying to do, is far greater than what the reward they would have. I” just get off of my soapbox now Peter.
Peter: Ty, are you happy to take a few more questions that are still coming in?
Tyron Hyde: Absolutely.
Peter: All right. May have covered this before, but Yen is asking, “If I buy a new apartment, do I get the depreciation on the plant and equipment items, or does the developer?”
Tyron Hyde: No one knows, is the simple answer and that’s the big unknown. As I said, I change my mind on that all the time. Look, if the developer builds and develops the property, he’s gong to be able to claim the depreciation. If he then sells it to you as the purchaser, I would hope that you as a purchaser will be able to depreciate those plant and equipment items.
One of the reasons why I suspect that new property will not be able to depreciate as well, is because you could have the bizarre scenario where if someone buys a unit in a high rise block and owns it for two years and they can only claim that carpet for two years, that the next person who’s bought the same unit down the hallway, he owns it for five years.
He can claim the carpet for five years and there’s no other president in that scenario. That doesn’t occur in any other depreciable asset regime. It’s very unusual, so that tends me to think that they will say no new property cannot be claimed as well, but that’s why I think there’s to been a lot of thought in this because they probably went into this thinking that it’s only going to apply for secondhand properties, but then they thought about the mechanics of it, and thought, “How’re we going to do this?” and I’m waiting with bated breath to hear how they are.
Peter: Don’t know if they call that policy on the run, don’t they?
Tyron Hyde: I think they do. I think they do, and look, I think what’s happened is that the government had to be seen to be doing something against property investors. Rather than squashing negative gearing, this was their way of saying, “We’re trying to address housing affordability by limiting deductions on depreciation. We’re not saying there’s no negative gearing, but we’re going to do this” but I don’t think there’s been a lot of thought on the mechanics of it.
Peter: Well, time will tell.
Tyron Hyde: It will.
Peter: All right Ty, maybe one last question, and it’s a doozy I think. Leechen is asking, “If I buy a property built before 1987 today, there would be no building allowance to claim on. If the previous owners have conducted an extension of the building, am I able to claim on this?” And then second part to the question Ty, is, “How would I know if previous owners have done this?”
Tyron Hyde: So the first part of the question, it was an extension and it’s the building allowance component of it. Well, the laws haven’t changed in that regard. You can still claim the building allowance component of the extension regardless of these changes, because as I said before, the building allowance hasn’t been affected by that.
What might be affected is if there was carpet in that extension. That might be an issue, that would have to be worked out, but the structure of that renovation, there’s nothing changes because the building allowance component hasn’t changed.
Your second part of the question was, “How do we work that out?” You engage Washington Brown. That’s what we do. We go out to that property, because generally speaking, those costs are transferred over at settlement. So we go out to the property and we measure the areas and we look at what the structure is, we work out what the actual cost of the construction was.
Sometimes we don’t know when it occur, but we try to decipher when that renovation occurred and that’s what we write in your report saying … we say, “Well, the renovation occurred in 2000. The approximate cost was a $150,000 for that renovation” and the ATO, I will say generally accepts our view, but in 25 years they’ve never not backed one of our reports. So I’d say they do accept our view on that.
Peter: Yeah, right. And just to clarify there. You can start claiming the 40 years worth of depreciation available on those extensions from when we identify that they were put in.
Tyron Hyde: Correct. So if that extension occurred 10 years ago, Leechen would have 30 years, if he bought that now. Leechen, you have 30 years left of the claim left of the building allowance on that.
Peter: Even though there might only be 10 years left of claim on the original structure, for example.
Tyron Hyde: Well, there might be no claim on the original structure. So our report will say that there’s nothing on the original building, but the renovation of the property that occurred 10 years ago, you have 30 years left to claim that now. The new budget laws or budget proposal doesn’t affect that at all.
What might be affected, is the carpet within that renovation. This is where it’s all getting very, very interesting.
Peter: Well, I guess that’s a good segue to say stay tuned for the next web event when we get a little more clarification. We’ll certainly be wanting to share that with you all again.
Tyron Hyde: Well, that’s right. I think the amount of people that have come tonight and today, I think we’re definitely going to do an update of what’s actually occurred and look at other news of how we look at what people might do in the future shall we say.
Peter: Yep. Great. Well look, as Ty mentioned, again the attendance was fantastic tonight and you’ve all stayed online till the very end. I hope it was valuable. Once again, watch out for that email from us tomorrow, containing the link to request a quote and receive that exclusive discount and just to mention finally, if you have any questions about your specific scenario and depreciation, hopefully you can tell from tonight that we’re pretty passionate and a little bit nerdy about this stuff and we really love talking about it.
So if you do have any questions, please feel free to get in touch. One of our sales team would be happy to talk about your specific circumstances.
Tyron Hyde: And just finally, thanks for coming. It’s an interesting time that we’re all entering into. I’m going to keep … hopefully our clients and others abreast of these changes because it’s certainly is, in my 25 years of being at Washington Brown, in my view the most significant change that we as property investors are going to face.
Peter: All right, well once again thank you everyone for joining us and we look forward to being in touch soon. Have a good evening.
Tyron Hyde: Thanks, all. Good night.
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