Author Archive
Tax Newsletter – June 2016
Tax incentives to promote innovation
Innovative companies with an interest in getting involved in the “ideas boom” need to be aware of the Government’s proposed tax incentives to help promote innovation. The Government has released draft legislation to implement more of the proposed tax measures announced as part of its National Innovation and Science Agenda (released in December 2015).
One of the tax measures will allow companies that have changed ownership to access past year tax losses if they satisfy a similar business test. Under the current law, companies that have changed ownership must satisfy the same business test to access past year tax losses. This measure is designed to encourage entrepreneurship by allowing loss-making businesses to seek out new opportunities to return to profitability.
The other measure proposes to allow taxpayers the choice to either self-assess the effective life of certain intangible depreciating assets (such as patents or copyrights) or use the statutory effective life. The current law only provides an effective life set by statute. According to the Government, changing the tax treatment for acquired intangible assets will make startups’ intellectual property and other intangible assets a more attractive investment option.
Car expenses and special arrangements for the 2016 FBT year
The ATO has released guidance about using the cents per kilometre basis for claiming car expenses and making fringe benefits calculations.
From 1 July 2015, separate rates based on the size of the engine no longer apply. Taxpayers can use a single rate of 66 cents per kilometre for all motor vehicles for the 2015–2016 income year. The Tax Commissioner will determine the rate for future income years. However, the ATO acknowledges that there has been uncertainty about the correct rate to apply for the 2016 FBT year, and has advised of a special arrangement for 2016 whereby it will also
accept 2016 FBT returns based on the 2014–15 rates (which are 65, 76 or 77 cents per kilometre depending on the engine capacity of the employee’s car).
TIP: For future FBT years, which end on 31 March, the ATO said employers should use the rate determined by the Commissioner for the income year that ends on the following 30 June. For example, for the FBT year ending 31 March 2017, employers should use the basic car rate the Commissioner determines for the 2016–2017 income year.
Holiday homes: tax considerations
Australians who let their holiday homes for only part of the year should be aware of the ATO’s compliance focus on excessive holiday home deduction claims.
The ATO has released guidance on claiming deductions in relation to holiday homes. If a taxpayer rents out their holiday home, they can only claim expenses for the property based on the proportion of the income year when the property was rented out or was genuinely available for rent. Notably, the new guidance indicates what is meant by “genuinely available for rent”. According to the ATO, factors that may indicate a property is not genuinely available for rent include that:
- it is advertised in ways that limit its exposure to potential tenants (for example, the property is only advertised by word of mouth);
- the location of, condition of or accessibility to the property mean that it is unlikely tenants will seek to rent it;
- there are unreasonable or stringent conditions on renting out the property that restrict the likelihood of the property being rented out; or
- interested people are turned away without adequate reasons.
TIP: Although it is always prudent to check things over before tax time, holiday home owners may particularly want to take the opportunity to review their circumstances and ensure that any deduction claims are made correctly before “the taxman cometh”.
Individuals caught in “Panama Papers” leak
The ATO has advised that it is investigating more than 800 individuals after a leak of taxpayer data in relation to a Panamanian law firm.
Deputy Commissioner Michael Cranston said that since the completion of the offshore disclosure initiative “Project DO IT”, the ATO has ramped up its compliance work to deal with taxpayers who have failed to disclose offshore income and assets.
Mr Cranston said the ATO has been analysing the latest data against information these taxpayers had reported and against the information the ATO already has. The information the ATO received regards some taxpayers who it had previously investigated, as well as a small number of taxpayers who disclosed their arrangements to the ATO under Project DO IT. The information also regards a large number of taxpayers who have not previously come forward, including high-wealth individuals, and Mr Cranston said the ATO is already taking action on those cases.
ATO safe harbour for SMSF borrowings
The ATO has released guidelines that set out the “safe harbour” terms on which trustees of self managed superannuation funds (SMSFs) may structure related-party limited recourse borrowing arrangements (LRBAs) consistent with an arm’s-length dealing. The ATO generally takes the view that an SMSF may derive non-arm’s length income (taxable at 47%) if the terms of an LRBA are not consistent with an arm’s-length dealing. If an LRBA is structured in accordance with the ATO’s guidelines, it will accept that the non-arm’s length income (NALI) rules do not apply.
TIP: The ATO previously announced a grace period whereby it will not select an SMSF for review provided that arm’s-length terms for its LRBA are implemented by 30 June 2016, or the LRBA is brought to an end before that date. Importantly, the ATO’s guidelines require arm’s-length payments of principal and interest to be made for 2015–2016 (including where the arrangement is brought to an end). If an LRBA does not meet all of the safe harbour terms, it does not mean that the borrowing is deemed not on arms’-length terms. Rather, trustees who do not meet the safe harbour terms will need to otherwise demonstrate that their arrangement was entered into and maintained consistent with arm’s-length terms.
ATO’s data-matching net widens
The ATO has announced details of its various data-matching programs. Most of the announcements regard extensions to existing data-matching programs. Records obtained through the programs will be electronically matched with ATO data holdings to identify non-compliance with registration, lodgment, reporting and payment obligations under taxation laws. The following are key points:
- The ATO will acquire details of registered voters on the Commonwealth electoral roll from the Australian Electoral Commissioner. This data-matching program aims to identify taxpayers who are not registered with the ATO when they are required to be.
- The ATO will acquire data from businesses that it visits as part of its employer obligations compliance program during the 2016–2017, 2017–2018 and 2018–2019 financial years. This program aims to obtain intelligence to identify risks and trends about contractors who may not be complying with their taxation obligations.
- The ATO will acquire data relating to electronic payments made to merchants through specialised payment systems for the 2014–2015, 2015–2016 and 2016–2017 financial years. This data will be used to detect unreported income and to identify those operating a business but failing to meet their registration, lodgment and payment obligations.
Budget-2016/17-M-snapshot
The quick budget 2016/17 snapshot:
- The concessional contribution cap reduces to $25,000
- Changes to non-concessional contribution limits with a lifetime cap of $500,000 introduced
- TTR pensions lose their tax exemption, and lump sums cannot be treated as income for tax purposes
- Catch up contributions can be made to super where the balance is less than $500,000
- The expected Super Tax (Div 293) contributions tax – threshold reduced to $250,000
- Anti-detriment provisions have been abolished
- The work test for over 65s has been abolished
- Individuals up to age 75 can make tax deductible contributions regardless of working situation
- Low income tax offset to replace the low income super contributions rebate from July 2017
- The income threshold for the spouse tax offset for super contributions increases to $37,000
- The $80,000 personal tax rate threshold increases to $87,000
- Small business tax rate cuts which extend to larger businesses over a ten year period
- The Gov’t ‘proposes’ to introduce a $1.6 million super transfer balance cap on the total amount of super that an individual can transfer to retirement accounts. The intention is to limit the amount of tax payer support for tax-free retirement phase accounts.
Finance Newsletter – May 2016
RATE CRASH!
Do you have the best rate available?
If your interest rate is over 3.98% variable then you may be able to save thousands per year by changing loans and or banks. I have access to a bank that is currently offering customers a 3.98% variable rate .This NOT a honeymoon rate, discount is for the life of the loan. Conditions apply – owner occupied homes, principal and interest payments, 80% LVR maximum – includes redraw facility. 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.
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 – May 2016
Tax planning
There are many ways in which entities can defer income, maximise deductions and take advantage of other tax planning initiatives to manage their taxable income. Taxpayers should be aware that they need to start the year-end tax planning process early in order to maximise these opportunities. Of course, those undertaking tax planning should be aware of the potential application of anti-avoidance provisions. However, if done correctly, tax planning can provide a number of tax savings.
Deferring assessable income
- Income received in advance of services being provided is generally not assessable until the services are provided.
- Taxpayers who provide professional services may consider, in consultation with their clients, rendering accounts after 30 June in order to defer the income.
- A taxpayer is required to calculate the balancing adjustment amount resulting from the disposal of a depreciating asset. If disposal of an asset will result in assessable income, the taxpayer may consider postponing the disposal to the following income year.
- Rollover relief may be available for balancing adjustments arising from an involuntary disposal of assets where replacement assets are acquired.
Maximising deductions
Business taxpayers
- Taxpayers should review all outstanding debts before year-end to identify any debtors who may be unable to pay their bills. Once a taxpayer has done everything in their power to seek repayment of the debt, they may consider writing off the balance as bad debt.
- The entitlement of corporate tax entities to deductions in respect of prior year losses is subject to certain restrictions. An entity needs to satisfy the “continuity of ownership” test before deducting prior year losses. If the continuity of ownership test is failed, the entity may still deduct the loss if it satisfies the same business test.
- A deduction may be available on the disposal of a depreciating asset if a taxpayer stops using it and expects never to use it again. Therefore, asset registers may need to be reviewed for any assets that fit this category.
- Small business entities are entitled to an outright deduction for the taxable purpose proportion of the adjustable value of a depreciating asset, subject to conditions.
Non-business taxpayers
- Non-business taxpayers are entitled to an immediate deduction for assets that are used predominantly to produce assessable income and that cost $300 or less, subject to conditions.
- Self-employed and other eligible people are entitled to a deduction for personal superannuation contributions, subject to meeting conditions such as the “10% rule”.
Companies
- Companies should ensure that all dividends paid to shareholders during the relevant franking period (generally the income year) are franked to the same extent to avoid breaching the “benchmark rule”.
- Loans, payments and debts forgiven by private companies to their shareholders and associates may give rise to unfranked dividends that are assessable to the shareholders and their associates. Shareholders and entities should consider repaying loans and making payments on time, or have appropriate loan agreements in place.
- Companies should consider whether they have undertaken eligible research and development (R&D) activities that may be eligible for the R&D tax incentive.
- Companies may consider consolidating before year-end to reduce compliance costs and take advantage of tax opportunities available as a result of the consolidated group being treated as a single entity for tax purposes.
Trusts
- Taxpayers should review trust deeds to determine how trust income is defined. This may have an impact on the trustee’s tax planning.
- Trustees should consider whether a family trust election (an FTE) is required to ensure that any losses or bad debts incurred by the trust will be deductible and that franking credits will be available to beneficiaries.
- Taxpayers should avoid retaining income in a trust because it may be taxed in the hands of the trustee at the top marginal tax rate.
Small business entities
- From 2015–2016, the tax rate applicable to small business entities that are companies is 28.5% (rather than the standard 30% rate) and other types of small business entities are entitled to a tax discount in the form of a tax offset.
- Small business entities are entitled to an immediate deduction for certain pre-business expenditure incurred after 30 June 2015.
- Eligible small business entities can access a range of concessions for a capital gain made on a CGT asset that has been used in a business, provided certain conditions are met.
- An optional rollover has been introduced for the transfer of business assets from one entity to another for small business owners who change the legal structure of their business.
- A CGT “look-through” treatment for eligible earnout arrangements has been introduced.
- From the 2016–2017 FBT year, small business entities will be able to provide more than one work-related portable electronic device to an employee and claim the FBT exemption for each device, even if the devices have substantially identical functions and are not replacement items.
Capital gains tax
- Taxpayers may consider crystallising any unrealised capital gains and losses to improve their overall tax position for an income year.
Superannuation
- Individuals who wish to take advantage of the concessionally taxed superannuation environment should keep track of their contributions.
- Individuals with salary sacrifice superannuation arrangements may want to have early discussions with their employers to help ensure contributions are allocated to the correct financial year.
- Individuals earning above $300,000 are subject to an additional 15% tax on concessional contributions. However, despite the extra 15% tax, there is still an effective tax concession of 15% (ie the top marginal rate less 30%) on their contributions up to the relevant cap.
- Self managed super funds (SMSFs) have been reminded that if they have investments in collectables or personal-use assets that were acquired before 1 July 2011, time is running out to ensure they meet the requirements of the superannuation law for these assets.
Fringe benefits tax
- The rules for individuals claiming car expense deductions have changed. As a result, if employers reimburse expenses relating to an employee’s use of their own car, only two methods are available for calculating the taxable value of this fringe benefit (when employers apply the “otherwise deductible rule”).
- A separate gross-up cap of $5,000 has been introduced for salary sacrificed meal entertainment and entertainment facility leasing expenses for certain employees of not-for-profit organisations. Affected individuals may want to discuss it with their employers.
Individuals
- For the 2015–2016 income year, the general tax-free threshold available to Australian resident taxpayers is $18,200.
- Australians who have student debts and are travelling or living overseas will soon have the same repayment obligations as people who are still living in Australia.
Property Newsletter – April 2016
Hypothetical borrowers shine light on lenders’ changes
New research shows the Australian Prudential Regulation Authority’s (APRA) crackdown on investor loans is taking effect with average loan sizes recording a sharp drop.
APRA has increased scrutiny of financial lenders’ practices in recent times in a bid to bolster the nation’s banking system.
To compare how lenders evaluate their clients, APRA created four hypothetical borrowers.
Using the four borrowers, APRA surveyed 20 banks, building societies and credit unions in December 2014 to determine how they evaluate these clients.
To test how lender’s policies had changed in response to APRA’s crackdown on property loans, the watchdog ran a second survey in September 2015 using the same four hypothetical borrowers.
The results found that the maximum loan sizes to property investors dropped 12% on average. Meanwhile, the maximum loan sizes for owner-occupiers dropped 6% on average.
Lenders tighten investor-loan criteria
To determine how different lenders evaluate these four hypothetical borrowers, the survey utilised four data points. These are:
•Borrower’s income
•Living expenses
•Interest rate for the new loan
•Interest rates for their existing loan
Most lenders use these four factors to determine a borrower’s Net Income Surplus (NIS), which is used to determine the serviceability capacity of a borrower.
The research found that lenders were now applying higher interest rate stress tests to existing loans with rates of between circa 5-8% in December 2014 compared to 6-9% in September 2015 – with most typically above 7%.
Many lenders had also raised the borrower’s minimum living expense assumptions, while some lenders applied larger discounts to borrower’s incomes, particularly those on less stable sources of income, such as overtime, bonuses and commissions.
Given the changing financial lending market, investors should engage brokers who specialise in investor loans to ensure they’re optimising their borrowing capacity.
Building approvals a telling sign for investors
Despite the soft property market, building approvals for medium density houses in Perth have grown, highlighting the continued shift in buyer’s attitudes towards these dwelling types.
The number of medium density housing building approvals in Western Australia increased 0.4% to 8,001 in the year ending November 2015.
Although the growth was only minor, the number of approvals was still higher following a 35% increase in medium density approvals a year earlier and amid a slower property market in the state.
The growth in the medium density housing segment also came at a time when approvals for stand-alone dwellings dropped by 12.9%.
The new figures were released last month in Bankwest’s Housing Density Report. Bankwest said the resilience of the medium density housing space would be underpinned by Perth’s population growth over the next decade.
“Perth’s population is forecast to grow by 33% to 2.8 million in 2025, bringing an extra 700,000 people into the city,” Bankwest said.
Medium density housing has become more popular in Perth in recent years as residents increasing want to live closer to their places of work, specifically the CBD, as well as the Swan River, coastline and established amenities, such as café and retail strips and train stations.
The shift towards medium density housing highlights the importance of acquiring investment properties in Perth’s inner metropolitan ring.
As the city’s population continues to grow, so too will the demand for properties within this zone.
Properties that have large land components in suburbs with restricted supply capacity are likely to perform the best in the long term.
While the move to medium density housing has increased in Perth in recent years, the city is still lagging behind its capital-city counterparts.
Medium density building approvals comprise just 30% of total building approvals in Perth compared to 57.9% in Melbourne, 64.5% in Brisbane and 69.4% in Sydney, according to the report.
Concerted and coordinated approach maximises returns
When it comes to designing your property development, a coordinated effort between builders, architects and town planners is needed to optimise your site.
During the design process of a property development, many investors will either engage a builder or architect to help determine the size and number of dwellings to build.
This stage of a development is highly important because the decisions made now will have a big influence on the final yield of the project.
As such, a better approach is to incorporate both building specialists and architects into the design process, as well as town planners, who have a firm understanding of the residential design codes that govern what can and cannot be built.
For example, a client recently engaged Momentum Wealth’s developments team with a 1,000 square metre development site located in a north-east suburb in Perth.
With a zoning code of R40, the site was, on face value, suitable for the development of 8 multi-dwellings.
However, particular to this site was a 5.5 metre slope to the rear.
Typically, sloping blocks can be more costly to develop because they present unique challenges in terms of drainage, excavation and building height.
Subsequently, more site and earthworks typically need to be completed.
In this case though, our in-house town planners and development specialists worked with designers to utilise the natural contours of the site to the client’s advantage.
The final design, which recently received building approval, comprised a 2-storey building on the street front and a 3-storey building at the rear with car parking in between.
The sloping block meant the height variation between the front and back building was negligible, despite the extra storey at the rear.
Adding the extra storey also allowed us to include 10 dwellings, compared to the original design of 8, and an additional 150sqm of floor space.
Using the innovative design, the projected yield for the client has increased by more than 30%.
This project is an excellent example of why it’s important to incorporate building specialists and architects as well as town planners into the design process.
This approach will help to ensure you utilise your development site to its fullest potential and, in turn, optimise your returns.
Legal risks and liabilities: the real cost of self-managing
Are you considering self-managing your property portfolio? The decision to do so may prove significantly more costly than you think.
It’s not uncommon for novice investors to consider managing their own portfolios, particularly if they only own 1 or 2 properties.
However, by taking on the responsibility to self-manage, you’re also likely to be taking on more risk, not only financially, but legally as well.
So what are the risks if you decide to forego professional property management?
Firstly, and perhaps most importantly, self-managing landlords are susceptible to legal action if they don’t fully understand the legal requirements for leasing a property.
This can include the requirements for installing smoke alarms or ensuring minimum security obligations, among many other issues.
Furthermore, self-managing landlords may also be vulnerable if they don’t understand their own rights and the rights of the tenant.
It’s not uncommon to hear stories of tenants who stop paying their rent or who’ve trashed their rental property.
In such circumstances a professional property manager will mitigate the risk of this occurring by compressively screening applicants and understanding the legal recourses should such incidents occur.
Self-managing landlords who haven’t followed proper procedures may find that their landlord insurance company either discounts or refuses to pay a claim.
Should the need arise to go to court, a good property manager is able to act on the owners behalf, will know how to adequately prepare for a hearing and have supporting evidence and information to back up their case.
It’s important to remember, also, that the cost of hiring a property manager is tax deductable, so any perceived savings from self-managing are likely to be negligible.
Subsequently, the real savings made from self-managing don’t outweigh the benefits of engaging a professional property manager.
Eden Hill: Old suburb provides affordability
Eden Hill: This suburb was first developed nearly a century ago and provides an affordable option for property buyers.
Eden Hill is located 11 kilometres north-east of the Perth CBD and comprises about 3,500 residents.
It’s bounded by Morley Drive East to the north, Walter Road East to the south, Wick Street to the west and Lord Street to the east.
The housing stock in the area dates back to the 1920s when the first significant residential development occurred.
However, with the suburb being rezoned in recent years, more infill development has since occurred.
The stock comprises approximately 88% stand-alone houses, 7% duplexes, villas and townhouses and 5% flats, units and apartments.
As well as its proximity to the CBD, the suburb’s main drawcard is its relative affordability.
With a median house price of $477,500, according to REIWA, the suburb sits below Perth’s median price.
This is reflected in the suburb’s demographics with about 14% of resident identifying as professionals, compared to the state average of about 20%.
About 18.5% of residents also identify as technicians and trades workers (WA 16.7%) and 17.9% as clerical and administrative (WA 14.7%).
The Eden Hill Primary School is located within the suburb and Hampton Senior High School is directly to the west.
Morley Galleria Shopping Centre is also 4km to the west and the Bassendean Shopping Centre is 2km to the south.
Its closest train stations are Bassendean and Success Hill, also located about 2km to the south.
Property syndicates’ popularity grows amid planning changes
Property syndicates have increased in popularity in recent years, but why have they suddenly become a more prominent investment strategy?
It’s not uncommon to see media reports touting the success stories of “average investors” who’ve joined a property development syndicate.
Less than a decade ago, though, property syndicates in Perth were all but unheard of and usually the domain of sophisticated investors with the right connections.
So what’s changed in that time for syndicates to be more commonplace?
Perhaps the biggest catalyst has been the Western Australian government’s planning blueprint, Directions 2031, which was released in 2011.
The report outlines the government’s planning strategy for metropolitan Perth including the identification of key activity centres and transport links.
One of the document’s key goals is to achieve a 47% infill target – that is 47% of new dwellings need to be built in established suburbs, rather than developing new land estates on the urban fringe.
As such, many local councils are updating their town planning schemes to comply with the state government’s objectives and meet set population targets.
This includes increasing housing density, for example from R20 to R40, particularly around key activity centres and public transport nodes.
These zoning increases have led to a more conducive environment for the construction of medium density residential developments, such as boutique apartment complexes between $3 million and $20 million.
These types of developments are generally too large for single investors to bankroll and too small for the consideration of big state and national developers.
Therefore, property syndicates, whereby a number of investors pool their money, are a great avenue to fill this gap in the market and have proven to be highly lucrative for investors.
This development activity is also supported by rising demand for medium density housing, which is increasingly attractive to buyers for its affordability advantages, lower required maintenance and proximity to key amenities, such as transport links, employment hubs and retail and café strips.
Bigger isn’t necessarily better in commercial property
Many investors envisage city skyscrapers and large shopping complexes when commercial property comes to mind, particularly those unfamiliar with the market. However, bigger isn’t necessarily better in commercial.
Given that much of the mainstream media focuses on these segments of the market, it’s understandable that many investors only think of the big end of town.
Of course, individual investors wouldn’t be able to afford an office tower, for example, as these large assets typically cost a minimum of $20 million and are owned by big institutional and superannuation funds.
But that doesn’t mean individual investors can’t afford a high-quality commercial property.
Indeed, investors should think small when it comes to commercial property, and look to the suburbs.
Commercial space within smaller suburban shopping centres can make a good starting point.
Although retail has suffered with the rise of online shopping in recent years, service providers, such as hairdressers, will continue to need bricks and mortar stores to operate.
Investors should consider suburban shopping centres that are anchored by a large supermarket and also comprise other specialty stores, such as a baker, butcher and chemist, for example.
Similarly, specialty medical spaces, for chiropractors, physiotherapists and general practitioners, will continue to see demand over the long-term and can make great investments.
Investors must be aware of vacancy rates and market rents, though, as these can vary widely between suburbs and property types.
Unfortunately, most of the published statistics on the commercial property market relate to the CBD statistics, so it can pay to engage a buyer’s agent who will hold a firm understanding of the local suburban markets.