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Taxation Newsletter – February 2017
ATO priority on settling cases – but not at any cost
The ATO has advised that it places a high priority on resolving tax disputes early, including through reaching settlements where appropriate, but that it will not settle disputes at any cost. It says “the sensible use of settlements” is part of its commitment to earlier and more effective dispute resolution. In this regard, the ATO has advised that in 2015–2016, it settled 1,362 cases (31% more than in the previous year) and that the increased number of settlements can be attributed entirely to settlements finalised as part of Project DO IT (Disclose Offshore Income Today).
TIP: The ATO’s stated policy of “placing a high priority on resolving disputes early, including through settlements where appropriate” is something that should be kept in mind in any dispute with the Commissioner, whether large or small. A settlement may provide a great opportunity to finalise a difficult or long-running dispute.
ATO develops work-related expenses risk profiles
The ATO has developed work-related expenses risk profiles to help it identify how work-related expense deduction amounts compare for similar taxpayers. The ATO said improvements in data analytics and modelling have allowed it to create a risk profile for tax agents’ practices based on comparing their clients’ work-related expenses claims with those made by similar taxpayers.
The ATO has said it will share these risk profiles with some tax professionals where their clients’ claims appear higher than expected.
TIP: The ATO’s increasing capacity to monitor the often difficult issue of work-related expenses claims means taxpayers and tax professionals need to take care when preparing returns. Contact us if you would like to discuss which of your work-related expenses may be tax deductible.
Onus on taxpayers to show no fraud or evasion: Full Federal Court
Several taxpayers have been unsuccessful in their appeals to the Full Federal Court in which they challenged tax assessments that dramatically increased their assessable income for certain income years. In each case, the Court confirmed that where the Commissioner of Taxation has issued an amended or default assessment out of time on the grounds of taxpayer “fraud or evasion”, the taxpayer bears the responsibility of proving that such fraud or evasion does not exist.
No disclaimer of trust interest: unsuccessful appeal
A beneficiary of two trusts whose assessable income was increased from some $70,000 to some $13 million in light of her entitlement to distributions from the trusts has been unsuccessful in claiming on appeal that she had “disclaimed her interests” in the trusts. Instead, the AAT found that she could not argue she had disclaimed her interests in the distributions. This finding was on the basis that she did not bring up having made “disclaimers” when she originally objected to amended assessments that the Commissioner of Taxation issued in 2013. Additionally, in any event, the AAT found that the disclaimers were legally ineffective because of the significant period of time between the distributions being made (in 2006 and 2007) and the disclaimers being made (in 2015).
TIP: Any attempt to disclaim an interest in a trust for tax purposes must be legally valid first – and the key consideration is that there must not have been behaviour that indicates implied acceptance of the interest. In this case, the taxpayer’s behaviour was problematic because she did not act until well after she received the distributions and they were assessed as part of her income.
Admin penalties of 75% for failing to lodge FBT returns
The AAT has confirmed that 75% administrative penalties were rightfully imposed on several companies for their failure to lodge FBT returns over a four-year period. The AAT found that the Commissioner of Taxation was obliged to impose a 75% administrative penalty because the FBT returns were not lodged, and that the “safe harbour” provisions did not apply to such an administrative penalty.
The AAT also found that it was not appropriate to exercise its discretion to remit the penalties in part or whole under the circumstances. The AAT relied on the criteria in Practice Statement Law Administration PS LA 2014/4 in arriving at its decision.
New ATO data-matching program: ride-sourcing
The ATO has announced a new data-matching program involving ride-sourcing providers. Under the program, the ATO will acquire data to identify individuals who may be engaged in providing ride-sourcing services during the 2016–2017 and 2017–2018 financial years. Details of all payments made to ride-sourcing providers from accounts held by a ride-sourcing facilitator will be requested from the facilitator’s financial institution for the 2016–2017 and 2017–2018 financial years. The ATO estimates that up to 74,000 individuals (ride-sourcing drivers) offer, or have offered, the services.
TIP: If you work as a driver for Uber or a similar ride-sourcing facilitator, the money you make is assessable income that needs to be included in your tax return. Contact us for more information about how the ATO’s data-matching program may apply to your circumstances.
Taxation ruling on commercial website deductibility
A new taxation ruling from the ATO sets out the tax deductibility of expenditure incurred in acquiring, developing, maintaining or modifying a commercial website for use in carrying on a business.
Broadly, the ruling explains that acquiring or developing a commercial website for a new or existing business is considered to be a capital expense, and is therefore not deductible. On the other hand, maintaining a website, including remedying software faults, is generally a revenue expense, so may be deductible.
Taxation determination on deductions for bad debts: trust beneficiaries and UPEs
In a new tax determination, the ATO states that a beneficiary is not entitled to a bad debt deduction for an amount of unpaid present entitlement (UPE) that the beneficiary purports to write off as a bad debt.
It says this is because the amount of UPE is not included in the beneficiary’s assessable income. Instead, the entitlement is used to determine how much net income of the trust is included in the beneficiary’s assessable income. This means that the the debt amount cannot be included in the taxpayer’s income in that year or in an earlier income year, which is a requirement for writing off a bad debt.
Taxpayer failed to prove that payments were “loans”
In a recent case, the Full Federal Court has found that several taxpayer companies had not discharged the onus of proving that assessments the Commissioner of Taxation issued to them were excessive. The amended assessments took into account income of some $4 million that the Australian companies received from overseas sources. The taxpayers had claimed that the payments were loans.
In allowing the Commissioner’s appeal, the Court majority held that it would not be appropriate to find that the taxpayers had provided the required proof that the payments were genuine loans; in fact, they had made inconsistent or “alternative” arguments about the nature of the payments.
Finance Newsletter December 2016/January 2017
Some interest rates drop while others are going up!
Do 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 3.59% variable 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 3.59% variable rate (3.60% comparison 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 $150 000, 80% LVR maximum – No application fee, monthly or annual fees. 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 $3 645 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. 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 December 2016/January 2017
Contrived trust arrangements in ATO sights
The ATO has cautioned taxpayers against arrangements that seek to minimise tax by creating artificial differences between the taxable net income and distributable income of closely held trusts. Deputy Commissioner Michael Cranston said the ATO is investigating arrangements where trustees are engineering a reduction in trust income to allow taxpayers to improperly gain favourable tax breaks, or sometimes to pay no tax at all.
Although he noted that many people use trust structures appropriately and within the law, Mr Cranston said the ATO has seen some trustees exploit the differences between trust net income and distributable income to have the net income assessed to individuals and businesses that pay little or no tax, and allow others to enjoy the economic benefits of the net income tax-free.
TIP: The ATO has identified problematic arrangements through the Trusts Taskforce’s ongoing monitoring and reviews, and will continue to look for similar arrangements using sophisticated analytics. Please contact our office for further information.
GST and countertrade transactions
The ATO has issued a Practical Compliance Guideline which sets out the Tax Commissioner’s compliance approach, in the context of GST, to entities that enter into countertrade transactions as part of carrying on their enterprise. “Countertrade” refers to the direct exchange of things by one entity for things provided by another entity, and does not include transactions where any of the consideration is monetary.
Each entity to a countertrade makes a supply and an acquisition. The Commissioner is aware of various practical problems in the context of these transactions and notes that the compliance and administrative costs may be unnecessarily burdensome where such transactions have no net revenue effect. Accordingly, the Guideline seeks to apply a practical compliance approach for certain countertrade transactions that are GST-neutral.
TIP: The Practical Compliance Guideline is only applicable in relation to GST – not for any other purpose or in relation to any other tax obligations and entitlements. It also only applies in specified circumstances, including where the countertrade transactions account for no more than approximately 10% of the entity’s total number of supplies.
Companies held to be resident and liable to tax in Australia
In a long-running saga, the High Court has unanimously dismissed the appeals of four corporate taxpayers. The Court confirmed the taxpayers were Australian residents for income tax purposes, and therefore liable to tax in Australia on the profits they made from share trading activities on the Australian Stock Exchange. In making this decision, the Court rejected the taxpayers’ contention that because Justice Perram had in the first case found that the directors of each taxpayer were resident abroad, and because meetings of those directors were held abroad, then Justice Perram and the Full Federal Court should have held that the central management and control of each company was exercised abroad, and therefore that the companies were not residents of Australia for income tax purposes.
The High Court held that, as a matter of long-established principle, the residence of a company is a question of fact and degree to be answered according to where the company’s central management and control actually occurs. Moreover, the Court emphasised the answer was to be determined by reference to the course of the company’s business and trading, rather than by reference to the documents establishing its formal structure and other procedural matters.
The High Court further held that the fact the boards of directors of the companies were located in overseas countries was insufficient to locate the companies as “foreign residents” in circumstances where (as found in the first case) the boards of directors had abrogated their decision-making in favour of a Sydney-based accountant, and only met to mechanically implement or rubber-stamp decisions that he made in Australia.
Payment was assessable as “deferred compensation”
The High Court has unanimously dismissed a taxpayer’s appeal and held that payments of US$160 million made to him pursuant to an incentive “profit participation plan” after termination of his employment was income according to ordinary concepts. In particular, the Court found that the payments were “deferred compensation” for the services the taxpayer performed in his employment. At the same time, the Court dismissed the taxpayer’s claim that the amount was assessable as a capital gain on the basis that it did not represent the proceeds for the future right to receive a proportion of company profits he was entitled to.
ATO data-matching programs continue
The ATO has advised that it will continue with the following data-matching programs.
Share transactions
Data about share transactions will be acquired for the period 20 September 1985 to 30 June 2018 from various sources, including stock transfer companies. The ATO will collect full names and addresses, purchase and sale details, and other information. The program aims to ensure that taxpayers are correctly meeting their tax obligations in relation to share transactions. It is estimated that records relating to 3.3 million individuals will be matched.
Credit and debit cards
Data about credit and debit card transactions will be acquired for the 2015–2016 and 2016–2017 financial years from various financial institutions. The ATO will collect details (such as name, address and contact information) of merchants with a credit and debit card merchant facility and the amount and quantity of the transactions processed. The program seeks to identify businesses that may not be meeting their tax obligations. It is estimated that around 950,000 records will be obtained, including 90,000 matched to individuals.
Online selling
Data will be acquired relating to registrants who sold goods and services to an annual value of $12,000 or more during the 2015–2016, 2016–2017 and 2017–2018 financial years. The ATO said data will be sought from eBay Australia and New Zealand Pty Ltd. The data will be used to identify those apparently operating a business but failing to meet their registration and/or lodgment obligations. It is estimated that between 20,000 and 30,000 records will be obtained.
Tax debt release applications refused
The Administrative Appeals Tribunal (AAT) has recently refused the applications of two individuals who sought to be released from their tax debts under the tax law.
Case 1
An individual suffering from Parkinson’s disease had received income protection policy payments and sought to be relieved from the related tax debts, which totalled $130,416. He said he was unable to dispose of his home or an investment property to pay the debts, as there were mortgages over the properties in favour of his wife. The individual also argued that selling the properties would compound his illness and make it more difficult to meet his living needs. Although the AAT accepted that serious illness was a consideration, after reviewing the circumstances it held that the taxpayer would not suffer serious hardship if he was required to pay his tax liability. The AAT said the taxpayer did not make proper provisions to meet his tax liabilities and preferred to pay his other debts. Accordingly, relief was not granted.
Case 2
A Sunshine Coast real estate agent sought to be relieved from his tax debts, which totalled $437,681 as at 11 August 2016. He argued he had an outstanding compliance history and that his circumstances were the result of a catastrophic financial event in 2005, among other things. The Commissioner pointed to the taxpayer’s “unusually high level of discretionary spending, including on holidays, dining out and entertainment, which could be reduced”. The AAT said the taxpayer had a “poor compliance history” and agreed with the Commissioner’s description of his discretionary spending. The AAT was of the view that the taxpayer “simply gave priority to other matters and ignored his tax obligations”. The AAT accordingly refused the application for relief.
Finance Newsletter – November 2016
Interest rates drop!
Do 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 3.59% variable 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 3.59% variable rate (3.60% comparison rate) .This NOT a honeymoon rate, discount is for the life of the loan. Conditions apply – owner occupied homes, principal and interest payments, minimum loan $150 000, 80% LVR maximum – No application fee, monthly or annual fees. 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 $3 645 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. 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.
Property Newsletter – November 2016
3 things to do before buying an investment property
Are you looking to purchase an investment property soon? Amid what is traditionally the busiest time of the year for property markets, make sure you’re buyer ready before buying an investment property.
With the spring season well and truly underway, property markets around Australia are entering a state of heightened activity in what is usually the busiest period of the year.
For those willing and able to buy an investment property right now, this can mean more stock on market, and subsequently a wider choice of properties. However, it can also mean increased competition as more buyers come to market as well.
With increased competition, investors need to be adequately prepared so they’re best placed when the time comes to make an offer.
So what should investors do to ensure they’re buyer ready? Here are 3 tasks to complete before heading out to the market.
- Review your household budget. While you should update your household budget as your circumstances change, you should review your budget before acquiring an investment property so you have an up-to-date understanding of your cash-flow position. You may have additional expenses or income that you have failed to factor in, which could have a significant impact on your borrowing capacity or general finances.
- Book an appointment with your broker. Meet with your mortgage broker to ensure your finance structures remain relevant and to secure pre-approval for an investment loan. The pre-approval will be more attractive to sellers and may be the difference between your offer and another buyer’s offer that is pending finance.
- Know what to look for. Many beginner investors aren’t aware of the different types of property investment options and what’s best for their individual circumstances. For example, typically established houses have high capital growth prospects but low rental returns, whereas the opposite is typically true of some apartments. Villas and townhouses also have their own pros and cons, as do commercial property investments and development properties. Therefore, investors need to understand what type of investment best suits their circumstances and needs, as this will save significant time when searching the market and attending open inspections.However, even in the face of heightened competition, buyers should still complete adequate inspections, including pest, electrical and structural, for example, to ensure the property doesn’t present any surprise defects after settlement.
- For direct property investments, whether it be a house, townhouse or other, it’s important to act swiftly when you find a property that meets your criteria. This includes liaising with the sales agent to obtain the necessary information about the seller’s circumstances and placing reasonable, but strong, offers to best position yourself to secure the property.
Finding a development site
After countless hours of market research and attending dozens of home opens in the hopes of finding a development site, you’ve finally found a site that looks set to deliver a huge financial windfall. But will it live up to your expectations?
When purchasing a property with plans for future development, it’s important to hold a comprehensive understanding of the local council planning scheme to ensure the property meets the necessary criteria.
Typically, land appreciates in value while buildings depreciate, meaning a property with a higher land value proportion has better prospects for capital growth.
Therefore, development sites generally appreciate quicker than those without development potential due to the increased value in the land derived by this ability to develop. (Development sites typically cost more to hold though as existing dwellings are typically older and don’t command as much rent and require more maintenance expenses).
However, if planning polices and scheme clauses limit the site’s development potential, then the capital growth prospects can be restrained.
For example, it’s not uncommon for investors to purchase a split-zoned property (such as R40/60) only to find out later that the site doesn’t meet the dual-density criteria needed to gain the higher coding.
This can severely affect an investor’s strategy, and financial standing, as they may only be able to develop a fraction of the number of apartments they had planned.
If you think you’ve found the perfect development site, it’s important to gain a comprehensive understanding of the relevant local council planning policy before placing an offer.
Failing to do so may leave you with a property that doesn’t live up to your development expectations and could cause significant financial loss.
3 tips to develop a successful medical centre
With the rising prominence of healthcare, many investors and industry professionals are seeking to develop new local medical centres. But what needs to be considered to help find the right location for such specialist projects?
Whether it be for industrial, retail, medical or another purpose, the end-use of a commercial development should play a major role in deciding the location of the project.
So what needs to be considered if you want to develop a local medical centre? Here are 3 factors that need to be evaluated before taking the plunge.
- Area/centre make-up Some highly developed areas seem like a logical choice to build a medical centre but the local mix of owners, tenants or business may not be right. For example, there may be too many investors instead of business owner-occupiers in the area, which can lead to higher vacancies as tenants come and go. This can lead to lower foot traffic and clientele and can detract from the area’s overall public appeal.
- Nearby competitors While it can be beneficial for complementary medical providers to be in a local area, building a medical centre near direct competitors can make it hard to attract tenants or a potential buyer. This is because tenants or owner-occupier buyers will be reluctant to lease or buy a property next to a competitor.
- Tenant/buyer referral business Is a prospective tenant or buyer going to be relying on referral sources for their business, like a specialist can rely on a general practitioner for clients? If so, make sure there is a referrer nearby or incorporate space in the development to attract one to your centre.By keeping these at the fore when searching for potential development sites, you’ll be in a stronger position to deliver a more unique project that leverages existing businesses and avoids competitors, which will be much more appealing to tenants/buyers and will ultimately optimise your returns.Thornlie would benefit greatly under Perth’s long-term planning blueprint with new rail projects identified for the area which would link to major employment and activity hubs.The suburb has a median house price of $450,000. Low-density single residential houses are the predominant dwelling type making up 94% of stock, followed by semi-detached and townhouses at 3% and flats and apartments at 3%.Features of the suburb include Spencer Village Shopping Centre, Thornlie Square Shopping Centre, South Metropolitan Tafe Thornlie Campus, Walter Padbury Park and Tom Bateman Sporting Complex Reserve.There are many schools in the area including 5 primary and 2 high schools. Of these 1 primary and high school are private.Thornlie is bounded by Canning River in the North, Warton Road in the East, Garden Street in the South and Roe Highway in the west. Its main arterial roads include Roe Highway, Spencer Road, Albany Highway and Nicholson Road, and the suburb also features the Thornlie train station in the north as well as bus routes on main arterial roads.The plan showed an extension of the existing Thornlie line to extend through to Cockburn Station and the Mandurah Line.These new rail infrastructure projects, if committed to, would significantly increase accessibility to and from Thornlie, improving cross mobility and provide direct access to the airport and Murdoch Activity Centre (both large employment centres).
- As Thornlie gentrifies, there is likely to be increased redevelopment, particularly around Thornlie train station and Spencer Village Shopping Centre, where there are higher zonings already in place.
- Longer term beyond 3.5 million residents, the Forrestfield Airport-link would be extended to Thornlie Station as well.
- The state government’s long-term transport blueprint, Transport at 3.5 Million, has identified new rail infrastructure that will greatly benefit Thornlie.
- It has a population of about 22,965 residents with a median age of 36 years, of which about 18.6% identify as technicians and trades workers (which is higher than the state average of 16.7%), while 16.9% identify as clerical and administrative workers and 14% as professionals.
- Westfield Carousel is also nearby being just 4 kilometres away.
- About 77% of houses are either owned outright or being purchased while 20% are being rented.
- Located within the City of Gosnells about 18 kilometres south east of the Perth CBD, Thornlie is a large residential suburb established mainly between the 1950s and 1980s with some commercial areas and state housing scattered throughout.
- Suburb snapshot: Thornlie
- When considering developing a commercial medical centre, it’s important to understand the needs of the target tenant/buyer, their nearby competitors, the local supply and demand factors of similar stock and the owner-occupier/investor mix.
Deals and Don’ts – November 2016
In this section we take a look at just some of the different properties on the market and explain why they’re either deals (that represent a good investment) or don’ts (that should be carefully avoided by investors).
Deals
Edgewater
Purchase price: $570,000 Purchase date: September 2016 Block size: 710sqm Specification: 4 bedroom, 2 bathroom, 2 car bay house built in 1983, zoned R20/40.
Deal: This property represents a deal because of its close proximity to Edgewater train station, being just 800 metres away, in conjunction with its development potential. The property is also on a corner block and the large house is in a very rentable condition and features a pool.
Joondalup
Purchase price: $515,000 Purchase date: August 2016 Block size: 810sqm Specification: 4 bedroom, 2 bathroom house built in 1990, zoned R20/60.
Deal: The property features a well-built 1990 brick and tile house, and although it remains in original condition it is well presented with good rental capabilities. The 165sqm house sits on a large block, which has significant development potential and is located just 375 metres from Currambine train station.
Kallaroo
Purchase price: $510,000 Purchase date: August 2016 Block size: 683sqm Specification: 4 bedroom, 1 bathroom house built in 1972, zoned R20/40.
Deal: This property was purchased for a great price in a highly sought-after area that is close to the coast and Whitfords Shopping Centre. It also offers significant development potential and the house is in good condition to rent, meaning little money would need to be outlaid by the owner for leasing. It also features a pool.
Don’ts
Bibra Lake
For sale price: $499,000 Specification: 3 bed, 1 bathroom house built in 1985, zoned R20 (draft R30).
Don’t: Although this property is located on a 700sqm corner lot and is a draft R30 zoning that could provide significant development potential, the major fault with this property is that it sits directly opposite land that has been earmarked for the Roe Highway extension, which forms part of the Perth Freight Link. This new piece of road infrastructure is likely to lead to increased traffic in the area, additional noise pollution and be an eyesore for nearby residents. This will likely be unappealing for future tenants or buyers, requiring discounting when leasing and restricting capital growth.
Commercial property investment fund launched
Momentum Wealth’s partner company, Mair Property Funds, has launched its latest investment fund, the MPF Retail Fund.
The aim of the fund is to provide investors with strong and secure investment returns from a quality selection of commercial retail centres with solid income returns and high potential for capital growth.
The first asset that MPF has secured (under contract) for the fund is a quality shopping centre in one of the fastest growing areas of South East Queensland.
The property is in a prominent location on a major arterial route in an area with a strong demographic profile and is less than 1 kilometre from the Petri University precinct.
Key tenants in the property include McDonalds, IGA and a medical centre and the fund offers projected distributions of 7.5% per annum paid quarterly.
The fund is open to retail investors with a minimum investment of $50,000.
The launch of the MPF Retail Fund comes on the back of the success of MPF’s MPS Diversified Property Trust.
Earlier this year, MPF purchased its third asset for the MPS Diversified Property Trust. The capital raising for the third asset was strongly supported by investors and closed oversubscribed.
If you’d like to find out more about the MPF Retail fund please call David Ellwood on 9321 5566 or email davide@mair.com.au