Navigating tax time can be daunting for property investors, but understanding key areas of focus can make the process smoother and more beneficial.
This year, the Australian Taxation Office (ATO) is particularly scrutinising non-deductible interest payments and claims for repairs and maintenance.
Here’s what property investors need to know to stay compliant and optimise their returns.
Understanding Non-Deductible Interest Payments
One critical area the ATO is focusing on is non-deductible interest payments. These arise when investors incorrectly claim interest on loans not strictly used for investment properties.
For example, if part of the loan is used for personal expenses, the interest on that portion is not deductible.
To avoid issues, investors must keep meticulous records and ensure loan statements clearly separate interest charges related to the rental property from any personal use.
The Purpose Test and Loan Structuring
Understanding the purpose test and loan structuring is crucial. You cannot simply redraw on a loan secured against an investment property and claim the interest; it depends on the purpose of the funds at the point of purchase.
Maintaining separate debts for personal and investment purposes can simplify tax time.
If the loan is mixed, the interest must be apportioned relative to the balance, which can complicate tax returns and reduce potential deductions.
The Property Securing the Mortgage Doesn’t Determine Deductibility
A common mistake is confusing the deductibility of a loan based on the property securing it.
Deductibility is determined by the purpose of the asset purchased with the borrowed funds, not the securing property.
Therefore, redrawing funds from an old loan for a different purpose and claiming the interest as deductible is often incorrect.
The Difference Between Offset and Redraw
Redrawing from an investment loan can get you in great trouble here if the purpose wasn’t to fund investing.
Understanding how offsetting a loan is different from redraw is a very important part of a sophisticated investment borrowing strategy.
The offset account also has the benefit of being able to reduce interest payable, and repayments on interest only loans.
Offset accounts also can preserve the loan balance to maximise deductions should the purpose of the property change from a home to an investment. These funds can then be used towards purchasing a future home or home renovation or other non-deductible item to minimise this kind of debt.
Repairs vs. Capital Improvements on Your Investment Property
The ATO is strict about distinguishing between repairs and maintenance and capital improvements.
Repairs, like fixing a broken window or replacing a damaged fence, can be claimed as immediate deductions.
In contrast, capital improvements, such as installing a new kitchen or adding a room, must be depreciated over time.
This distinction is crucial for accurate tax reporting and compliance.
To get this right, investors should ask themselves whether the work done restores the property to its original state (repair) or enhances it (improvement).
Keeping detailed records and receipts is essential, and consulting a registered tax agent can help ensure accurate claims.
Depreciating the Fixture and Fitting of your Investment Property
Tax depreciation is another critical area for property investors.
Depreciation allows investors to deduct the decline in value of their property’s fixtures and fittings over time.
It’s easy to overlook but can significantly impact your tax return.
Investors should ensure they have a depreciation schedule prepared by a qualified firm and maintain it regularly.
To determine if a depreciation schedule is worthwhile, consider the property’s age and the value of its assets.
Consulting with a tax depreciation specialist can help you maximise your deductions and optimise your tax position.
Final Tips for Tax Time
For investors with multiple properties, tax time can be particularly complex.
Organising documentation and taking a methodical approach can prevent mistakes. It’s crucial to accurately report all income and deductions to avoid ATO scrutiny.
Rushing through tax returns can lead to errors, so taking the time to review and ensure accuracy is beneficial.
Reframing tax time as an opportunity rather than a burden can also be helpful.
By focusing on maximising deductions and optimising your tax position, you can make tax time a productive and potentially rewarding period.
Want to Learn More?
Click here to listen to Ep #265 of The Property Trio podcast on Tax Time Tips for Property Investors – Avoiding ATO Scrutiny, Optimising Deductions, Repairs, and Depreciation, where these topics and more are discussed and dissected to ensure that you maximise your legal tax deductions and don’t make some of the common costly mistakes that leak money from your pocket.
Listen to the Property Trio podcast
For more in-depth insights on preparing for tax time and critical mortgage strategies to maximise investment deductions, tune in to the Property Trio Podcast, where numerous episodes are dedicated to these essential topics.
#48 – Offset Accounts – God’s Gift to Mortgage Strategy!
#55 – All Things Property Tax – How to Understand Your Deductions at Tax Time
#87 – Optimising Tax Deductions – Top Mortgage and Loan Strategy Tips
#108 – Understanding My Land Tax – Cash Flow and Diversification Overview
#230 – Equity Unleashed: Property Planning & Borrowing for Renovations & Wealth Creation
Reach Out to Us for Expert Advice
By understanding and applying these tax tips, combined with an effective mortgage strategy to optimise tax deductions, property investors can confidently manage their tax obligations and maximise their returns.
Book a meeting with us to discuss your mortgage strategy, plan your next purchase, refinance your existing loan, or develop a comprehensive Property Plan tailored to your goals.
