Author Archive
Finance Newsletter Aug/Sep 2019
What’s going on with interest rates?
With the current changing market conditions how do you know if you have the best rate available for your home and investment loans?
You may have noticed a Difference between home loan and investment loan rates? You might be able to save thousands per year in interest by reassessing your current loans. It costs nothing to find out.
If your interest rate is over 2.99% fixed for 2 years, then you may be able to save by changing loans and / or banks. I have access to a major bank that is currently offering customers a 2.99% fixed for 2 years. Conditions apply – owner occupied homes only, principal and interest payments, minimum loan $150 000, 80% LVR maximum . If you are interested in saving thousands per year call Mercia finance to see if we can show you how to benefit from a better rate. We can also show you some great variable rates ( from 3.21% with NO ongoing fees) and investment loan discounts. I may cost you little or nothing to get this rate for your mortgage – find out today.
Investors will have read that most banks are increasing the rate on investment loans. This includes current investment loans. If you are a property investor check your rates and find out if these increases apply to you. If you are not sure, ask Mercia finance for an obligation free loan check. Some institutions are not increasing the rates for investors. So this is a good time to make sure you have the best loan for your circumstances.
If you have questions regarding any type of loan, call Dan Goodridge on 04144 233 40. Our service is free of charge to you the borrower and we have access to all the major lenders in WA. Call us anytime. After hours is OK.
Tax Newsletter August/September 2019
Warning to watch out for myGov and ATO tax scams
The government’s Stay Smart Online website warns there has been a surge in scammers impersonating myGov and the ATO to trick people into giving them money or personal details. These scams can take the form of emails, text messages and fake myGov login pages.
In June 2019, the ATO received 6,444 reports of tax-time scams impersonating the ATO. Emails with links to fake myGov login pages were the most widespread email scam.
The myGov system will never send texts, emails or attachments with links or web addresses that ask for your login or personal details. Never click on links in emails or text messages claiming to be from myGov.
Always log into your official myGov account to lodge your return and check if you owe a debt or are due a refund. You can do this by typing https://my.gov.au/ into your internet browser’s address bar.
Unfortunately, ATO and other scams continue well beyond the 30 October deadline for tax returns, as scammers know many people are waiting for a refund or information about debts. It’s important to watch out for scams throughout the year.
Tip: More information is available online at www.staysmartonline.gov.au/. If you’re unsure about a tax-related message or phone call, you can phone the ATO’s Scam Hotline on 1800 008 540.
Tax time updates
ATO has refunded $10 billion so far
The ATO says that $10 billion has been refunded to Australian taxpayers so far this tax time, an increase of over $2 billion from the same time last year, with most returns processed in under two weeks. The ATO aims
to process returns as soon as possible, and has announced that over four million refunds have already been sent out, compared to over three million refunds issued this time last year.
TIP: If you haven’t lodged your tax return yet, or you’re waiting on information about a refund or tax debt, we can help – contact us to find out more.
ATO watching for undisclosed foreign income
The ATO has reminded Australians who receive any foreign income from investments, family members or working overseas to make sure they have reported it this tax time.
New international data-sharing agreements allow the ATO to track money across borders and identify people who aren’t meeting their obligations. Under the new Common Reporting Standard (CRS), the ATO has shared data on financial account information with over 65 tax jurisdictions across the globe. This includes information on account holders, balances, interest and dividend payments, proceeds from the sale of assets, and other income.
Tip: If you’re an Australian resident for tax purposes, you are taxed on your worldwide income, so you must declare all of your foreign income no matter how small the amount.
Unusual claims disallowed
The ATO has published information about some of the most unusual claims it has disallowed. Around 700,000 Australians have claimed almost $2 billion of “other” expenses, including non-allowable items such as child care and even Lego sets.
Assistant Commissioner Karen Foat says a systematic review of claims found and disallowed some very unusual expenses. “A couple of taxpayers claimed dental expenses, believing a nice smile was essential to finding a job, and was therefore deductible. It isn’t!”
Tip: The “other” deductions section of your tax return is for expenses incurred in earning income that don’t appear elsewhere on the return – such as income protection and sickness insurance premiums.
ATO contacting small employers about Single Touch Payroll
From 1 July 2018, employers with more than 20 employees have been required to provide real-time reports to the ATO of salary and wage payments, super guarantee contributions, ordinary time earnings of employees and PAYG withholding amounts.
From 1 July 2019, this Single Touch Payroll (STP) reporting system has extended to all employers.
The ATO is now writing to small employers who haven’t yet started reporting or applied for a deferral, to remind them of their STP obligations.
Tip: Small employers have until 30 September 2019 to start reporting or apply for extra time to get ready.
There will be no penalties for mistakes, or missed or late reports, for the first year, and employers experiencing hardship or who are in areas with intermittent or no internet connection will be able to access exemptions.
Disclosing business tax debt information: ATO consultation
In its Mid-Year Economic and Fiscal Outlook in 2016–2017, the government announced it would change the law to let the ATO report business tax debt information to credit reporting bureaus (CRBs) where a business consistently avoids engaging with the ATO to manage a tax debt.
Tip: The ATO can’t currently pass on this sort of information because Australian law contains strict confidentiality requirements for ATO-held taxpayer information.
The ATO has said it “recognises the important role businesses play in the Australian economy [but] when an entity avoids paying its tax debts it can have a significant impact on other businesses, employees, contractors and the wider community.” It has released a consultation paper to facilitate consultation between the ATO, businesses and CRBs.
If passed in its current form, the amended law would allow taxation officers to disclose information about business tax debts when certain conditions are met. A business would need to have debts of at least $100,000 overdue by more than 90 days, and have not effectively engaged with the ATO to manage that debt.
Cross-border recovery of tax debts
The ATO has also reissued Practice Statement Law Administration PS LA 2011/13 Cross border recovery of taxation debts. This statement outlines options available for the ATO to recover a tax debt where the debtor is outside Australia, and sets out how the ATO deals with requests from other countries for assistance in recovering tax debts owing to the other country.
ATO superannuation focus areas
Lost super
As at July 2019, the ATO held 5.39 million super accounts worth $3.98 billion. It will aim to reunite $473 million with 485,000 fund members using the new Protecting Your Super measures.
Tip: You can find out about your lost or unclaimed super through ATO Online via myGov.
Pension cap indexation
The pension transfer balance cap (TBC) of $1.6 million could increase on 1 July 2020 or 1 July 2021, depending on movement in the consumer price index (CPI). The general TBC is indexed in increments of $100,000 when the indexation rate reaches prescribed figures (calculated using a formula set out in Australian tax law). Once indexation happens, there will no longer be a single TBC that applies to all super members with a retirement phase income stream. Instead, there could be a personal TBC for each member, depending on their individual situation and arrangements.
Compassionate release of super only available in limited cases
The ATO has recently seen a significant increase in queries about compassionate release of super (CRS). In most cases, the people concerned were ineligible because they were looking to use their super to pay for general expenses.
CRS is an option only for very specific unpaid expenses such as medical treatment and transport costs, palliative care costs, loan payments to prevent the loss of your home, the costs of home or vehicle modifications related to a severe disability and expenses associated a dependant’s death.
Tip: Any amounts released early on compassionate grounds are paid and taxed as normal super lump sums.
Personal services income rules: unrelated clients test
The Federal Court has set aside an Administrative Appeal Tribunal decision that income a business analyst derived through a company was subject to the personal services income (PSI) rules.
According to the Court, simply because an individual or personal services entity is able to provide services through an intermediary, such as a recruitment or similar agency, this does not constitute the making of an offer or invitation for the purposes of the relevant legislation. More than that is required for the purposes of the unrelated clients test.
Tax Newsletter March/April 2019
CURRENCY:
This issue of Client Alert takes into account developments up to and including 18 April 2019.
ATO to ramp up ABN investigations and cancellations
The ATO has advised that over the coming months it will be increasing its focus on the bulk Australian Business Number (ABN) cancellation program, to continue “to ensure the integrity of the Australian Business Register”.
The ATO has refined its models to help it identify businesses that are no longer active or whose owners have forgotten to cancel their ABN when they ceased business. Generally, an ABN may be cancelled if:
- the Australian Securities and Investments Commission (ASIC) advises that a company is deregistered;
- the taxpayer advises that they have stopped business in their latest income tax return;
- the business hasn’t reported business income or doesn’t keep its lodgements up to date; and/or
- the taxpayer lodges a final tax return.
As part of the program, ABN holders or those applying for an ABN in certain industries may be contacted and asked to provide evidence to confirm that they’re setting up or operating a business. Evidence may include activities such as:
- advertising, setting up a social media account or a website for the business;
- buying business cards or stationery for the business;
- obtaining business licences or insurance to operate (eg public liability and professional indemnity);
- leasing or buying premises, equipment or stock for the business;
- issuing quotes or bidding for work;
- consulting with financial, business or tax advisers;
- applying for finance; and
- buying a business.
If an ABN is cancelled and the taxpayer is still running a business, or an ABN application is refused, they can object to the decision within 60 days.
Additionally, if an ABN is cancelled and the taxpayer later decides they need it, they can reapply online and will get the same ABN if the business structure has stayed the same. A taxpayer who starts a different business will need to apply online for a new ABN.
Source: www.ato.gov.au/Tax-professionals/Newsroom/Your-practice/Bulk-ABN-cancellations/; https://abr.gov.au/About-us/Our-work/ABR-integrity/.
Fringe benefits tax: rates, thresholds and ATO focus for 2019–2020
The ATO has flagged the following FBT issues that are on its radar this year:
- for motor vehicle fringe benefits:
- failing to report such benefits;
- incorrectly applying exemptions; and
- incorrectly claiming reductions;
- for employee contributions, mismatches between the amounts reported on an FBT return and the income amounts on the employer’s tax return;
- for entertainment benefits:
- claiming a deduction but not correctly reporting the expenses as a fringe benefit; and
- incorrectly classifying entertainment expenses as sponsorship or advertising;
- for car parking fringe benefits:
- incorrectly calculating by significantly discounting market valuations;
- incorrectly calculating by using non-commercial parking rates; and
- not supporting claims with adequate evidence;
- not reporting fringe benefits on business assets that are provided for the personal enjoyment of employees or associates; and
- not lodging FBT returns (or lodging them late) to delay or avoid paying tax.
The ATO’s annual rulings regarding FBT rates, thresholds and other amounts have also been released for the 2019–2020 FBT year (1 April 2019 to 31 March 2020).
Cents-per-kilometre rate: vehicles other than cars
Taxation Determination TD 2019/3 sets out the cents-per-kilometre rates for the 2019–2020 FBT year for calculating the taxable value of a fringe benefit arising from private use of a motor vehicle other than a car. These are:
- 55 cents per kilometre for vehicles with engine capacity of up to 2,500cc;
- 66 cents per kilometre for vehicles with engine capacity of over 2,500cc; and
- 16 cents per kilometre for motorcycles.
FBT record-keeping exemption threshold
Taxation Determination TD 2019/4 sets the FBT record-keeping exemption threshold for the 2019–2020 FBT year at $8,714. This is an increase from the threshold of $8,552 for the 2018–2019 FBT year.
Indexation factors for valuing non-remote housing
Taxation Determination TD 2019/5 sets out the indexation factors for the 2019–2020 FBT year for valuing non-remote housing. These are:
- 1.020 for New South Wales;
- 1.019 for Victoria;
- 0.997 for Queensland;
- 1.008 for South Australia;
- 0.937 for Western Australia;
- 1.043 for Tasmania;
- 0.948 for the Northern Territory; and
- 1.028 for the ACT.
Benchmark interest rate
Taxation Determination TD 2019/6 sets the benchmark interest rate for the 2019–2020 FBT year at 5.37% per annum (this is an increase from the rate of 5.20% for the 2018–2019 FBT year). The benchmark interest rate is relevant to calculating the taxable value of car fringe benefits, for employers using the operating cost method, and loan fringe benefits.
Living-away-from-home allowance: food and drink amounts
Taxation Determination TD 2019/7 sets out the weekly amounts the ATO treats as reasonable for food and drink expenses incurred by employees receiving a living-away-from-home allowance (LAFHA) fringe benefit for the 2019–2020 FBT year. These amounts take into account movement in the consumer price index (CPI) and the 2015–2016 Household Expenditure Survey.
Separate reasonable amounts apply for locations within Australia and for overseas locations. For Australian locations, the reasonable weekly amounts for the 2019–2020 FBT year are:
- $269 for one adult;
- $404 for two adults;
- $539 for three adults;
- $337 for one adult and one child;
- $472 for two adults and one child;
- $540 for two adults and two children;
- $608 for two adults and three children;
- $607 for three adults and one child;
- $675 for three adults and two children; and
- $674 for four adults.
For larger family groupings, add $135 for each additional adult and $68 for each additional child. An “adult” for this purpose is an individual aged 12 years or more as at 31 March 2019.
Source: www.ato.gov.au/Business/Business-bulletins-newsroom/Employer-information/FBT-issues-on-our-radar/.
Guidance on when a company carries on a business
On 5 April 2019, the ATO released its long-awaited final ruling on when a company carries on a business for the purposes of:
- the definition of “small business entity” in s 328-110 of the Income Tax Assessment Act 1997 (ITAA 1997); and
- s 23 of the Income Tax Rates Act 1986 as it applied in the 2015–2016 and 2016–2017 income years, when a lower corporate tax rate was available to companies that were small business entities. From 2017–2018, a company needs to satisfy the definition of “base rate entity” to qualify for the lower rate.
Taxation Ruling TR 2019/1 finalises Draft TR 2017/D7, which was confined to whether a company carries on a business for the purposes of the Income Tax Rates Act 1986. While the final ruling has been expanded and restructured, the ATO’s overall approach and conclusions are largely unchanged. In particular, the ATO accepts that a company can be carrying on a business even if its activities are relatively limited and consist of passively receiving investment returns or rent that it distributes to shareholders. However, the ATO cautions that TR 2019/1 only applies to and binds it in relation to the particular sections of the Acts, and that “care must be exercised in applying the reasoning and conclusions expressed in this Ruling when applying other provisions”.
As if to prove this point, Draft Taxation Determination TD 2019/D4 was also issued on 5 April 2019. It states that a company carrying on a business in a general sense (as described in TR 2019/1) but whose only activity is renting out an investment property cannot claim any CGT small business concessions in relation to that property.
Carrying on a business “in a general sense”
Taxation Ruling TR 2019/1 considers whether a company incorporated under the Corporations Act 2001 (other than a company limited by guarantee) carries on a business “in a general sense”. Once this is established for a particular company, it is still necessary to consider the scope and nature of that business when determining the tax consequences of the company’s activities and transactions (eg whether an amount is income or capital).
The ruling emphasises that it is not possible to state with precision whether a company is carrying on a business. As this is a question of fact, the ATO says that the answer ultimately turns on an overall impression of the company’s activities, having regard to the indicators of carrying on a business (as identified by the courts). One key indicator is whether the company’s activities have a purpose of profit. The ATO accepts that where a profit-making purpose exists, it is likely the other indicators will support a conclusion that the company carries on a business.
In the case of limited, proprietary limited and no liability companies, the ATO accepts that these companies would normally be carrying on a business in a general sense if they:
- are established and maintained to make a profit for their shareholders; and
- invest their assets in gainful activities that have both a purpose and prospect of profit.
In the case of a corporate trustee, TR 2019/1 only applies in relation to the activities it conducts on its own behalf. In determining whether the company carries on a business, any activities conducted in its capacity as a trustee are ignored. The ruling also notes that “the same profitable activity undertaken by a trustee is less likely to amount to the carrying on of a business, than if it were to be carried on by a company”.
The example section of TR 2019/1 concludes that the following companies are carrying on a business in the general sense:
- an inactive company that derives interest income from retained profits – the ATO’s preliminary view had been that the company was not carrying on a business;
- a newly formed company investigating the viability of carrying on a particular business, but which derives a small amount of interest income – again, the ATO’s preliminary view had been that the company was not carrying on a business;
- a property investment company that lets out a commercial property, and either manages the property itself or engages a professional property manager;
- a share investment company, whether or not it engages a professional investment advisor and manager to manage its portfolio of shares;
- a company that leases multiple boats to unrelated parties;
- a holding company that only holds shares in a subsidiary, where it invests the shares and also manages the company group; and
- a holding company that holds shares in, and provides loans to, a subsidiary, where it invests the shares and manages the group.
The draft of the ruling had included an example of a family company with income consisting only of an unpaid trust entitlement (UPE) which it reinvested. The draft concluded that if the company did not reinvest the UPE or receive its entitlement in cash, it would not be carrying on a business. This example has been omitted from the final ruling.
Taxation Ruling TR 2019/1 applies before and after its date of issue.
CGT small business concessions
Draft Taxation Determination TD 2019/D4, also issued on 5 April 2019, states that a company carrying on a business “in a general sense” as described in Taxation Ruling TR 2019/1 but whose sole activity is renting out an investment property cannot access the CGT small business concessions in relation to that property. This is because a CGT asset whose main purpose is to derive rent is specifically excluded from being an active asset (s 152-40(4)(e) of the ITAA 1997).
When finalised, the determination is intended to apply both before and after its date of issue.
Source: www.ato.gov.au/law/view/view.htm?docid=%22TXR%2FTR20191%2FNAT%2FATO%2F00001%22; www.ato.gov.au/law/view/view.htm?docid=%22DXT%2FTD2019D4%2FNAT%2FATO%2F00001%22.
Super guarantee amnesty not yet law, but $100 million recovered
The ATO has recovered around $100 million in unpaid superannuation from employers since the 12-month super guarantee (SG) amnesty was proposed on 24 May 2018.
At a Senate Economics Legislation Committee hearing on 10 April 2019, ATO Deputy Commissioner, Superannuation, Mr James O’Halloran estimated that there has been a 10–15% increase in the number of employers that have come forward and self-reported unpaid SG liabilities in response to the SG amnesty, despite it not yet being law.
The amnesty was announced by the government on 24 May 2018 to enable employers to self-correct historical underpayments of SG amounts until 23 May 2019 without incurring additional penalties that would normally apply. Importantly, a tax deduction would be allowed for payments of the SG charge made during the amnesty which would normally be non-deductible.
As at 28 February, Mr O’Halloran said 19,000 employers have come forward within the normal super guarantee charge (SGC) process for reporting unpaid SG contributions. Of the 19,000 employers that have come forward, the ATO believes that 73% are microbusinesses with less than $2 million turnover, 21% are medium businesses ($2 million to $250 million turnover), and 4% are not-for-profits. The average number of employees is 36.
For most of the disclosures, 51% of the payments are in the order of $10,000, while 35% are $10,000-$50,000 and the balance (14%) are over the spread. In terms of significant employers (1,000 to 5,000 employers), 12 employers have come forward for the period. However, the vast majority (93%) are small to medium businesses. Around 85% of the total declaration of the non-payment or the payment of SG (including nominal interest) is less than $50,000.
ATO applying existing law
With the Bill to implement the amnesty – the Treasury Laws Amendment (2018 Superannuation Measures No 1) Bill 2018 – lapsing on 11 April 2019 when the Federal Election was called, the ATO must continue to apply the existing law.
The ATO says that employers who make a voluntary disclosure of historical SG non-compliance will not be entitled to the concessional treatment under the amnesty, unless and until the Bill is enacted into law. If the Bill is eventually enacted, the ATO will apply the new law retrospectively to voluntary disclosures made during the amnesty period.
In the absence of law to implement the amnesty, no-one can claim a deduction for SG payments as it currently stands. The ATO also cannot waive the $20 administration fee. However, the ATO still has a discretion to remit the additional Pt 7 penalty (200%) as part of its normal practice for voluntary disclosures under the current law and practice statement.
Mr O’Halloran also noted that many of the employers that have come forward would not be eligible for the amnesty anyway, primarily because they were still currently under audit by the ATO, or had reported outstanding SG in relation to periods after May 2018 that wouldn’t be covered by the amnesty.
TIP: Employers that may be waiting for the amnesty to become law before making a voluntary disclosure should be mindful that they may already be in the ATO’s sights. The introduction of the Single Touch Payroll (STP) regime, and event-based reporting obligations for super funds, means that the ATO will increasingly have more data to identify SG non-compliance much earlier than previously.
While employers who make a voluntary disclosure before the amnesty is passed into law run the risk of never receiving the concessional treatment under the amnesty, they could be in an even worse position when the ATO eventually catches up with them.
In this respect, employers with historical SG non-compliance need to be ready to make a voluntary disclosure (even without the protection of the amnesty) before the ATO begins an audit or review. This should at least place the employer in a better position to request the ATO remit some of the penalties, especially the additional Pt 7 penalty (200%) for failing to provide an SGC statement.
Source: https://parlinfo.aph.gov.au/parlInfo/download/committees/estimate/f882a9f9-8b5f-4cd9-8c6a-13c74e92f58d/toc_pdf/Economics%20Legislation%20Committee_2019_04_10_7061.pdf.
Instant asset write-off with Budget changes now law
The Treasury Laws Amendment (Increasing and Extending the Instant Asset Write-Off) Bill 2019 – introduced as Treasury Laws Amendment (Increasing the Instant Asset Write-Off for Small Business Entities) Bill 2019) – received Royal Assent on 6 April 2019 as Act No 51 of 2019. The Bill was passed by the Senate with 18 government amendments to implement the changes announced in the 2019–2020 Federal Budget. Those amendments were agreed to by the House of Representatives on 4 April 2019.
As originally introduced, the Bill amends the tax law to increase the threshold below which amounts can be immediately deducted under the instant asset write-off rules from $20,000 to $25,000 from 29 January 2019 until 30 June 2020, and extends by 12 months to 30 June 2020 the period during which small business entities can access the expanded accelerated depreciation rules (instant asset write-off). The Senate amendments to the Bill implement the Government’s 2019–2020 Budget changes so that:
- the write-off is extended to medium sized businesses (turnover up to $50 million), where it previously only applied to small business entities;
- the instant asset write-off threshold increases from $25,000 to $30,000 – the threshold applies on a per-asset basis, so eligible businesses can instantly write off multiple assets.
Small business entities (with aggregated annual turnover of less than $10 million) will be able to immediately deduct purchases of eligible assets costing less than $30,000 that are first used, or installed ready for use, from Budget night (2 April 2019) to 30 June 2020.
Medium sized businesses (with aggregated annual turnover of $10 million or more, but less than $50 million) will also be able to immediately deduct purchases of eligible assets costing less than $30,000 that are first used, or installed ready for use, from Budget night to 30 June 2020. The concession will only apply to assets acquired after 2 April 2019 by medium sized businesses (as they have previously not had access to the instant asset write-off) up to 30 June 2020.
Rental deductions: ATO audits to double
The ATO has warned that it will double the number of audits scrutinising rental deductions this year. It says some tax agents are still claiming travel to residential rental properties for their clients, but from 1 July 2017 taxpayers (aside from excluded entities) were no longer permitted to claim travel expenses related to inspecting, maintaining or collecting rent for a residential rental property.
Assistant Commissioner Gavin Siebert has said that this year the ATO is making rental deductions a top priority. “A random sample of returns with rental deductions found that nine out of 10 contained an error. We are concerned about the extent of non-compliance in this area and will be looking very closely at claims this year”, he said.
The ATO expects to more than double the number of in-depth audits this year to 4,500, with a specific focus on over-claimed interest, capital works claimed as repairs, incorrect apportionment of expenses for holiday homes let out to others and omitted income from accommodation sharing.
“Once our auditors begin, they may search through even more data including utilities, tolls, social media and other online content to determine whether the taxpayer was entitled to claims they’ve made”, Mr Siebert said.
In 2017–2018, the ATO audited more than 1,500 taxpayers with rental claims, and applied penalties totalling $1.3 million. In one case, a taxpayer was penalised over $12,000 for over-claiming deductions for their holiday home when it was not made genuinely available for rent, including being blocked out over seasonal holiday periods. Another taxpayer had to pay back $5,500 because they had not apportioned their rental interest deduction to account for redraws on their investment loan to pay for living expenses.
If an income-producing asset such as an investment property is damaged or destroyed, the ATO has said the taxpayer will need to work out the correct tax treatment of insurance payouts they receive and their costs in rebuilding, repairing or replacing the assets.
Source: www.ato.gov.au/Media-centre/Media-releases/Tax-office-to-double-audits-of-dodgy-rental-deductions/.
Shortfall penalties reduced under new ATO initiative
The initial results of the ATO’s penalty relief initiative look positive.
Alison Lendon, ATO Deputy Commissioner, Individuals and Intermediaries, has announced that in the first six months of the ATO’s penalty relief initiative, shortfall penalties for “failure to take reasonable care” and “not having a reasonably arguable position” have been reduced by 89.2% for individuals and 83.8% for small businesses. She said thousands of small businesses and individuals have not been penalised for errors on their tax returns or activity statements. Instead, the ATO had shown them what the error was and how they can get it right next time.
The community and tax professionals had told the ATO that people should have a chance when they get their tax wrong, provided there wasn’t a dishonest intent behind their error. Ms Lendon has said the ATO listened and designed “a fair and consistent approach” to certain penalties. With the ATO’s new approach to penalty relief, if it finds an error on a tax return or activity statement during an audit or review, the taxpayer may be eligible for automatic penalty relief. This means the ATO will show the taxpayer where the error was made, won’t apply a penalty and will educate the taxpayer on getting it right.
Examples of use of the initiative include the following:
- An individual incorrectly claimed self-education expenses on their tax return. This error would have usually incurred a penalty of $788.55, but under the initiative, the penalty was not applied.
- A small business owner made an error on their company tax return relating to deductions on motor vehicle and other work-related expenses. Thanks to penalty relief, a penalty of $1,090.13 was not applied by the ATO.
Further information on penalty relief is available on the ATO’s website.
Source: www.ato.gov.au/General/Interest-and-penalties/Penalties/Penalty-relief/; www.linkedin.com/pulse/penalty-relief-experience-lives-up-its-promise-alison-lendon/.
How the ATO identifies wealthy individuals and their businesses
According to the ATO, wealthy individuals are resident individuals who, together with their business associates, control net wealth of $5 million or more. The ATO uses sophisticated data matching and analytic models, drawing on tax returns and referrals from other government agencies or the community, to identify wealthy individuals and link them to associated businesses.
The ATO says it will “engage with” such taxpayers, offering assistance and services to help them “get things right up front”. The ATO can tell them what it knows about them, including its view of their group’s income tax profile, “so you can work with us where needed”.
If the information the ATO holds about a wealthy individual is limited, the ATO says it may contact the individual or their tax adviser to better understand their circumstances, and to confirm or correct its view of the individual’s wealth and group structure. As part of this engagement, the ATO says the individual will “have the opportunity to check if the information we have about you is correct”.
High wealth individuals
Wealthy individuals who control net wealth of $50 million or more are classified as high wealth individuals . Given the importance of this group to community confidence in the tax and super systems, the ATO says it has an ongoing focus on them.
The ATO says if its systems indicate that an individual has effective control of $50 million or more in net wealth, it may ask for validation of the individual’s net wealth. The ATO says it will review any information given by high wealth individuals and update its records as required.
Source: www.ato.gov.au/Business/Privately-owned-and-wealthy-groups/What-you-should-know/About-privately-owned-and-wealthy-groups/How-we-identify-wealthy-individuals-and-their-businesses/
Finance Newsletter – April 2019
What’s going on with interest rates?
With the current changing market conditions how do you know if you have the best rate available for your home and investment loans?
You may have noticed a Difference between home loan and investment loan rates? You might be able to save thousands per year in interest by reassessing your current loans. It costs nothing to find out.
If your interest rate is over 3.55% variable principal and interest (owner occupied) then you may be able to save by changing loans and or banks. I have access to a major bank that is currently offering customers a 3.55% variable rate. This NOT a honeymoon rate, discount is for the life of the loan. Conditions apply – owner occupied homes only, principal and interest payments, minimum loan $250 000, 80% LVR maximum – No application fee, no monthly or annual fee. If you are interested in saving thousands per year call Mercia finance to see if we can show you how to benefit from a better rate. We can also show you some great fixed rates and investment loan discounts. An example of what the above may mean to you – an average mortgage of $450 000 at the average big bank discounted rate of 4.4% = an annual interest saving of $3 824 per year. I may cost you little or nothing to get this rate for your mortgage – find out today.
Investors will have read that most banks are increasing the rate on investment loans. This includes current investment loans. If you are a property investor check your rates and find out if these increases apply to you. If you are not sure, ask Mercia finance for an obligation free loan check. This is a good time to make sure you have the best loan for your circumstances. I have a major Bank offering 3.89% variable P&I for investment loans. No monthly or annual fee.
If you have questions regarding any type of loan, call Dan Goodridge on 04144 233 40. Our service is free of charge to you the borrower and we have access to all the major lenders in WA. Call us anytime. After hours is OK.
Property Newsletter – March 2019
Six key strategies to maximise your rental yields
With Perth’s rental vacancy rate reaching its lowest level in nearly six years and competition picking up amongst prospective tenants, we’re seeing increasingly optimistic signs for Perth’s rental market. Whilst these initial improvements are yet to translate into rental price movements across the board, these transitioning markets can be a crucial period for investors looking to better position themselves to leverage future market opportunities. With this in mind, here are some essential tips on how to maximise rental yields during a dynamic market.
Understand what’s driving tenant demand
It’s one of the fundamental principles of property investment that demand drives growth, and the rental market is no different. In order to achieve the best rental yields in any market conditions, it’s important to firstly understand the factors driving tenant demand. Target markets will often vary from area to area, so researching comparable properties in the local market is a good starting point when identifying potential features to boost your property’s own rental appeal. For instance, is there a premium on rental properties with built-in storage space or air conditioning units? Your property manager can be a great source of information when it comes to understanding tenant expectations, and a proactive property manager should be able to advise you on cost-effective strategies and value-add recommendations to enhance your property’s rental performance.
Keep up the appeal
In a transitioning market, not all property investors will be realising rental growth at the same time. However, in order to put yourself in the best position to leverage market opportunities, it’s important to look for ways to improve the immediate rentability of your property, while also enhancing its long-term appeal and performance. Making these changes proactively rather than holding off until your property is worse for wear could not only improve the appeal of your property to new tenants, but also maximise tenant retention by attracting renters that are more likely to view your property as a long-term solution rather than interim accommodation. Given the costs of replacing tenants and re-marketing properties on a regular basis, retaining good tenants can be just as important as achieving strong rental rates when it comes to maximising cash flow and achieving the best possible rental returns.
Set the right rental rate
It’s a common misconception in the real estate industry that maximising rental yields is synonymous with increasing rental rates. In reality, however, achieving the best results for your rental property often comes down to setting the right rental rate in the first place. Whilst increasing rents, when the market allows for it, is a great strategy for improving cash flow, doing so outside of market movements (or similarly not adjusting expectations in line with the market) can prove more costly for owners in the long run if it means facing lengthy vacancy periods as a result.
Consider including additional clauses in the rental contract
If you’re anticipating future improvements within the rental market but are yet to see a significant uplift in market rents in the area surrounding your investment property, your property manager might recommend including additional clauses in the leasing contract that will allow you to review or increase your rental rates further down the line. This is a great strategy to ensure your property continues to align with wider market movements, but it’s important to be cautious of excessive rent rises and the impact these might have on your relationship with tenants.
Proactively manage leases with seasonal influences in mind
Much like the wider sales market, rental demand will often fluctuate based on factors such as time of year and seasonality, with some seasons lending themselves to higher levels of tenant demand than others. As an owner, this may mean reducing your rental expectations in low-demand periods (such as during the winter months) to ensure your property is leased as quickly as possible and avoid costly vacancies. Whilst one or two-year leases are often considered the industry norm, timing lease renewals to fall in higher demand periods can help owners achieve higher rental yields and avoid untimely reductions that set their property below market rents.
Speak to a value-add property manager
As an investor, it’s important not to underestimate the crucial role property managers can play in maximising the performance of your property portfolio. A good property manager won’t just manage the day-to-day maintenance of your properties and handle tenant relationships, they will be able to make strategic recommendations to proactively enhance the performance of your properties. The right property manager can be an invaluable asset when it comes to identifying value-adding opportunities, understanding the local market, and recommending clauses to ensure your property remains aligned with market demand.
Momentum Wealth is a full-service property investment consultancy dedicated to assisting investors in all aspects of their property investment journey, from financing through to property acquisition and property management. Visit our website for more information on our property management services.
4 critical reasons why using a mortgage broker is more important than ever
Australia’s lending market has once again found itself at the centre of conversation in recent months, with the release of the final report from the Banking Royal Commission raising new uncertainties as to what the future of the lending environment might look like. Amongst other things, the report brought into question the role of the broking industry – an event which has since sparked overwhelming support for brokers on the part of both consumers and industry professionals, in turn triggering a revision of the report’s initial recommendations. In light of these events, we reflect on the fundamental role of mortgage brokers and why they are more important than ever in today’s lending environment.
Access to more products in a challenging environment
In a lending environment characterised by change and uncertainty, understanding the different options available has become critical for investors. Whilst lenders are typically limited to their own range of loan solutions, established brokers will generally have access to products from multiple different lenders (in some cases, as much as fifty), and will be able to compare these different products to identify the rates and features best suited to an investor’s unique situation and investment strategy. At a time when loan choice has been somewhat limited due to changing lending criteria and tighter serviceability metrics, this tailored approach can be crucial not only in ensuring investors have access to different options and are receiving the best lending solution for their current situation, but equally importantly in ensuring they have the flexibility they need to progress with their investment goals.
Loan structuring that supports your long-term needs
Whilst using a broker can impact the number of products available to you, who you choose to secure a loan can also hold key implications on the way in which your lending portfolio is structured. Whilst lenders will typically look to structure loans in a manner that mitigates risk for them, a good broker will look towards structures that minimise risk for the borrower. This can be crucial in helping investors avoid potentially restrictive and high-risk loan structuring models such as cross-collateralisation, ensuring they have maximum borrowing capacity to support the expansion of their portfolio in future.
With many buyers already facing reduced borrowing capacity due to tighter serviceability metrics, having the right loan structures in place and being able to access credit has become critical in helping investors progress with their investment goals. However, it’s important to note that even brokers can structure loans unfavourably if they don’t have the right knowledge and expertise to understand and support their clients’ needs. Engaging a specialist broker with a strong knowledge in investment finance can therefore be crucial in helping investors establish the right foundation to build a successful property portfolio.
Important advice when it helps
As an investor, how you interpret your financial capacity (i.e. your ability to afford repayments) won’t always align with the lender’s assessment of your financial situation. Lenders take into account a multitude of different factors when assessing a borrower’s eligibility for a loan, with income and living expenses really only scratching the surface. With banks undertaking significant reviews of their lending criteria in the aftermath of APRA changes and in the run-up to the Banking Royal commission, keeping up with market fluctuations and understanding how these changes impact borrowing capacity has become increasingly difficult for investors.
However, brokers work with specialist software on a daily basis that provides them with access to the latest information from lenders. These market insights enable them to provide support not just during the lending process, but also in the lead up to submitting a loan application. Whilst these insights themselves can prove invaluable in helping borrowers prepare for a loan, most brokers will also be able to carry out a pre-approval process to assess the likelihood of a loan submission being accepted, in turn preventing multiple loan rejections which could leave a bad mark on an investor’s credit record.
Ongoing support to navigate the changing lending market
Whilst the support brokers provide prior to loan applications has become incredibly important to many investors in today’s changing lending environment, it’s the ongoing guidance and advice provided by brokers during and after the lending process that has become pivotal in helping borrowers navigate the complexities of the modern lending market. From researching the market for the appropriate lending solution to following up with lenders and addressing issues throughout the submission process, brokers have come to play an incredibly important role in guiding borrowers through what has become an increasingly complex and hands-on process.
This support will often extend far beyond the transaction itself, with brokers in many cases playing a fundamental part in the ongoing optimisation of an investor’s property portfolio through regular loan reviews, cash flow strategies and proactive advice on market changes. This guidance can prove crucial not only in helping investors navigate the market, but in putting them in a better position to achieve their property wider investment goals in future
As specialists in property finance, Momentum Wealth’s finance division are dedicated to providing our clients with the advice, support and knowledge they need to progress with their investment goals. If you would like to discuss your property needs with one of our consultants or want further advice on the changes impacting the lending environment, our mortgage brokers would be happy to discuss your needs in an obligation-free consultation.
The big misconceptions about investing in real estate
As one of the most popular investment asset classes in Australia, property is an incredibly exciting industry to be a part of. However, the real estate sector can also be subject to a lot of misinformation. With such an abundance of advice and market news out there from different sources, deciphering useful advice from misleading information can often seem like an impossible feat, especially if you’re entering the market for the first time or investing in an unfamiliar location. In this article, we address five of the biggest misconceptions about investing in residential real estate.
Australia only has one property market
A lot of people will already be familiar with the concept of the property clock, but one of the most common mistakes buyers and market commentators make in the real estate industry is applying property market statistics to Australia as a single property market. This generalisation is something we often see in the media and news reports, but Australia is in reality home to a vast number of property markets, all of which are at different stages of their cycle and subject to different market drivers. Take Sydney and Melbourne as an example – whilst these capital city markets are both experiencing significant levels of decline after coming off the peak of their property cycles and entering their downswing phase, we’re actually seeing the opposite scenarios in Perth and Brisbane, with these markets at the bottom of their cycle and showing early indicators of recovery following a period of decline.
Whilst often impacted by the same national regulations (something which is in itself a subject of dispute amongst many property experts), it’s important to note that each of these markets and economies are also influenced and driven by different industries. For instance, whilst Perth and Brisbane are largely driven by the resources industry, which means their property markets tend to perform better when the resources sector is performing strongly, Sydney and Melbourne are largely founded on the financial industries. As such, the latter tend to be more influenced by movements in the financial sector, as was seen with the Global Financial Crisis and the negative impact this had on these capital city markets.
All properties move in the same direction as the market
In a similar vein to the property cycle, another frequent misperception in real estate is that when a market is growing (or indeed declining), all properties within that market will be behaving in the same way. However, whilst statistics such as median house price can be integral in providing an indication of the overall performance of a city and the direction in which a market is headed, they don’t necessarily reflect the performance of every single property and suburb within that location. Even within separate markets, individual sub-sections will be at different stages in their property cycle and experiencing growth at different rates.
Perth has been a prime example of this in recent times with the emergence of its two-speed market. Despite the overall perception that the market is in a state of decline (which is true of the median house price and oversupplied outer suburbs), areas of the city’s sub-regions have been recording price growth for over a year, due largely to rising demand from trade-up buyers. For this reason, it’s vital that buyers conduct in-depth research not just of a wider area, but also of individual suburbs and properties when looking to leverage market opportunities and (equally importantly) minimise their investment risk.
Sticking to what you know is always best
It’s often natural instinct to look towards areas you’re already familiar when investing in real estate. This can understandably be somewhat of a comfort zone for buyers as it will often feel like the safer approach given they already have a strong knowledge of these markets and their features. However, limiting property research to such a small radius can often lead buyers to miss out on better investment opportunities elsewhere. In fact, by the time investors have narrowed down their search to properties that align with their budget, expectations and wider investment strategy, they may be left with a significantly lower number of properties that actually meet their criteria. As tempting as it may be for buyers to stick to what’s familiar, expanding this search radius could help investors identify areas and markets with higher growth potential, and potentially find more lucrative investment opportunities as a result.
Property is a set and forget investment
Whilst it would be great to be able to purchase a property and sit back whilst that asset increases in value, this also isn’t a realistic approach for investors looking to achieve the best possible outcome from their portfolio. Realising the full potential of a property isn’t just about selecting the right asset in the first place (although this is incredibly important), it’s also about effectively managing and monitoring that asset to enhance the property’s performance and ensure it remains aligned with market demand.
Proactively monitoring the market for value-adding opportunities, managing tenant relationships effectively and identifying strategies to maximise a property’s rental yields are all crucial in optimising an investor’s portfolio and enabling them to make the most of market opportunities. However, this approach also requires time, in-depth market knowledge and detailed research – something which often isn’t achievable for buyers with other full-time commitments. Finding a property manager who understands and actively supports these needs can therefore be crucial in helping investors maximise the long-term value of their property and enhancing the performance of their overall portfolio.
Buying cheap is always a good way to enter the market
Purchasing a cheap property to enter the market can be a very tempting strategy for first-time buyers or novice investors. However, whilst budget is a crucial factor to consider, purchasing a cheap property to get into a “better” suburb or enter the property market sooner can also be a risky approach, and one that won’t necessarily pay off in the long run. These “bargain” deals may seem great on the surface, but it’s important to remember that in most cases, a cheap property is cheap for a reason – because that’s what buyers are willing to pay for it. In many cases, this lower price point can also signify a wider problem with a property – perhaps noise pollution and traffic from a nearby highway, or lack of demand from buyers and tenants. Whilst purchasing a property within one’s means is incredibly important, it’s vital buyers also consider factors such as local supply, rental demand and nearby growth drivers to ensure they’re selecting a property that also supports their wider investment strategy.
Identifying the right advice amongst all the information that surrounds the property industry can be challenging for buyers. However, surrounding yourself by the right professionals and engaging a team with an in-depth knowledge of the local market can help you navigate these complexities and ensure you’re making informed investment decisions that support your long-term goals.
If you would like some expert advice on your next property investment or would like more insights on the topics discussed above, contact our team to organise an obligation-free consultation with one of our property investment specialists.
Momentum Wealth successfully settles iconic Trigg site in latest syndicate
Momentum Wealth is delighted to announce we have settled on the acquisition of 331 West Coast Drive in Trigg following the successful raising for our newest property development syndicate.
Currently occupied by the iconic Yelo Café, the 684sqm site is zoned ‘Local Centre’, with plans underway for a mixed-use development incorporating a commercial tenancy on the ground floor and a limited number of luxury apartments above.
The high level of investor interest received during the raising has served as an indication of growing demand for premium boutique projects in key locations across Perth, as investors continue looking for high-quality projects and investment opportunities that stand out and align with the appeal of the local market.
We have also observed increasing interest in residential property development syndicates amongst investors as they continue to be attracted by the benefits of being able to access high-potential projects and reduce risk.
The recent acquisition plays a key role in our strategy to address rising demand for more diverse housing choice in highly sought-after locations, in particularly boutique apartment products targeting downsizer markets where such housing options are in sparse supply.
A strong holding income from the existing tenancy and the prime coastal location of the site also served as key points of interest during the acquisition process.
News of the development has already resulted in a number of early enquiries from potential buyers, continuing to reinforce the appeal and viability of such projects from both a buyer and development perspective.