Three interesting facts about your specialist Quantity Surveyor

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A large number of first-time property investors find out that they will require a tax depreciation schedule sooner or later. They can obtain the tax depreciation schedule from Quantity Surveyor. Property investors can bring down their tax liability by effectively calculating depreciation tax deduction on rental property. ATO has already recognized Quantity Surveyors as the right individuals to calculate building costs for depreciation purposes. But not all Quantity Surveyors have expertise in depreciation. Depreciation experts possess the right skills to find out if your depreciation claim has been maximized or not.

Here are some interesting facts about QS that you must not overlook:

1. Passion for figures

An expert QS is passionate about numbers and prepares a depreciation schedule by making good use of these numbers. They will also evaluate the income-generating property and plant & equipment assets to assess their depreciable value. Meanwhile, the expenses of structural units like floors, walls roofs, and windows will remain eligible to be claimed as capital works deduction. The rate will be 2.5 percent every year over 40 years for any property where construction began after September 15, 1987. Calculating depreciation for plant & equipment is also not that easy. There are over 1600 depreciable plant & equipment assets identified by ATO. You can hire leading tax depreciation surveyors to assess all depreciable objects.

2. Include all plant & equipment asset

An expert QS has a great eye for detail and conducts a thorough survey of the property. They grab images of all the depreciable objects available inside and outside the building. A professional Quantity Surveyor always ensures to inspect all the objects and catalogue them so that all of them are specified on the owners’ depreciation schedule. They leave no stone unturned when it comes to calculating all the things that are depreciable. It will help in preparing effective tax depreciation reports.

3. Close relationship with accountants and property experts

They build strong relationships with Accountant and property professionals. The friendship among them remains mutual. They all work in the direction to make investment properties perform effectively for the owner. An expert QS assists investors by offering depreciation estimates to property managers and real estate agents for their listed properties. They also connect with property managers to organize an inspection period with tenants when it comes to completing the depreciation schedule.

The moment a QS concludes the depreciation schedule, a copy will be sent to you and your accountant. It will allow you to enter deductions into your annual income tax assessment. Accountants will be able to use your depreciation schedule to assist you to claim deductions consistently. You can also adjust any tax returns that were submitted in the last two years in case deductions were not claimed or maximized.

Conclusion:

An expert QS will utilize tricks like instant write-off and less value pooling to let investors enhance their deduction. An expert QS will also be able to prepare a strata property act depreciation report without any hassle. They adhere to books and work closely with ATO to remain updated on the latest depreciation legislation and tax rules. They strive to follow ATO guidelines religiously to make sure that claims are valid.

Making Your Main Residence an Investment Property

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Converting a residential property into an investment one is increasingly becoming more common among property owners. Sometimes it is due to circumstances like moving to a different city or property, while other times it is simply a way of earning money from the property. But turning a house into an investment property is not as simple as it sounds. Let’s look at things like depreciation on investment property that you should consider before making the decision.

New Taxes and Deductions

Converting a residential property to an investment property completely changes your tax schedule. The income you now earn from the investment property, like rent, is taxable. However, you may also be eligible for several tax deductions offered by the ATO. These include maintenance cost of the property, interest cost on property loans, and other expenses.

Depreciation Deductions

Depreciation is one of the most important deductions that investment property owners can claim. Depreciation is the loss in value of the property or its assets caused due to the general wear-and-tear that occurs with time. The ATO allows depreciation on residential rental property and investment property as tax deductions.

There are two ways to claim tax deductions for depreciation. Under capital works deduction, you can claim depreciation for all the structural assets in the property. This includes all fixtures that are considered integral parts of the property. The majority of depreciation deductions are covered under capital works. The other category is plants and equipment, which covers the remaining assets within the property.

The depreciation of property works exponentially; new properties lose their value much faster than old ones. Hence, owners of old properties often do not consider depreciation deductions significant tax deductions. However, all tax deductions help the pocket, be it big or small. It is always wise to consult a property expert to form a depreciation schedule for investment property before you convert it to commercial purposes.

Capital Gains

A primary residential property is exempted from capital gains tax (CGT) in Australia. But when that property is converted into an investment property that exemption no longer applies. Various forms of CGT are applicable to the investment property depending on various factors like duration of ownership. Meet with an accountant to understand how to minimise the CGT before you convert your property.

Insurance Coverage

Insurance is one of the absolute necessities for any kind of property. It is also one of the things to consider when converting your home to an investment property. Most home insurance does not cover commercial properties since the risks involved are quite different. So everything, from home itself to the assets within it, will need to be insured again. Meet with an agent to discuss your exact insurance needs.

Conclusion

Converting a residential property to an investment one can certainly be an exciting affair. However, it is important to do it with the right knowledge and planning like depreciation reports. Only then you will be able to maximise your profits.

Know Your Tax Claims during Renovation

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Renovation is an essential aspect of maintaining and improving a property, but it is not always done for the looks alone. Many property investors opt for renovation before selling or renting the property to another party. But what is often missed is the possible tax claims from renovation, like building tax depreciation. In Australia, renovation costs can be claimed, but there are specific scenarios.

Here is what you must know about renovation and tax claims:

Renovating a Personal Property

Let’s start with the simplest case: you are renovating your primary residence. Since it is a property for personal use and not as a commercial one, this automatically excludes several tax deductions like depreciation. However, if you choose to sell the property later, all renovations carried out in the home are exempted from capital gains tax (CGT). The ATO also allows for renovations on areas adjacent to the primary property (like swimming pool) as long as the total area is less than two hectares. This too is exempted from CGT.

Renovating an Investment Property

Things are different in the case of investment properties. Perhaps the most important distinction is in depreciation. The ATO allows investment property owners to claim depreciation deductions over the cost of general wear and tear that occurs within the property. Now you might be thinking, can you claim depreciation on a rental property? Yes, you can. There are two types of depreciation deductions: the structural components under capital work deductions, and equipment assets installed within the property.

However, there is a very important caveat to this. As per the 2017 legislation, depreciation cannot be claimed in the case of second-hand properties. If you are renovating your property while living in it, and later renting it out, everything within it would be considered second-hand. Even the new equipment installed during a renovation would now be excluded from depreciation deductions. It is therefore imperative to ensure that you are not living in the investment property while carrying out the renovations. Not only this, but the property should also be listed as “for rent” before you actually being the renovations.

The 2017 legislation does offer some exceptions. For instance, rental properties that have undergone a ‘significant’ renovation are exempted from being treated as second-hand when sold. Most importantly, new properties remain unaffected and offer the most significant tax deductions.

‘Scrapping’ During Renovation

Scrapping refers to the removal of assets that are considered depreciable. This includes faucets, carpets, cupboards, etc. During the renovation, most property owners are focussed on claiming depreciation on a rental property and don’t care much about the old assets which are being discarded. However, this is a mistake. The ATO allows investment property owners to claim the depreciation cost of certain items as tax deductions. This means that you could claim the depreciation of the old items you have removed from your property in the same year as the renovation.

Conclusion

Renovation can change the entire appearance of your property, but it also carries some importance for the state of your finances. Carrying out renovations with the right knowledge from Deppro Perth can allow you to save a significant amount of money.

Important Things to Consider While Claiming Property Depreciation

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The property tax depreciation schedule is not just restricted to the professionals. Anyone purchasing a property for the purpose of generating income will be allowed to depreciate both items within the building and the cost of the building. And, the savings will be huge. Before you move ahead, it is important to find the meaning of property depreciation. A property investor will receive two types of allowances. These are depreciation on plant and equipment and depreciation on building. Plant and equipment includes items inside the building like ovens, dishwashers, blinds, and carpet, among others. The building allowance includes the construction of the building itself. It will include expenses like timber, brickwork, concrete construction, etc. These expenditures are permitted to be offset against the assessable income.

So, discussed below are the important things you must consider when claiming property depreciation:

How Will A Depreciation Schedule Assist You?

It is not at all complicated. A depreciation schedule will go a long way in helping you pay less tax. Your taxable income will be lowered by the amount that the depreciation schedule states. Depreciation can be described as a non-cash deduction, as it has emerged as the only deduction that you are not required to pay for. The deductions are included within the purchase price of a property. The remaining deductions like interest levies are expenditures that may hurt your pocket on a regular basis. You can hire professionals to calculate the tax depreciation cost precisely.

Is Your Property Too Old for Claiming Depreciation?

If your residential property happened to be constructed after July 1985, you may claim both building allowance and plant and equipment.

Who Can Prepare a Depreciation Schedule Report?

It is worth noting that real estate agents and property managers aren’t permitted to prepare a depreciation schedule. If your residential property was constructed after 1985, your accountant will not be permitted to assess the construction costs. ATO has recognised Quantity Surveyors as qualified to assess the right estimate of construction costs where those costs remain unidentified. Quantity Surveyors are specialists in the precise assessment of construction costs and they can maximize an investor’s financial position pertaining to their property assets. The Quantity Surveyors can also determine the tax depreciation life of your property.

Do Quantity Surveyors Need to Make an Inspection of Your Investment Property?

Site inspections have turned out to be crucial in meeting the requirements set by ATO. A professional Quantity Surveyor will make sure that all depreciable items are included and photographed. It will ensure that you do not miss out on any deductions. The documentation will then be used as proof in case of an audit.

Conclusion

You must remember the above things when you set out to claim allowable depreciation on rental property. If your property has been renovated, you must find out how much you have spent on the renovations. This is an obligation set by ATO. In case the previous owner carried out some renovations, you will still be able to claim depreciation. And, if the cost of renovation remains unknown, a Quantity Surveyor will be entitled to make that estimation.

4 Interesting Facts about Specialist Quantity Surveyors

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Quantity surveyors are the people who eat, breathe, drink, and sleep depreciation. Both first-time investors and regular investors have a need for the high quality quantity surveyors that can be hired from places like Deppro Victoria for depreciation reports. Quantity surveyors are come up with the best depreciation schedules to save some of your hard-earned money from draining away.

So, here are some amazing facts about these super depreciation controllers who can get some dollars back to your pockets again:

1. Number Passion:

Quantity surveyors have a knack for numbers which they use efficiently to determine a perfect depreciation schedule. They take into account all the equipment assets to calculate the actual depreciation value that can be filed. This may sound simple but in reality it is a complex process that involves lots of calculations and deep thinking. Hiring a quantity surveyor to determine the appropriate values and crunch the numbers will deliver the best possible depreciation schedule.

2. They Try to Include Everything Possible:

People often do not have full knowledge of all the things that can be added to a depreciation schedule, but this is not the case when you talk about experts. Quantity surveyors conduct a detailed property inspection and take all the essential pictures capturing the assets present inside and outside the house that can be put up for depreciation. They know exactly how to seek out depreciating assets for tax purposes which may just look like a piece of trash to normal people. They make sure that they find out all such things that can be listed down for depreciation.

3. Good Relations with Accountants and Property Specialists:

Quantity surveyors have a good working relationship with property professionals and accountants, and they can work together to derive the best for the property owners. Property managers can help by inspecting the property to finalise an adequate depreciation schedule, and once it is finalised, it is further sent to the accountants for detailed scrutiny. Accountants can help you adjust the deductions and reduce the amount of tax paid by you on an annual basis. Also, they can help you claim the Deppro tax depreciation and adjust tax returns if at for any reason you failed to file for deductions for the previous two years.

4. They Go by the Rule Book

Quantity surveyors abide by the rule book. May it be the ATO or the professional industry association, they keep themselves updated with the latest happenings and amendments made for tax rulings and other depreciation claims. Also, they make sure that they follow the ATO guidelines to make legit and sure-shot depreciation claims.

Conclusion

A professional quantity surveyor can bring in a huge difference when it comes to pinning down an adequate depreciation schedule. They are the ones who can help the investors save a lot of money by filing Deppro QLD claims that an investor stands eligible for. They tend to be highly beneficial for your property investment goals.

How Covid-19 Altered Office Space and Claims That You Can Make?

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The outbreak of COVID-19 unleashed a major impact on every life all across the globe. And, among the various changes, coronavirus had a major influence on our working style. Till date, the lethal virus has infected millions of lives and killed many all across the globe. But, you need not worry anymore as professionals from Deppro are leaving no stone to offer their services during this unprecedented time. Coronavirus threat has led to some major changes in the business space. Now you are supposed to comply with social distancing norms as a business owner. You may also have to purchase plant and equipment for your employees working from home. You will be eligible to claim tax depreciation for the plant and equipment items you bought and the structural changes you introduced.

Here are some essential facts that you should not miss regarding claims post coronavirus outbreak:

1. Seek claims for renovation

Did you introduce some renovations to your office space? Did you demolish the walls to create additional space for your employees in a bid to fulfill social distancing restrictions? It is worth noting that you will remain eligible to claim tax depreciation for eliminating the walls of the office structure. Don’t forget to specify such renovations in rental property depreciation report that you will prepare.

2. Things to claim while running a business from home

If you have decided to do away with your business space, you will become eligible to claim tax depreciation for the following:

Any fit-out at your office space that you eliminated as a result of your lease agreement. You can claim it as scrapping for the asset that you eliminated. It will also include a portion of Division 43 claims for the structural part of your main place of residency utilized for business purposes. A portion of Division 43 plant and equipment assets at your main place of residence that you utilized for business purposes. It is worth mentioning that assets worth $1,50,000 will remain available for immediate asset write-off. Tax depreciation investment property has emerged as a vital tax allowance to claim.

3. Phone calls

If you are making calls pertaining to your business as well as personal from your home, you can claim a deduction for calls linked to your work.

4. Occupancy expenditures

You may also seek a claim for expenditure that you pay for owning or renting your property. These expenses may include rent, interest, water charges, mortgage interests, and land taxes, among others. You may also claim a deduction for running expenditures. These expenditures are the additional charges that you incur from using your home facilities for business. It will include electricity expenses for warming and cooling, repairs cost on depreciating assets, lighting, etc.

Conclusion:

The pandemic has caused a major impact on office space and things that you can now claim. If you are earning personal services income or PSI, you will be able to claim a deduction for occupancy expenditure like rent or mortgage interest. You may hire professionals to prepare depreciation on investment property ATO report. Meanwhile, an individual’s presence is exempt from capital gains tax when they decide to sell under “main residence exemption”. But if your home becomes your major place of business, you will remain entitled to a limited exemption.

How Cash Flow is Important When You Plan to Buy an Investment Property

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Before we start with the effective management of cash flow, you need to understand what is cash flow? Cash flow is the main aspect of any business administration. It refers to the measurement of the net amount of cash that comes in and out of your business or investment in a period of time. At the fundamental level, we can say that Cash flow is measured by contrasting how much money flows into a particular business to how much money flows out of that business.

How to Calculate Cash Flow?

The simple way is to calculate cash flow is subtracting all the expenses and cash reserves from the gross rental income. That is, if your cash flow is positive, then it means that your business is doing profit. And, if your cash flow is negative, then that it means that your business is running at a loss.

For example, if the money put in every year for holding a property is higher than the money earned from it, then the cash flow of that particular property is negative. You must go through the investment property depreciation schedule ATO to obey all the rules of investment ad tax.

Factors You Should Look for Before Investing in a Property

  • Rate of interest: It is an amount of interest due per period as a proportion of the amount borrowed. The rate of interest is prone to fluctuations according to the demands of the market.
  • Depreciation estimates: Depreciation estimate is the future dip or decrease in the selling value of a particular property. It is counted on the basis of the maintenance and value of the land and the age of the property. You can plan out a depreciation schedule for better management of the estimated depreciation on your property.
  • Body corporate fees: In case the property in question is an apartment then maintenance charges for the utilities such as parks, swimming pool, gymnasium, etc. are to be taken into account.
  • Insurance: It provides property protection coverage for the owners. Insurance of a property is a must as it provides a lot of benefits and gives liability coverage.
  • Tax breaks: It is a concession that includes exemption, deduction, or credit which is often allowed by the government in order to boost investments. Apply for the PAYG withholding variation.
  • Rental estimates: It should be an amount that is to be set after taking all the factors into account for a profitable income. It is very important to get your accountant to do all the numbers and chalk out a proper plan.

Factors for a Negative Cash Flow after Investing in a Property

  • Repairs and maintenance: If the maintenance is too high than the income and if you need to dip into your own pocket for that extra money then it is a negative flow of cash.
  • Property taxes and insurance: Taxes and insurance costs can go up anytime and if you do not prepare for such a situation then you have to look for a better deal and invest smartly. But you can also apply for the tax depreciation to compensate for the loss.
  • Tenant turnover: If a tenant moves out suddenly, you have to take care of beyond what their security deposit covers. Again, many property management companies charge a “lease fee” from you, which is similar to a month’s rent.

Bottom Line

Investing in property or real estate is all about counting proper numbers. It deals with an understanding of the business, where cash flow is a major factor in a buy and holds an investment program. Keep in mind all the factors discussed above for positive cash flow. It is better if you have proper knowledge about depreciation for residential rental property before you plan to buy an investment property.

Getting Tax Depreciation on New vs Established Property

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Investors and buyers alike have numerous things in mind while buying a property. Tax deductions are a small but significant part of those deliberations. As a smart property investor, one must always lookout to save money while getting the best.

One of the most common deliberations among investors is choosing between a new or an established property. Both have their own pros and cons. However, when it comes to property tax depreciation, new properties easily take the cake. Let’s take a look at the reasons behind it.

Construction Cost

The construction cost of a building is always directly proportional to the tax deductions allowed under Section 43. Now, consider a building constructed ten years ago. Due to inflation, the construction cost of the building was lower compared to the current prices. On the other hand, a brand-new building will have a higher construction cost. Note that this comparison is made by assuming that both buildings are identical, using the same amount of construction materials.

Hence, we can see that new buildings have higher costs and thus higher tax deductions, while established properties have lower deductions.

Maximum effective life

The entire possible life of an asset before it is deemed no longer useful is called the “maximum effective life”. New properties tend to install new assets in them, hence they always have the optimum maximum effective life.”  On the other hand, established properties have assets already in use. Greater maximum effective life means that one can have depreciation at accelerated rates for a longer period of time.

Ineligibility of second-hand items

Second-hand assets have many practical and financial benefits. However, they are not eligible to be claimed under the house depreciation report. The only time second-hand assets could be claimed is collectively during a sale. Established properties often have many second-hand assets bought during the lifetime of the property. On the other hand, new properties will always install new assets. This gives a much broader scope of claiming tax depreciation in a new property than an established one.

Example to Illustrate

Let’s consider a brand-new condo and a similar condo, which is 2-years old. We chart the capital allowance and depreciation for each over 5 years. Both property depreciation reports were subjected to the same tax rate of 32.5 percent.

At the end of it, the used condo had a cumulative tax deduction of $38,750. On the other hand, the brand-new condo offered a whopping tax deduction worth over $60,000. The new condo saved the investor $19,641, while the used condo only saved $12,593 – a difference of around $7000! This is the degree of difference new vs old property could make to your pockets.

That being said, old properties are not completely useless on the tax front. Old properties have their own plans for claiming tax depreciation. If you want to buy an established property, nonetheless, it is always worth checking out the plan for tax depreciation.

Conclusion:

Tax deductions are not the ultimate factor while deciding a great property – for living, business, or pure investment. However, depreciation for tax purposes is important for you; you now know why new properties will always be better.

Depreciation Rules for Residential Versus Commercial Investing

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When you decide to buy a property, you need to assess a few essential factors. Investors need to evaluate factors like what type of investment will offer them higher deductions in depreciation form. Based on these evaluations, the property depreciation reports are prepared every financial year. Investors may have to decide between residential property and commercial property. It is worth noting that depreciation deductions apply to investment properties in the following two methods:

  1. Deductions will be claimed for the depreciation of building structure popularly known as capital works deductions.
  2. Deductions can also be claimed for plant & equipment assets available inside the property.

Here are some important factors that you must not ignore:

Vital dates

When it comes to a commercial investment property, the beginning date that ATO allows investors to claim available capital works deductions is July 20, 1982. The items may include bricks, buildings, and roofs, among others. Meanwhile, for residential properties, capital works are allowed to be claimed for properties wherein construction began post September 15, 1987. It depends on the age and kind of building. You can claim either 2.5% or 4% every year of the property’s historical construction cost for the capital works allowance. After assessing all the vital details, you can prepare your property tax depreciation report and seek deductions.

Tenants

For commercial properties, ATO has allowed tenants to claim some depreciation for assets. Commercial tenants will be able to claim depreciation on any fit-out that they have added from the beginning date of their lease. It may include blinds, desks, shelving, carpets, and fire-fighting, among others. However, if a commercial tenant happens to eliminate objects at the end of tenancy and dump them, they can still claim remaining depreciation for assets eliminated and dumped. They can do so when they decide to vacate the property.  Meanwhile, when the assets’ owner seeks to on-sell the objects or retain them for future use, it will not be applicable. If objects happen to be on-sold, the tenant must discuss it with their accountant as it may have tax consequences. Commercial building owners are eligible to claim depreciation of assets installed and left by the earlier tenant the moment tenancy has ceased. You may contact an expert to prepare your property tax depreciation schedule. Quantity surveyors have the required expertise and knowledge of preparing property tax depreciation schedule.

Deductions

Deductions for plant and equipment assets available in commercial and residential properties will rely on the distinct effective lives of every asset. The deductions have been clearly set by the Australian Taxation Office (ATO). For residential properties, it will be directly related to the purchase date of second-hand properties. But, ATO has estimated that few assets used in one commercial industry may depreciate at an increased rate than in residential property. For instance, carpets are expected to depreciate at an increased rate in restaurants and pubs than in residential buildings.

Conclusion:

According to ATO, residential property owners won’t be able to claim depreciation for building they occupy solely. They will be able to claim depreciation on a building that generates income. They should evaluate the tax depreciation life and seek depreciation claim. Meanwhile, for commercial property, there have been methods through which owners can occupy investment property and claim depreciation. It happens when the property is bought by a trust or organization. The owner will then be able to occupy the property as a tenant and claim depreciation.

Things You Must Ask Your Tax Depreciation Quantity Surveyor

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If you are an investor, you must be reaping the benefits of depreciation every financial year. When you claim depreciation, it will assist you in enhancing the cash return from your investment property. It is necessary to calculate depreciation on rental property accurately. Depreciation has emerged as an instant victory for investors in the form of non-cash deduction. Additionally, it requires the least effort from the owners’ end. Many investors in Australia seek the services of quantity surveyors for preparing their tax depreciation schedules. It is important to hire a diligent quantity surveyor who will ensure maximum cash deductions.

Here are a few things that you must ask your depreciation quantity surveyor:

Qualification

When you appoint a quantity surveyor, it is crucial to verify that whether the concerned person is a member of the Australian Institute of Quantity Surveyors or not. It is worth noting that AIQS is a leading industry body that helps its members to comply with industry regulations and Australian Standards. The compliance will lead to a high quality of services. Additionally, you should also verify that the firms have been registered tax agents. The expert quantity surveyor must be registered tax agents in a bid to complete tax depreciation schedules for the concerning investment properties. The tax depreciation quantity surveyors should meet this guideline so that they can prepare your tax depreciation schedule effectively.

Expertise in tax depreciation

All quantity surveyors may not be having a specialization in tax depreciation. It is a tax depreciation specialist whom you should trust as he possesses the required knowledge of present Australian Taxation Office ruling pertaining to depreciation. As they have detailed industry knowledge, an expert quantity surveyor can assist their clients claim maximum deductions. They will help in reducing your tax liability and achieve a higher return on your investment.

Ask if your property is too old

Some vital changes have taken place recently for claiming depreciation on second-hand residential properties. The changes took place following the 2017 federal budget. The changes have left many investors wondering if they still remain eligible to claim depreciation for their investment properties. Meanwhile, you must always ask your quantity surveyor about what depreciation deductions will be available. If you have bought your property second hand, there is a strong likelihood that there will be some depreciation deductions available. It may be available in the form of capital works deductions, earlier renovations, etc. Claiming depreciation on property is beneficial and can reduce your tax burden extensively.

Things to be included in tax depreciation schedules

If you desire to claim maximum deductions, your tax depreciation schedule must be comprehensive and ATO compliant. It might also cover you in the scenario of an audit from the ATO. The tax depreciation schedule includes an overview of the total deductions available.

Conclusion:

Make sure that you ask the above things from the expert quantity surveyor prior to hiring. A professional quantity surveyor will prepare your tax depreciation report in the most effective way and reduce your tax liabilities. Additionally, you may also ask him if he outsources any of his work. It is because some tax depreciation companies outsource some parts of preparing a schedule to contractors. Investors will be allowed to claim deductions on plant and equipment assets they buy and directly experience the expenditure for.