When the pursuit of financial freedom beckons, there's no denying the allure of an investment property, especially when it brings along the added advantage of tax benefits.
As a landlord, you hold the power to navigate various avenues to minimise your annual tax bill, and these deductions often stand as the crucial difference between a negative cash flow and a positive one.
It's vital to keep in mind that deductions on your investment property can only be claimed during periods when it was occupied by tenants or genuinely available for rent. Moreover, you can solely claim the portion of an expense genuinely utilised for business purposes, backed up by meticulous records to substantiate these expenses. Considering all this, let's discuss top investment property tax deductions.
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Deductible Rental Advertising Costs
For landlords seeking tenants or aiming to re-let their properties, various advertising methods come into play. From online platforms to print media, brochures, and eye-catching signs, the expenses incurred in marketing your property are entirely claimable against your income for the year they were paid for.
Claiming Loan Interest
Regarding investment property tax deductions, savvy investors can claim the interest charged on loans and any associated bank fees for servicing those loans.
For example, if you encounter $20,000 in interest on your loan and $200 in loan fees, rest assured that you can include these as deductible items on your tax return. However, it's important to note that you cannot claim repayments on the principal sum. Additionally, suppose you refinanced a portion of the loan for personal purposes, even if equity from an investment property secured that loan. In that case, you cannot claim interest on the entire loan amount. It's essential to differentiate between the loan portion used for investment purposes and any other private uses. This clarity will help you maximise your tax benefits while following the guidelines.
Property investors ' council rates are deductible expenses, provided they are paid within the given tax year. However, it's important to note that you can only claim these rates for the periods your investment property was rented out.
While property investors can indeed claim interest repayments on their loans, it's essential to remember that repayments on their principal are not eligible for deduction. Well, you can also avoid second home council tax!
Land Tax Deduction
Regarding investment properties with rented dwellings, land tax can be claimed as a deduction. However, it's crucial to note that the land tax levy varies considerably between states, and the timing of when you can claim this cost also differs.
To ensure accuracy and compliance with the investment property tax deductions regulations, seeking guidance from a tax advisor or the relevant state government department is highly advisable. They can help you calculate the land tax amount to request and ensure it is requested during the correct tax period. You can make the most of this deduction by consulting the right experts while avoiding potential pitfalls.
For property owners whose investments are under a strata title, the good news is that you can claim the cost of body corporate fees as a deductible expense. However, it's important to remember that if these fees encompass maintenance and garden expenses, you cannot claim them separately.
While you can benefit from deducting the body corporate fees, the maintenance and garden services expenses must be considered part of the overall fees and cannot be claimed separately. Understanding the distinction ensures accurate and compliant tax claims, enabling you to optimise your deductions effectively.
The depreciation of your investment property's building structure and subsequent renovations can offer valuable deductions, depending on the property's construction date.
For properties built before 16 September 1987, depreciation cannot be claimed on the original construction costs. If your property was constructed after a specific date, you may be eligible for a tax deduction for the expenses incurred in building it. This deduction amounts to 2.5% of the annual construction cost for 40 years. For example, if you spent $100,000 constructing a property in 1990, you can deduct $2,500 from your annual taxes until 2030.
Regarding renovations, you cannot claim depreciation deductions for renovations made before 27 February 1992. However, you can claim depreciation deductions at 2.5% per year for 40 years for structural improvements after this date.
If landlords provide appliances in their rental properties, knowing these things lose value over time is important. Fortunately, landlords can claim this depreciation over several years, typically aligned with each asset's "effective life."
However, certain criteria must be met to claim depreciation on these assets:
- For properties purchased before 7:30 pm on 9 May 2017 and where the assets were installed before 1 July 2017, deductions can be claimed on both brand-new and second-hand depreciating assets in residential rentals.
- For properties purchased after the specified date, deductions can only be claimed on the purchase price of brand-new assets or on assets not previously claimed for depreciation. This applies in cases where the property was either newly constructed or underwent significant renovations, and this was the first time anyone had claimed depreciation on the asset.
Property Repairs and Maintenance
When it comes to repairs and maintenance investment property tax deductions, the method of deduction varies depending on the nature of the work done on the property.
Property owners can claim an immediate deduction for repairs directly related to wear and tear, like fixing broken roof tiles or repairing appliances. The costs of hiring professionals for these repairs can be deducted in the same year they were paid. However, if an appliance needs complete replacement, the cost should be claimed as a depreciation deduction, spread over the asset's lifespan instead of an immediate deduction.
Capital Works Deduction
Expenses incurred to replace an old fence or install new carpets to increase the property's value are treated as capital works deductions. You can claim these expenses at a rate of 2.5% annually for 40 years.
Knowing how to differentiate between repairs and maintenance that qualify for immediate deductions and those that require depreciation or capital works deductions allows landlords to optimise their tax claims appropriately. This understanding ensures that deductions align with the specific nature of the expenses and comply with relevant tax regulations.
The deductibility of pest control expenses depends on who paid for the service—the tenant or the landlord.
Tenant-Paid Pest Control
If the tenant hired a professional pest controller and covered the cost of the service, they may be eligible to claim an immediate deduction for this expense. The tenant should keep proper records and receipts as evidence of the payment.
Landlord-Paid Pest Control
Landlords can also claim an immediate deduction for pest control costs if they arrange and pay for the service. Like tenants, landlords should maintain detailed records of the expense.
Garden and Maintenance Cost
For property owners, the costs associated with the upkeep and replacement of plants and structures in their rental property are eligible for immediate deduction. If you spend money on improving your property, like adding new plants or making changes that increase its value, you have to spread out the cost over time. This is called depreciation.
Property owners can claim the expenses incurred for insuring their rental property. To determine the amount, refer to quarterly statements or request an annual breakdown from the insurance provider.
To manage the complexities of property investments, landlords rely on accountants. The costs of obtaining advice, preparing tax returns, and managing rental accounts can be claimed as deductions in the same year. Deductions for personal tax preparation are not claimed against the rental property. These expenses can be included in your income statement.
Fees or commissions paid to agents handling rent collection, tenant placement, and property maintenance are tax-deductible.
The costs incurred for legal advice and documents directly related to rental activities are tax-deductible. For example, suppose a landlord is evicting a tenant or dealing with legal matters concerning unpaid rent. In that case, they can claim the costs associated with these proceedings and the expenses for preparing relevant legal documents.
Maximise Your Rental Property Revenue with Houst's Expert Management
With Houst, you can unlock the potential of your rental property and generate more Airbnb revenue without worrying about investment property tax deductions. Our professional rental property management services offer a seamless and hassle-free experience, allowing you to focus on what matters most. From finding reliable tenants and handling maintenance to maximising rental income and ensuring compliance with tax regulations, Houst has you covered. Partner with us, and let our expertise optimise your short term rentals’ performance while providing you with peace of mind and financial growth.