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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.

Federal Budget – April 2019

PERSONAL TAXATION

Personal tax cuts: low–mid tax offset increase now; more rate changes from 2022

In the 2019–2020 Federal Budget, the Coalition Government announced its intention to provide further reductions in tax through the non-refundable low and middle income tax offset (LMITO).

Under the changes, the maximum reduction in an eligible individual’s tax from the LMITO will increase from $530 to $1,080 per year. The base amount will increase from $200 to $255 per year for 2018–2019, 2019–2020, 2020–2021 and 2021–2022 income years. In summary:

  • The LMITO will now provide a tax reduction of up to $255 for taxpayers with a taxable income of $37,000 or less.
  • Between taxable incomes of $37,000 and $48,000, the value of the offset will increase by 7.5 cents per dollar to the maximum offset of $1,080.
  • Taxpayers with taxable incomes between $48,000 and $90,000 will be eligible for the maximum offset of $1,080.
  • From taxable incomes of $90,000 to $126,000 the offset will phase out at a rate of 3 cents per dollar.

Individuals will receive the LMITO on assessment after lodging their tax returns for 2018–2019, 2019–2020, 2020–2021 and 2021–2022. This is designed to ensure that taxpayers receive a benefit when lodging returns from 1 July 2019.

Rate and threshold changes from 2022 and beyond

From 1 July 2022, the Government proposes to increase the top threshold of the 19% personal income tax bracket from $41,000 to $45,000.

Also from 1 July 2022, the Government proposes to increase the low income tax offset (LITO) from $645 to $700. The increased LITO will be withdrawn at a rate of 5 cents per dollar between taxable incomes of $37,500 and $45,000 (instead of at 6.5 cents per dollar between taxable incomes of $37,000 and $41,000 as previously legislated). LITO will then be withdrawn at a rate of 1.5 cents per dollar between taxable incomes of $45,000 and $66,667.

Together, the increased top threshold of the 19% personal income tax bracket and the changes to LITO would lock in the tax reduction provided by LMITO, when LMITO is removed.

From 2024–2025, the Government intends to reduce the 32.5% marginal tax rate to 30%. This will more closely align the middle personal income tax bracket with corporate tax rates. In 2024–2025 an entire tax bracket – the 37% tax bracket – will be abolished under the Government’s already-legislated plan. With these changes, by 2024–2025 around 94% of Australian taxpayers are projected to face a marginal tax rate of 30% or less.

Therefore, under the changes announced in the Budget, from 2024–2025 there would only be three personal income tax rates: 19%, 30% and 45%. From 1 July 2024, taxpayers earning between $45,000 and $200,000 will face a marginal tax rate of 30%.

The Government says these changes will maintain a progressive tax system. It is projected that in 2024–2025 around 60% of all personal income tax will be paid by the highest earning 20% of taxpayers – which is broadly similar to that cohort’s share if 2017–2018 rates and thresholds were left unchanged. The share of personal income tax paid also remains similar for the top 1%, 5% and 10% of taxpayers.

Under its Budget announcements, the Government says an individual with taxable income of $200,000 may be earning 4.4 times more income than an individual with taxable income of $45,000, but in 2024–2025 the higher-income person will pay around 10 times more tax.

Medicare levy low-income thresholds for 2018–2019

For the 2018–2019 income year, the Medicare levy low-income threshold for singles will be increased to $22,398 (up from $21,980 for 2017–2018). For couples with no children, the family income threshold will be increased to $37,794 (up from $37,089 for 2017–2018). The additional amount of threshold for each dependent child or student will be increased to $3,471 (up from $3,406).

For single seniors and pensioners eligible for the seniors and pensioners tax offset (SAPTO), the Medicare levy low-income threshold will be increased to $35,418 (up from $34,758 for 2017–2018). The family threshold for seniors and pensioners will be increased to $49,304 (up from $48,385), plus $3,471 for each dependent child or student.

The increased thresholds will apply to the 2018–2019 and later income years. Note that legislation is required to amend the thresholds, so a Bill will be introduced shortly.

Social security income automatic reporting via Single Touch Payroll

The Government intends to automate the reporting of individuals’ employment income for social security purposes through Single Touch Payroll (STP).

From 1 July 2020, income support recipients who are employed will report income they receive during the fortnight, rather than calculating and reporting their earnings. Each fortnight, income data received through an expansion of STP data-sharing arrangements will also be shared with the Department of Human Services, for recipients with employers utilising STP.

This measure will assist income support recipients by greatly reducing the likelihood of them receiving an overpayment of income support payments (and subsequently being required to repay it).

The measure is expected to save $2.1 billion over five years from 2018–2019. The Government says the efficiencies from this measure will be derived through more accurate reporting of incomes. This measure will not change income support eligibility criteria or maximum payment rates. The resulting efficiencies will be redirected by the Government to repair the Budget and fund policy priorities.

STP expansion

The Government will provide $82.4 million over four years from 2019–2020 to the ATO and the Department of Veterans’ Affairs to support the expansion of the data collected through STP by the ATO and the use of this data by Commonwealth agencies.

STP data will be expanded to include more information about gross pay amounts and other details. These changes will reduce the compliance burden for employers and individuals reporting information to multiple Government agencies.

BUSINESS TAXATION

Instant asset write-off extended to more taxpayers; threshold increased

The Budget contains important changes to the instant asset write-off rules. These changes are in addition to the measures contained in a Bill currently before Parliament.

There are two key changes.

First, the write-off has been extended to medium sized businesses, where it previously only applied to small business entities.

The second important change is that the instant asset write-off threshold is to increase from $25,000 to $30,000. The threshold applies on a per-asset basis, so eligible businesses can instantly write off multiple assets.

The threshold increase will apply from 2 April 2019 to 30 June 2020.

Small businesses

Small business entities (ie those with aggregated annual turnover of less than $10 million) will be able to immediately deduct purchases of eligible assets costing less than $30,000 and first used, or installed ready for use, from 2 April 2019 to 30 June 2020.

Small businesses can continue to place assets which cannot be immediately deducted into the small business simplified depreciation pool and depreciate those assets at 15% in the first income year and 30% each income year thereafter. The pool balance can also be immediately deducted if it is less than the applicable instant asset write-off threshold at the end of the income year (including existing pools). The current “lock out” laws for the simplified depreciation rules (which prevent small businesses from re-entering the simplified depreciation regime for five years if they opt out) will continue to be suspended until 30 June 2020.

Medium sized businesses

Medium sized businesses (ie those 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 and first used, or installed ready for use, from 2 April 2019 to 30 June 2020.

The asset purchase date is critical. 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.

Arrangements before 2 April 2019

The Treasury Laws Amendment (Increasing the Instant Asset Write-Off for Small Business Entities) Bill 2019 was introduced in Parliament on 13 February 2019. It proposes to amend the tax law to increase the threshold below which amounts can be immediately deducted under these rules from $20,000 to $25,000 from 29 January 2019 until 30 June 2020, and extend by 12 months to 30 June 2020 the period during which small business entities can access expanded accelerated depreciation rules (instant asset write-off). The Bill is still before the House of Representatives.

The changes in the Bill interact with the Budget changes. This means that, when legislated, small businesses will be able to immediately deduct purchases of eligible assets costing less than $25,000 and first used or installed ready for use over the period from 29 January 2019 until 2 April 2019. The changes outlined above will take affect from then (with access extended to medium sized businesses).

Date of effect

The changes announced in the Budget will apply from 2 April 2019 to 30 June 2020.

Accordingly, the threshold is due to revert to $1,000 on 1 July 2020. Although it is not spelt out in the Budget papers, a Treasury official confirmed to Thomson Reuters on Budget night that from that time the concession will only be available to small business entities (ie the instant asset write-off will not be available to medium sized businesses).

REGULATION, COMPLIANCE AND INTEGRITY

Tax integrity focus on larger businesses’ unpaid tax and super

The Government will provide ATO funding of $42.1 million over four years to to increase activities to recover unpaid tax and superannuation liabilities. These activities will focus on larger businesses and high wealth individuals to ensure on-time payment of their tax and superannuation liabilities. However, the measure will not extend to small businesses.

Tax Avoidance Taskforce on Large Corporates: more funding

The Government will also provide the ATO with $1 billion in funding over four years from 2019–2020 to extend the operation of the Tax Avoidance Taskforce and to expand the Taskforce’s programs and market coverage.

The Taskforce undertakes compliance activities targeting multinationals, large public and private groups, trusts and high wealth individuals. This measure is intended to allow the Taskforce to expand these activities, including increasing its scrutiny of specialist tax advisors and intermediaries that promote tax avoidance schemes and strategies.

The Government has also provided $24.2 million to Treasury in 2018–2019 to conduct a communications campaign focused on improving the integrity of the Australian tax system.

Black Economy Taskforce: strengthening the ABN rules

The Government intends to strengthen the Australian Business Number (ABN) system by imposing new compliance obligations for ABN holders to retain their ABN.

Currently, ABN holders can retain their ABN regardless of whether they are meeting their income tax return lodgment obligation or the obligation to update their ABN details.

From 1 July 2021, ABN holders with an income tax return obligation will be required to lodge their income tax return and from 1 July 2022 confirm the accuracy of their details on the Australian Business Register annually.

These new requirements will make ABN holders more accountable for meeting their government obligations, while minimising the regulatory impact on businesses complying with the law.

This measure stems from the 2018–2019 Budget measure Black Economy Taskforce: consultation on new regulatory framework for ABNs.

Funding for Government response to Banking Royal Commission

The Government will provide $606.7 million over five years from 2018–2019 to facilitate its response to the Hayne Banking Royal Commission.

On 4 February 2019, the Government proposed measures to take action on all 76 of the Royal Commission’s final report recommendations, including:

  • designing and implementing an industry-funded compensation scheme of last resort for consumers and small business ($2.6 million over two years from 2019–2020);
  • providing the Australian Financial Complaints Authority (AFCA) with additional funding to help establish a historical redress scheme to consider eligible financial complaints dating back to 1 January 2008 ($2.8 million in 2018–2019);
  • paying compensation owed to consumers and small businesses from legacy unpaid external dispute resolution determinations ($30.7 million in 2019–2020);
  • resourcing ASIC to implement its new enforcement strategy and expand its capabilities and roles in accordance with the recommendations of the Royal Commission ($404.8 million over four years from 2019–2020);
  • resourcing APRA to strengthen its supervisory and enforcement activities, including with respect to governance, culture and remuneration ($145 million over four years from 2019–2020);
  • establishing an independent financial regulator oversight authority, to assess and report on the effectiveness of ASIC and APRA in discharging their functions and meeting their statutory objectives ($7.7 million over three years from 2020–2021);
  • undertaking a capability review of APRA which will examine its effectiveness and efficiency in delivering its statutory mandate, as well as its capability to respond to the Royal Commission ($1 million in 2018–2019);
  • establishing a Financial Services Reform Implementation Taskforce within the Treasury to implement the Government’s response to the Royal Commission, and coordinate reform efforts with APRA, ASIC and other agencies through an implementation steering committee ($11.2 million in 2019–2020); and
  • providing the Office of Parliamentary Counsel with additional funding for the volume of legislative drafting that will be required to implement the Government’s response ($0.9 million in 2019–2020).

The Government said these costs will be partially offset by revenue received through ASIC’s industry funding model and increases in the APRA Financial Institutions Supervisory Levies.

ATO analytics: increased funding

The Government will also provide funding designed to increase the ATO’s analytical capabilities.

First, the Government will provide $70 million over two years from 2018–2019 to undertake preparatory work required for the ATO to migrate from its existing data centre provider to an “alternative data centre facility”. The funding will also be used to prepare a second-pass business case that will identify the full cost of activities required to complete the data centre migration project.

The Government will also provide $6.9 million over four years from 2019–2020 to support additional analytical capabilities within the Treasury and other agencies.

SUPERANNUATION

Super contributions work test exemption extended; spouse contributions age limit increased

The Budget confirmed the Treasurer’s announcement on 1 April 2019 that individuals aged 65 and 66 will be able to make voluntary superannuation contributions from 1 July 2020 (both concessional and non-concessional) without needing to meet the contributions work test. The age limit for making spouse contributions will also be increased from 69 to 74.

Super contributions work test

Currently, individuals aged 65–74 must work at least 40 hours in any 30-day period in the financial year in which the contributions are made (the “work test”) in order to make voluntary personal contributions.

The proposed extension of the work test exemption means that individuals aged 65 or 66 who don’t meet the work test – because they may only work one day a week or volunteer – will be able to make voluntary contributions to superannuation, giving them greater flexibility as they near retirement. Around 55,000 people aged 65 and 66 are expected to benefit from this reform in 2020–2021.

The Treasurer said the proposed change will align the work test with the eligibility for the Age Pension, which is scheduled to reach age 67 from 1 July 2023.

The tax law will also be amended to extend access to the bring-forward arrangements for non-concessional contributions to those aged 65 and 66. The bring-forward rules currently allows individuals aged less than 65 years to make three years’ worth of non-concessional contributions (which are generally capped at $100,000 a year) in a single year. This will be extended to those aged 65 and 66. Otherwise, the existing annual caps for concessional contributions and non-concessional contributions ($25,000 and $100,000 respectively) will continue to apply.

Spouse contributions age limit increase

The age limit for making spouse contributions will be increased from 69 to 74. Currently, those aged 70 and over cannot receive contributions made by another person on their behalf.

The proposed increased age limit for spouse contributions may enable more taxpayers to obtain a tax offset for spouse contributions from 1 July 2020. A tax offset is currently available up to $540 for a resident taxpayer in respect of eligible contributions made on behalf of their spouse. The spouse’s assessable income, reportable fringe benefits and reportable employer superannuation contributions must be less than $37,000 in total to obtain the maximum tax offset of $540, and less than $40,000 to obtain a partial tax offset. Of course, if the spouse in respect of whom the contribution is made is aged 67–74 from 1 July 2020, the spouse may still need to satisfy the requisite work test in order for the super fund to accept the contribution.

Exempt current pension income calculation to be simplified for super funds

Superannuation fund trustees with interests in both the accumulation and retirement phases during an income year will be allowed to choose their preferred method of calculating exempt current pension income (ECPI).

The Government will also remove a redundant requirement for superannuation funds to obtain an actuarial certificate when calculating ECPI using the proportionate method, where all members of the fund are fully in the retirement phase for all of the income year.

Background

There are two methods to work out the ECPI for a complying superannuation fund:

  • segregated method – the segregation of specific assets (segregated current pension assets) which are set aside to meet current pension liabilities; or
  • proportionate method – a proportion of assessable income attributable to current pension liabilities is exempt.

Since 1 July 2017, SMSFs and small APRA funds (SAFs) are prevented from using the segregated method to determine their ECPI if there are any fund members in retirement phase with a total superannuation balance that exceeds $1.6 million on 30 June of the previous income year. Such SMSFs and SAFs with “disregarded small fund assets” are instead required to use the proportionate method. This is currently the case even if the fund’s only member interests are retirement phase superannuation income streams whereby an actuarial certificate will provide a 100% tax exemption for the income in any event.

Where a SMSF is 100% in pension phase for all or part of an income year, the ATO considers that all of the fund’s assets are “segregated current pension assets” and the fund cannot choose to use the alternative proportionate method. The ATO has previously acknowledged that this legal view is at odds with an industry practice whereby some SMSFs have used the proportionate method even if the fund was solely in pension phase. The ATO therefore granted an administrative concession whereby SMSF trustees did not face compliance action for 2016–2017 and prior years for ECPI calculations based on an industry practice. However, for 2017–2018 and later years, the ATO has expected funds that are 100% in pension phase to only use the segregated method.

Super insurance opt-in rule for low balances: delayed start date confirmed

The Government has confirmed that it will delay the start date to 1 October 2019 for ensuring insurance within superannuation is only offered on an opt-in basis for accounts with balances of less than $6,000 and new accounts belonging to members under age 25.

That delayed start day of 1 October 2019 was previously announced as part of the Treasury Laws Amendment (Putting Members’ Interests First) Bill 2019, which was introduced in the House of Reps on 20 February 2019. That Bill (currently before Parliament) proposes to amend the super law to
prevent insurance within superannuation from being provided on an opt-out basis for account balances less than $6,000 and members under 25 years old (who begin to hold a new product on or after 1 October 2019).

Members will still be able to obtain insurance cover within their superannuation by electing to do so (ie opting in). The changes seek to prevent the erosion of super savings through inappropriate insurance premiums and duplicate cover.

The Putting Members’ Interests First Bill essentially re-introduced the Government’s policy proposal that was previously contained in the Treasury Laws Amendment (Protecting Your Superannuation Package) Bill 2018. That Bill received Royal Assent on 12 March 2019, after being passed with Greens’ amendments that removed aspects of the insurance opt-in rule for account balances less than $6,000 and members under 25. The Government agreed to those amendments in the Senate to ensure the prompt passage of the other measures in that Bill. As enacted, that Bill requires a trustee to stop providing insurance on an opt-out basis from 1 July 2019 to a member who has had a product that has been inactive for 16 months or more, unless the member has directed the trustee to continue providing insurance.

 

Tax Newsletter – February/March 2019

Single Touch Payroll reporting for small businesses: get ready!

Legislation has recently passed to bring in Single Touch Payroll (STP) reporting for all small employers (with fewer than 20 employees) from 1 July 2019.

STP is a payday reporting arrangement where employers need to send tax and superannuation information to the ATO from their payroll or accounting software each time they pay their employees. For large employers (with 20 or more employees), STP reporting started gradually from 1 July 2018, and until now it has been optional for small employers.

ATO Commissioner Chris Gordon has said he wants to “reassure small business and give my personal guarantee that our approach to extending Single Touch Payroll will be flexible, reasonable and pragmatic”.

The basics of STP reporting

  • With STP reporting, employers no longer need to provide payment summaries to employees for payments reported through STP. Payments not reported through STP, like employee share scheme (ESS) amounts, still need to be reported on a payment summary.
  • Employers no longer need to provide payment summary annual report (PSARs) to the ATO at the end of the financial year for STP reported payments.
  • Employees can view their year-to-date payment information using the ATO’s online services, accessible through their myGov account, or can ask the ATO for a copy of this information.
  • Employers need to complete a finalisation declaration at the end of each financial year.

 

  • Employers need to report employees’ super liability information for the first time through STP. Super funds will then report to the ATO when the employer pays the super amounts to employees’ funds.
  • From 2020, the ATO will pre-fill some activity statement information for small to medium withholders with the information reported through STP. Employers that currently lodge an activity statement will continue to do so.

TIP: Contact us today for more information about STP for your business.

Super guarantee compliance:
time to take action

The government’s latest initiatives targeting non-compliance with superannuation guarantee (SG) obligations give businesses plenty to think about. With Single Touch Payroll on the way for small businesses, all employers should take time to review their arrangements for paying employees’ super.

The government is proposing a 12-month “amnesty” for employers to voluntarily disclose and correct any historical underpayments of SG contributions for any period up to 31 March 2018 without incurring penalties or the usual administration fee. This is provided the ATO hasn’t already commenced a compliance audit of that employer. Additionally, employers will be entitled to claim deductions for the catch-up payments they make under the amnesty.

Tip: It’s an important time for businesses to get their SG affairs in order. If you’re an employer with outstanding underpayments of SG contributions, we can assist with the process of making a voluntary disclosure to the ATO.

Proposed increase for small business instant asset write-off

Prime Minister Scott Morrison recently announced the government’s intention to increase the instant asset write-off already available for small businesses from $20,000 to $25,000. Mr Morrison also said that the instant write-off would be extended by another 12 months to 30 June 2020. These measures are expected to benefit more than three million eligible small businesses to access the expanded accelerated depreciation rules for assets costing less than $25,000.

Labor has previously proposed an “investment guarantee” giving all businesses an immediate 20% tax deduction from 1 July 2020 for any new eligible asset worth more than $20,000. This would be a permanent accelerated depreciation measure so that businesses could continue to take advantage of an immediate 20% tax deduction when investing in an eligible asset.

ATO warns about new scams
in 2019

The ATO is warning taxpayers to be alert for scammers impersonating the ATO, using a range of new ways to get taxpayers’ money and personal information.

While the ATO regularly contacts people by phone, email and SMS, there are some tell-tale signs that you’re being contacted by someone who isn’t with the ATO. The ATO will never:

  • send you an email or SMS asking you to click on a link to provide login, personal or financial information, or to download a file or open an attachment;
  • use aggressive or rude behaviour, or threaten you with arrest, jail or deportation;
  • request payment of a debt using iTunes or Google Play cards, pre-paid Visa cards, cryptocurrency or direct credit to a personal bank account; or
  • ask you to pay a fee in order to release a refund owed to you.

ATO refers overdue lodgments to external collection agencies

The ATO has recently started referring taxpayers with overdue lodgment obligations to an external collection agency to obtain lodgments on the ATO’s behalf. External collection agencies will focus on income tax and activity statement lodgments, and referral to an external collection agency doesn’t affect a taxpayer’s credit rating.

If your case is referred to a collection agency, the ATO will notify you in writing before phoning you or your authorised contact to negotiate lodgment of the overdue documents and request payment of any debt.

Tip: If your tax return or other ATO paperwork is overdue, don’t panic! We can help work out what you need to do next, and even make arrangements with the ATO on your behalf.

Government consultation on sharing economy reporting

The government has released a consultation paper seeking views on a possible reporting regime to provide information on Australians who receive income from sharing economy websites like Uber, Airtasker, Menulog and Deliveroo.

The ATO and other government agencies currently have limited information about the income of “gig workers” in the sharing economy, and the government’s Black Economy Taskforce recently recommended designing and implementing a compulsory reporting regime. Although there are a lot of issues still to consider, including costs and data privacy, a new regime could mean gig platforms, payment processors or even banks may soon need to report to the ATO and other agencies on gig workers’ income.

Extra 44,000 taxpayers face Div 293 superannuation tax

An extra 44,000 taxpayers have been hit with the additional 15% Division 293 tax for the first time on their superannuation contributions for 2017–2018. This is because the Div 293 income threshold was reduced to $250,000 for 2017–2018 (it was previously $300,000).

Individual taxpayers with income and super contributions above $250,000 are subject to an additional 15% Div 293 tax on their concessional contributions.

Taxpayers have the option of paying the Div 293 tax liability using their own money, or electing to release an amount from an existing super balance, which means completing a Div 293 election form.

Company losses “similar business test” Bill passes

Legislation originally introduced in March 2017 to supplement the “same business test” with a more relaxed “similar business test” has finally been passed.The test will be used to work out whether a former company’s tax losses and net capital losses from previous income years can be used as a tax deduction for a new business in a current income year. It also is relevant to whether a company joining a consolidated group can transfer its losses to the head company of the consolidated group.

Tax Newsletter February/March 2019

Single Touch Payroll reporting for small businesses: get ready! Legislation has recently passed to bring in Single Touch Payroll (STP) reporting for all small employers (with fewer than 20 employees) from 1 July 2019. STP is a payday reporting arrangement where employers need to send tax and superannuation information to the ATO from their payroll or accounting software each time they pay their employees. For large employers (with 20 or more employees), STP reporting started gradually from 1 July 2018, and until now it has been optional for small employers. ATO Commissioner Chris Gordon has said he wants to “reassure small business and give my personal guarantee that our approach to extending Single Touch Payroll will be flexible, reasonable and pragmatic”. The basics of STP reporting • With STP reporting, employers no longer need to provide payment summaries to employees for payments reported through STP. Payments not reported through STP, like employee share scheme (ESS) amounts, still need to be reported on a payment summary. • Employers no longer need to provide payment summary annual report (PSARs) to the ATO at the end of the financial year for STP reported payments. • Employees can view their year-to-date payment information using the ATO’s online services, accessible through their myGov account, or can ask the ATO for a copy of this information. • Employers need to complete a finalisation declaration at the end of each financial year. • Employers need to report employees’ super liability information for the first time through STP. Super funds will then report to the ATO when the employer pays the super amounts to employees’ funds. • From 2020, the ATO will pre-fill some activity statement information for small to medium withholders with the information reported through STP. Employers that currently lodge an activity statement will continue to do so. TIP: Contact us today for more information about STP for your business. Super guarantee compliance: time to take action The government’s latest initiatives targeting non-compliance with superannuation guarantee (SG) obligations give businesses plenty to think about. With Single Touch Payroll on the way for small businesses, all employers should take time to review their arrangements for paying employees’ super. The government is proposing a 12-month “amnesty” for employers to voluntarily disclose and correct any historical underpayments of SG contributions for any period up to 31 March 2018 without incurring penalties or the usual administration fee. This is provided the ATO hasn’t already commenced a compliance audit of that employer. Additionally, employers will be entitled to claim deductions for the catch-up payments they make under the amnesty. TIP: It’s an important time for businesses to get their SG affairs in order. If you’re an employer with outstanding underpayments of SG contributions, we can assist with the process of making a voluntary disclosure to the ATO. Proposed increase for small business instant asset write-off Prime Minister Scott Morrison recently announced the government’s intention to increase the instant asset write-off already available for small businesses from $20,000 to $25,000. Mr Morrison also said that the instant write-off would be extended by another 12 months to 30 June 2020. These measures are expected to benefit more than three million eligible small businesses to access the expanded accelerated depreciation rules for assets costing less than $25,000. Labor has previously proposed an “investment guarantee” giving all businesses an immediate 20% tax deduction from 1 July 2020 for any new eligible asset worth more than $20,000. This would be a permanent accelerated depreciation measure so that businesses could continue to take advantage of an immediate 20% tax deduction when investing in an eligible asset. ATO warns about new scams in 2019 The ATO is warning taxpayers to be alert for scammers impersonating the ATO, using a range of new ways to get taxpayers’ money and personal information. While the ATO regularly contacts people by phone, email and SMS, there are some tell-tale signs that you’re being contacted by someone who isn’t with the ATO. The ATO will never: • send you an email or SMS asking you to click on a link to provide login, personal or financial information, or to download a file or open an attachment; • use aggressive or rude behaviour, or threaten you with arrest, jail or deportation; • request payment of a debt using iTunes or Google Play cards, pre-paid Visa cards, cryptocurrency or direct credit to a personal bank account; or • ask you to pay a fee in order to release a refund owed to you. ATO refers overdue lodgments to external collection agencies The ATO has recently started referring taxpayers with overdue lodgment obligations to an external collection agency to obtain lodgments on the ATO’s behalf. External collection agencies will focus on income tax and activity statement lodgments, and referral to an external collection agency doesn’t affect a taxpayer’s credit rating. If your case is referred to a collection agency, the ATO will notify you in writing before phoning you or your authorised contact to negotiate lodgment of the overdue documents and request payment of any debt. TIP: If your tax return or other ATO paperwork is overdue, don’t panic! We can help work out what you need to do next, and even make arrangements with the ATO on your behalf. Government consultation on sharing economy reporting The government has released a consultation paper seeking views on a possible reporting regime to provide information on Australians who receive income from sharing economy websites like Uber, Airtasker, Menulog and Deliveroo. The ATO and other government agencies currently have limited information about the income of “gig workers” in the sharing economy, and the government’s Black Economy Taskforce recently recommended designing and implementing a compulsory reporting regime. Although there are a lot of issues still to consider, including costs and data privacy, a new regime could mean gig platforms, payment processors or even banks may soon need to report to the ATO and other agencies on gig workers’ income. Extra 44,000 taxpayers face Div 293 superannuation tax An extra 44,000 taxpayers have been hit with the additional 15% Division 293 tax for the first time on their superannuation contributions for 2017–2018. This is because the Div 293 income threshold was reduced to $250,000 for 2017–2018 (it was previously $300,000). Individual taxpayers with income and super contributions above $250,000 are subject to an additional 15% Div 293 tax on their concessional contributions. Taxpayers have the option of paying the Div 293 tax liability using their own money, or electing to release an amount from an existing super balance, which means completing a Div 293 election form. Company losses “similar business test” Bill passes Legislation originally introduced in March 2017 to supplement the “same business test” with a more relaxed “similar business test” has finally been passed.The test will be used to work out whether a former company's tax losses and net capital losses from previous income years can be used as a tax deduction for a new business in a current income year. It also is relevant to whether a company joining a consolidated group can transfer its losses to the head company of the consolidated group.