Understanding your investment property tax deductions can significantly enhance your tax return. Unfortunately, many investors miss out on potential expense claims due to a lack of knowledge regarding the Australian Tax Office's (ATO) guidelines. Realizing the full scope of available tax breaks can make the difference between hoping for a profitable investment property and achieving positive cash flow. This article provides valuable tax tips to help you maximize your investment property tax deductions.

What Rental Property Deductions Can You Claim?

1. Depreciation

Just as wear and tear are inevitable for vehicles, your investment property is also subject to general wear and tear, which affects its financial value. This is known as depreciation. Fortunately, depreciation qualifies as a rental property deduction, allowing you to offset it against your income over time.

Capital Works Depreciation (Division 40)

For properties built after 16 September 1987, you can claim an investment property tax deduction for building depreciation costs. Renovation expenses on your investment property are also deductible, but unlike maintenance costs, they are spread over several years as a Capital Works deduction. Typically, you can claim 2.5% of the construction cost annually for 40 years.

Example: Layla constructed her investment property in 2001 for $400,000. She can claim an annual investment property tax deduction of $10,000 until 2041 due to building depreciation.

Plant and Equipment Depreciation (Division 43)

You can also claim depreciation for wear and tear on fixtures and fittings within the property, such as carpets, cupboards, air conditioning units, ovens, and showers.

Additionally, consider engaging a quantity surveyor to prepare a depreciation schedule for your investment property, as their fees qualify as an investment property tax deduction.

2. Loan Interest

The largest investment property tax deduction available is the interest on the loan used to purchase the property. If you obtained a loan from a bank for your investment property, you can claim the interest charged on that loan as a rental property deduction.

Example 1: Jane took a $420,000 loan to buy an investment property and paid $12,600 in interest in the same year. She can claim this interest as a deduction.

However, if part of the loan was used for personal purposes, you can only claim interest on the portion used for income generation.

Example 2: Sam took a $300,000 loan, using $285,000 for the investment property and $15,000 for a vacation. He can only claim a portion of the interest expense based on the investment property loan amount.

Top 18 Rental Property Tax Deductions 2023
Top 18 Rental Property Tax Deductions 2023

3. Rental Expenses

As a landlord, you incur various expenses related to renting out your property, which can be claimed as rental property deductions in the same tax year they are paid.

4. Capital Gains Tax (CGT)

If you sell your investment property within 12 months of owning it, you are liable to pay CGT on the profit. However, owning the property for more than 12 months qualifies you for a 50% CGT discount, halving the capital gain included in your tax return.

What You Can't Claim on an Investment Property

According to the ATO, expenses not considered investment property tax deductions include:

Travel expenses for property inspection were previously claimable but are no longer eligible.

Key Takeaways

To optimize your tax return, refer to the ATO's comprehensive list of claimable rental property deductions. Armed with this knowledge, you can take full advantage of tax return opportunities offered by your investment property. Keep in mind that you must retain receipts, invoices, and other documentation to support your claims.

Start maximizing your tax deductions today and boost your investment returns, make an appointment or call us!

Disclaimer: This guide provides general information for property investors and is not a substitute for legal or tax advice. Seek professional advice for specific tax or legal matters in your investment affairs.

"Unveiling the Reasons Behind Unexpected Tax Debts This Year"

Did your Notice of assessment bring unwelcome surprises this year?

Discover 6 reasons why your 2023 tax refund is so low.

  1. Expired Tax Offsets: This year, several tax offsets expired or changed criteria, affecting refunds. For instance, the LMITO offset ended, impacting potential refunds. That means you will receive $1000-$2000 less this year
  2. HECS/HELP Repayments: Higher income raised repayment thresholds for study loans. Not informing employers of proper withholding led to repayment issues, you must tick no threshold and increase payments for HECS.
  3. PAYG Withholding Concerns: Insufficient tax withheld due to job changes, incorrect claims, or government allowances can result in unforeseen tax debts, if you have two jobs in any tax year never choose the tax-free threshold option on the second job, regardless if you started the one later than the other in a financial year.
  4. Income-Related Factors: Sole traders, partnerships, trusts, and diverse income sources require accurate PAYG installments to avoid tax debt surprises.
  5. Investment Income Impact: Earnings from assets, dividends, or sharing economy activities influence tax thresholds and Medicare levies, and will increase the tax payable meaning you will receive a low tax refund.
  6. Miscellaneous Factors: Changing health insurance rebates, exceeding super fund limits, and inconsistencies in tax data can contribute to unexpected tax debts.

Understanding these reasons helps navigate potential tax debt pitfalls.

Stay informed to manage your finances effectively.

As the year unfolds, conversations about claimable tax deductions often take center stage, and the topic of whether child care should be tax-deductible emerges. While the notion that child care expenses should be eligible for tax deductions seems logical, there's more to the story than meets the eye.

Are Child Care Expenses Tax-Deductible?

In the realm of tax regulations, the concept of claiming a deduction for an expense directly linked to generating assessable income is well-established. It's not uncommon for individuals to incur child care expenses while pursuing their income-generating activities. However, as with many things in the realm of taxation, there's a catch.

According to tax regulations, claiming a tax deduction becomes invalid under certain circumstances:

  1. Capital Nature: Expenses that bear a capital nature are ineligible for tax deductions.
  2. Private or Domestic Nature: Expenses categorized as private or domestic aren't eligible either.
  3. Specific Prohibitions: If there's a particular provision within the tax act that disallows deduction, it's a no-go.

The Quandary of Child Care Expenses

This is where the scenario becomes intricate: child care expenses, despite being essential for many working individuals, fall under the classification of private or domestic expenses, as defined by the Australian Taxation Office. In a general sense, most expenses tied to one's residence are regarded as private or domestic in nature and don't align with the criteria for tax deductions. A notable exception is when a portion of the home serves as a hub for income-generating activities and embodies the characteristics of a "place of business." Unfortunately, child care doesn't usually fit this exceptional category.

A Parallel Predicament: Dress Code Dilemmas

Child care isn't the sole point of contention when it comes to private or domestic expenses. Clothing choices also tend to perplex individuals when tax season arrives. Clothing that doesn't constitute a specific uniform, such as black pants for waitstaff or generic gym attire for fitness trainers, often falls under the same umbrella of non-claimable expenses.

Commute Conundrums: Travel Expenses

The matter of commuting to and from work also sheds light on the concept of private and domestic expenses. Whether you're utilizing your own vehicle or public transport, the expenses tied to your daily commute are typically classified as private and domestic. This perspective is reminiscent of a statement by an Australian judge who aptly pointed out that the act of commuting is essentially departing from and returning to one's private dwelling, rather than directly journeying between work and home.

Seeking Clarity for Your Tax Return

As you prepare to tackle your income tax return, it's important to acknowledge that various expenses may or may not be claimable this year. With so much at stake, initiating a dialogue with professionals who understand the intricate web of tax regulations becomes paramount. Our team is here to help unravel the complexities and guide you toward a clear understanding of what applies to your unique situation.

In conclusion, the question of whether child care should be considered a subsidy or an expense intertwines with the broader context of private and domestic expenditures. While common sense might suggest that child care expenses should be tax-deductible due to their role in income generation, the intricacies of tax law often lead us down a different path. As you navigate the ever-evolving landscape of tax regulations, remember that seeking expert guidance can make all the difference in ensuring a smooth journey toward financial clarity.

How It Impacts You and Your Taxes

If you're a budding entrepreneur, making over half of your earnings through your personal skills rather than selling goods or using assets, you're dealing with what's known as personal services income (PSI). This can have implications for your tax deductions, so let's break down the essentials.

PSI can come from your role as an independent contractor Sole trader or through a business entity like a company, partnership, or trust. The key question is whether your income qualifies as PSI, as this influences the deductions you're eligible for.

What's Personal Services Income (PSI)?

Imagine you're a skilled professional, offering your expertise in various projects. If the majority of your income stems from your direct involvement and skills, PSI is at play. This is different from businesses that primarily sell products or leverage assets.

When PSI is at play, it can impact the deductions you can claim on your tax return. The Australian Taxation Office (ATO) outlines specific tests to determine whether your earnings fall under the PSI category.

Navigating the Personal Service Business Tests

So, how do you know if PSI affects your deductions? This is where the Personal Service Business (PSB) Tests come in. These tests determine whether your deductions will be subject to specific limitations or if you can fully claim them.

To qualify as a PSB, you can follow these paths:

  1. Results Test: If at least 75% of your PSI passes the results test, you can consider yourself a PSB.
  2. Alternative PSB Tests: Alternatively, you can meet one of the alternative PSB tests. Here's the breakdown:
    • Unrelated Clients Test: You need to earn PSI from two or more unrelated clients and show a direct link between the public offer and your engagement.
    • Employment Test: If you hire or contract others for work generating your PSI, meeting certain conditions, like involving others in 20% of the principal work or employing apprentices for at least 6 months, makes you eligible.
    • Business Premises Test: Your business premises must meet specific criteria, like being used mainly to generate PSI, being exclusively yours, and being physically separate from both your personal space and your client's space.

PSB and Deductions

When you qualify as a PSB, the regular PSI rules no longer apply. This means you can claim all relevant expenses tied to your PSI, assuming you meet other deduction regulations.

Seeking Expert Guidance

Understanding whether you fall under the PSI umbrella can be quite a puzzle, especially when you're just starting your venture. Sometimes, seeking guidance from professionals who specialize in tax and financial matters can save you a lot of hassle.

At the end of the day, comprehending PSI and its implications is essential from day one of your business journey. So, if you find yourself in the complex world of PSI, don't hesitate to start a conversation with a trusted advisor who can guide you through the process. Your financial clarity starts with informed decisions!

Navigating Business Responsibilities in the New Year

As a fresh fiscal year begins, businesses enter a busy phase, addressing impending obligations. Across diverse industries, fulfilling employee needs remains a common priority.

Single touch Payroll (STP) is the newest version of reporting your employee and director wages, without the software you will be unable to lodge this.

Throughout this month, it's essential to fulfill employee obligations and responsibilities for a smooth operational transition.

Finalizing Single Touch Payroll (STP)

Employee STP data should be finalized by July 14 for accurate tax returns. Closely held payees' declaration is due by September 30.

Ensure you've concluded STP data for 2022-23, especially if done early in July. You must press finalised at the end of the accounting year, so employees can lodge their tax return as per normal, unfinalised wages may incur delays in the processing times.

Declare for all STP employees, including part-year and terminated ones.

PAYG Withholding Annual Report

Lodge a PAYG withholding report for non-STP payments.

Tax Tables Usage

Use PAYG tax tables for employee payments.

Super Guarantee (SG) Update

SG rate rose to 11% from July 1, 2023. Update payroll systems accordingly. The software you are using will have updated tax and superannuation tables ready to go for 2024. We use payroller if you don't have accounting systems in place.

Taxable Payments Annual Report (TPAR)

By August 28, 2023, businesses paying contractors might need to report payments and file TPAR. It applies to various industries.

To ensure a smooth fiscal start, remember these tips:

Optimize Cash Flow

Assess cash flow via statements and forecasts.

Review Business and Marketing Plans

Reassess goals, budgets, strategies, market, and competition.

Optimize Business Structure

Consult accountants to ensure tax efficiency.

Upgrade Processes and Technologies

Embrace cloud-based software, automation, and modern tech.

Experience a successful new fiscal year by fulfilling obligations and enhancing business strategies.

Sharing economy and tax

The Tax Implications of the Sharing Economy:

What You Need to Know

The sharing economy has revolutionized how people access goods and services when providing convenient opportunities for individuals to earn income through various platforms.

However, it's essential to understand the tax implications that come with participating in the sharing economy in Australia.

In this article, we'll explore the key aspects you need to know to stay compliant with tax regulations while navigating the sharing economy landscape. Do I have to pay taxes?

Understanding Taxable Income

Do I have to pay taxes?

Any income earned through the sharing economy, including gig work, is considered taxable income.

Whether you're a part-time driver for a ride-sharing service or renting out a room in your home, you are not exempt from tax obligations.

Ensure that you accurately report all your earnings in your tax return to avoid penalties and legal repercussions.

The Goods and Services Tax (GST)

If you're earning income from ride-sharing services like Uber or providing other taxable services in the sharing economy, you may be subject to the Goods and Services Tax (GST).

GST is a consumption tax applied to the price of goods and services. As a provider, you must register for GST if your annual turnover exceeds the threshold set by the Australian Taxation Office (ATO).

Ride-Sourcing and GST

Do I have to pay taxes for ride-sourcing drivers, it's crucial to have an Australian Business Number (ABN) and be registered for GST.

Regardless of your earnings, you must register for GST from the start of your ride-sourcing activities.

GST should be paid on the total fare received, and you need to issue tax invoices for fares over $82.50 upon request.

Renting Out Your Property

Renting out all or part of your residential property through digital platforms is a popular way to supplement your income.

However, do I have to pay taxes?

Rental income is taxable, and you must report it in your tax return. Keep records of all income earned and expenses that qualify as deductions to ensure accurate tax reporting.

Sharing Assets and GST

Sharing personal assets or resources through platforms can also attract GST obligations.

Be sure to declare all income received from sharing assets in your tax return. Additionally, you may claim certain expenses as income tax deductions, so keeping detailed records of both income and expenses is crucial.

Don't forget about Capital Gains Tax at the end when you sell your asset.

Providing Services in the Gig Economy

Do I have to pay taxes If I offer your skills or services through digital platforms, such as delivering goods or performing tasks?

You must report the income earned in your tax return.

Keep records of all related expenses to claim eligible deductions and support your tax reporting.


Participating in the sharing economy can be a lucrative venture, but it's essential to understand the tax implications to avoid potential pitfalls.

Ensure that you accurately report all your income and comply with GST obligations if applicable.

Keeping meticulous records of your earnings and expenses will not only simplify your tax reporting but also protect you from penalties and legal consequences.

Remember, seeking professional tax advice can be beneficial to navigate the complexities of the sharing economy while staying on the right side of the law.

The Risks of Outsourcing Tax Returns and Why Other Accountants Are Cheaper?


Why are Some accountants cheaper than others?

Accountants Outsource your tax return, so they can create a larger income for themselves.

Finding the right accountant is crucial for managing your taxes.

However, most accountants outsource tax return services to countries like India and the Philippines which can pose risks.

Let's explore why some accountants appear cheaper and the potential drawbacks.

Why your accountant costs less than us?

Knowledge Gap in Local Tax Laws

Outsourced accountants may lack specific knowledge of local tax laws, leading to errors and compliance issues.

Communication Challenges

Language barriers and different time zones can hinder effective communication with overseas accountants.

Data Security and Confidentiality Risks

Sharing sensitive financial data with third-party providers abroad exposes you to potential breaches and unauthorized access.

Limited Understanding of Your Business

Overseas accountants may lack a contextual understanding of your business's operations and industry-specific deductions.

Lower Quality and Accountability

Lower costs may indicate a reduction in service quality and attention to detail from offshore providers.

Why Are Other Accountants Cheaper?

Offshore accountants have lower operating costs due to differences in labor costs and living standards.

They also provide standard services that other accountants that have a full service can't provide at a cheap price.

Hence you receive cheap quotes compared to others.


While the initial price may seem appealing, risks such as knowledge gaps, communication challenges, data security concerns, and limited personalized service outweigh the potential savings.

Avoid compromising on professional services and choose an accountant who understands your local tax laws and offers reliable expertise for a successful tax return.

Please contact us here.

The Instant Asset Write-Off has become a game-changer for small businesses in Australia. With the introduction of new rules, it is crucial to understand how this scheme works and how it can benefit your business.

How much can you deduct?

The Instant Asset Write-Off allows eligible businesses to instantly deduct the cost of eligible assets instead of depreciating them over time. Under the new rules, the threshold for the write-off is now a maximum of $20,000, making it even more attractive for small businesses.

One of the key advantages of the Instant Asset Write-Off is its ability to provide immediate tax relief. By claiming the deduction in the year of purchase, businesses can effectively lower their taxable income, resulting in substantial savings.

How do you qualify for the tax deduction?

To qualify for the Instant Asset Write-Off, your business must have an aggregated turnover of less than $5 billion. Additionally, the asset purchased must be new or second-hand but unused, and it must be used primarily for business purposes.

The threshold means that businesses can now claim the Instant Asset Write-Off for a broader range of assets. This includes vehicles, equipment, machinery, and other tangible assets necessary for business operations. Such flexibility can be a significant boost for businesses looking to invest in growth and modernization.

What is the benefit of Instant asset write-off?

It's important to note that this is not a cash grant or rebate; rather, it allows businesses to bring forward tax deductions. This implies that businesses can immediately benefit from reduced taxable income, resulting in lower tax liabilities and improved cash flow.

When does the Instant asset write-off end?

Another change to the rule is the extension of the scheme. Previously, it was available until June 30th each year. The new rules and the scheme have been made until 30 June 2024. This means that businesses can take advantage of the write-off at any time during the financial year.

It is worth mentioning that the Instant Asset Write-Off has proven to be a significant catalyst for business growth and investment. By encouraging small businesses to invest in assets, the scheme stimulates economic activity and job creation.

In conclusion, the Instant Asset Write-Off is a powerful tax incentive for small businesses in Australia. The increased threshold and permanent availability make it an attractive option for businesses looking to upgrade their assets and improve their financial position. By understanding the rules and requirements, businesses can maximize their benefits and seize opportunities for growth. So, take advantage of the Instant Asset Write-Off and propel your business forward today!

What happens to my Super?

What Happens to Your Superannuation in Bankruptcy: Exploring Personal Insolvency Agreements

Fortunately, there is an alternative to bankruptcy known as a Personal Insolvency Agreement (PIA). This formal arrangement provides individuals with an opportunity to address overwhelming debt without resorting to bankruptcy.

Bankruptcy may appear as an appealing solution for individuals burdened by high debts. However, it's crucial to understand that declaring bankruptcy comes with significant long-term consequences and should only be considered as a last resort.

A PIA offers a flexible approach for individuals to reach an agreement with their creditors regarding debt settlement. It is a legally binding agreement where the individual commits to repaying their creditors either fully or partially through installment payments or a lump sum.

To propose a PIA, certain conditions must be met:

The individual must be insolvent.

They must be present in Australia or have an Australian connection.

They should not have proposed another PIA in the preceding six months.

For a PIA to be effective, the insolvent individual needs to appoint a controlling trustee who will take charge of their property. The controlling trustee thoroughly examines the proposal, investigates the individual's financial affairs, and provides a report to the creditors.

Within 25 working days of the trustee's appointment, a creditors' meeting is held to discuss the proposal. The creditors evaluate the proposal and decide whether to accept or reject it. If the proposal is accepted, the creditors become bound by the terms of the agreement. If it's rejected, the creditors can either vote in favour of bankruptcy or leave the final decision to the individual.

It's important to note that when an individual appoints a controlling trustee, they commit an "act of bankruptcy." Creditors can leverage this to apply to the courts and force the individual into bankruptcy if the attempt to establish a PIA fails.

Now, let's address the question of what happens to superannuation during bankruptcy.

Bankruptcy is a legal process initiated when an individual is unable to repay their debts. It provides relief by releasing the individual from most debts, offering a fresh start. There are two ways to enter bankruptcy: Voluntary Bankruptcy and Sequestration Order, initiated by creditors through a court process.

Once declared bankrupt, the Australian Financial Security Authority appoints a trustee who manages the bankruptcy. The trustee oversees several aspects of the bankruptcy process.

Here's what happens to superannuation in bankruptcy based on different scenarios:

  1. Superannuation Received Before Bankruptcy:

2. Superannuation Received During or After Bankruptcy:

However, there is an exception. If the superannuation is not held in a regulated fund, approved deposit fund, or an exempt public sector scheme, the trustee can claim it.

3. Superannuation Received as Income:

During bankruptcy, any super received as an income stream, such as a pension, is considered part of your assessable income.

If your income exceeds a specific threshold, you may be required to make compulsory payments.

4. Self-Managed Super Funds:

If someone declares bankruptcy, they cannot continue as a trustee of a self-managed super fund.

Individuals with a self-managed fund must inform their trustee and cease acting as a trustee within 28 days. The Australian Taxation Office (ATO) provides further information on removing oneself as a trustee.

Understanding the implications of bankruptcy on superannuation is vital for individuals considering this route. It's recommended to seek professional advice from financial experts or consult the ATO website for comprehensive information on bankruptcy and superannuation.

Business planning

It's that time of year again when businesses should be preparing for the end of the financial year (EOFY) and planning for the year ahead.

The EOFY can be a critical time for businesses to assess their financial position, review their business plans and take advantage of tax deductions and concessions. Here is a checklist to help you ensure your business is ready for the EOFY.

Tax, PAYG, FBT and GST

Complete your obligations as a business owner and collate all the necessary records such as income and expenses, stocktake, a record of debtors and creditors, asset purchases, and expenditure on improvements.

Ensure you complete and lodge your income tax returns, and yearly reports or returns for different tax types such as PAYG, FBT, and GST.

Make sure you meet your superannuation requirements and keep digital copies of paper records for up to 5 years.


Claim tax deductions and concessions Ensure you have records to prove your business expenses and consult with your accountant to identify any deductions or concessions you may be eligible for.

Consider writing off bad debtors or assets before the end of the financial year to claim a tax deduction.

Finance Review

Review your finances take the time to review your business's current financial position, assess whether the targets set out in the previous year were achieved, and identify what could be done differently in the year ahead.

Consult with your accountant or bookkeeper about your finances.

Business plan review

Review your business and marketing plans Regularly review and update your business and marketing plans to assess whether your strategies are working, adapt to any changes in your environment, and make the most of new opportunities as they come your way.

Remember your goals and priorities, and work smarter, not harder.

Business structure, are you in the best structure for tax purposes?

Review your business structure As your business grows and expands, you may need to change or restructure your business.

Consult with your business adviser to ensure you comply with the relevant tax regulations and choose the business structure that best suits your circumstances.

A final tax checklist of year-end financial goals.

Some other areas you may want to look at within your business.
• Reconciling bank accounts
• Evaluating employee performance and setting goals for the next financial year
• Reviewing insurance policies and coverage
• Identifying and addressing any outstanding debts or liabilities
• Planning for the cash flow requirements of the next financial year.

In summary, preparing for the EOFY is essential for your business's viability. By following this checklist, you can ensure your business is ready for the year ahead. If you need any assistance or advice, remember that your accountant or business adviser is always available to help.

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