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Finance Newsletter – June 2015

Do you have the most suitable loan for your circumstances?

Do you  have the best rate available?

If your interest rate is over 4.25% 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 4.25% variable home loans. Conditions apply. With no application  fee, no valuation fee and only a $10 per monthly fee ongoing and free offset (comparison rate 4.38%) .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.

If you have questions regarding any  type of loan, call Dan Goodridge on 0414 423 340. Our service is free of charge to you the borrower and we have access to all the major lenders in WA.

 

Tax Newsletter – June 2015

Commissioner’s statutory remedial power on the way

Even though the Commissioner of Taxation endeavours to interpret the law to give effect to its purpose or object, there are instances where this is not possible. To address this, the Government has announced that it will provide the Commissioner with a statutory remedial power to allow for a more timely resolution of certain unforeseen or unintended outcomes in taxation and superannuation law.

In announcing the Government’s plan, the Assistant Treasurer Josh Frydenberg said the power will be appropriately limited in its application and will apply to the extent that it has a beneficial outcome for taxpayers. It will only be available where the modification is not inconsistent with the purpose or object of the law and has no more than a negligible revenue impact. The Commissioner will consult publicly prior to any exercise of the power.

ATO ramps up face-to-face contact with wealthy individuals

The ATO has released details of its new approach to wealthy individuals and their private groups. The ATO is focusing on a “prevention-before-correction” approach and is ramping up its face-to-face interaction with key taxpayers.

According to the ATO, about 30% of wealthy individuals and their private groups are considered “high risk”. Acting Second Commissioner Michael Cranston said that if taxpayers are open and transparent with the ATO, they can expect better services and faster turnaround of key decisions.

Mr Cranston also noted the ATO “will sign-off on the previous year’s tax returns of taxpayers who have been open and transparent” about their affairs, have good compliance records and are considered low-risk. He said this will provide certainty for about 30,000 privately owned and wealthy groups that they will not be subject to an audit for specific income years.

TIP: Some of the risk areas that attract the ATO’s attention include individuals with unreported foreign income or assets; certain types of remuneration arrangements used by members of professional firms; the egregious use of trusts; and mixing personal and company expenditure.

Sale of business earn-out arrangements – tax changes on the way

The Government is looking to provide clarity in relation to the capital gains tax (CGT) treatment of earn-out arrangements in connection with a sale or purchase of a business.

An earn-out arrangement is an arrangement whereby, as part of the sale of a business, the buyer and seller agree that subsequent financial benefits may be provided based on the future performance of the business. For example, two parties are negotiating the sale of the business where a significant part of the value of the business is tied to its customer base – that is its goodwill. There is considerable uncertainty about how the sale and other factors may impact upon this goodwill. The parties could agree to an earn-out arrangement under which part of the consideration for the sale is linked to the future economic performance of the business.

The proposed rules aim to provide “look-through” CGT treatment to earn-out arrangements. That is, under the changes, taxpayers may disregard capital gains or losses that arise in relation to the qualifying right to financial benefits. Instead, taxpayers must include financial benefits provided or received under or in relation to such rights in determining the capital proceeds of the disposal of the underlying asset (for the seller) or the cost base and reduced cost base of the underlying asset for the buyer.

It is proposed that the changes would apply from the exposure draft legislation release date (ie 23 April 2015).

ATO data-matching eBay sellers

The ATO is collecting data from eBay Australia & New Zealand Pty Ltd of sellers who had sold more than $10,000 worth of goods and services on the eBay online trading website during the 2013–2014 financial year.

The ATO said the data will be electronically matched with its records to identify possible non-compliance with the tax law.

The data-matching program is designed to enable the ATO to address the compliance behaviour of individuals and businesses selling goods and services via the online-selling site who may not be correctly meeting their taxation obligations, particularly those with undeclared income and incorrect lodgment and reporting for GST.

It is expected that records relating to between 15,000 and 25,000 individuals will be matched.

TIP: If you sell products or services online, you need to understand whether you are doing it as a hobby or carrying on a business. The ATO said the ongoing collection of online-selling data enables it to review online sellers who are transitioning from hobby status to potentially being “in business”. When selling online becomes a business, the income you earn from it is subject to tax. If this is the case, you may also be eligible for tax deductions.

Aggressive R&D claims under scrutiny

The ATO and AusIndustry are working closely with each other to identify taxpayers who may be involved in aggressive research and development (R&D) arrangements. In particular, the ATO and AusIndustry are seeking arrangements that are inconsistent with the requirements of the law, may have features of tax avoidance, and may be fraudulent.

In this regard, the ATO and AusIndustry have asked taxpayers to ensure that their claims for R&D expenditure are attributed to activities that are consistent with their AusIndustry registration – and, importantly, that expenses (eg labour costs) were actually incurred on R&D activities.

TIP: Companies should consider whether they have undertaken research and development (R&D) activities that may be eligible for the Government’s R&D Tax Incentive. Eligible R&D activities are experimental activities that are conducted in a scientific way for the purpose of generating new knowledge or information. To potentially claim the R&D Tax Incentive, the company’s R&D activities need to be registered with AusIndustry within 10 months of the end of the income year. Companies are required to maintain records to demonstrate, not only to AusIndustry, but also to the ATO, that the activities carried out are eligible R&D activities and that they incurred expenditure related to the activities.

No jab, no pay for child benefits – Government immunisation requirement

The Government will end the conscientious objector exemption on children’s vaccination for access to taxpayer-funded Child Care Benefits, the Child Care Rebate and the Family Tax Benefit Part A end-of-year supplement from 1 January 2016.

Immunisation requirements for the payment of the FTB Part A end-of-year supplement will also be extended to include children of all ages. Currently, vaccination status is only checked at 1, 2 and 5 years of age. The Government will also end the exemption on religious grounds, leaving only the existing exemption on medical grounds.

Property Newsletter – May 2015

An opportune time to review your mortgage

Even if your circumstances haven’t changed, now is a great time to review your mortgage to ensure you’re receiving the best deal – what do you have to lose?

Reviewing your mortgage could save you thousands of dollars and help you to reach your goals sooner, but many property investors simply don’t reassess their loans as often as they should.

Too many investors treat their mortgages as ‘set and forget’ and only consider a review if their circumstances are about to change, such as refinancing for another property purchase, for instance.

Reviewing your mortgage will ensure your loan products are still the best on the market that are most suited to your circumstances.

Changes to your personal circumstances, such as a new job, a promotion or the arrival of new children, can affect your financial position, and may mean your existing loan structure is no longer the best suited for you.

Even if your circumstances haven’t changed, there may be new products that could save you thousands of dollars.

With record-low interest rates and healthy competition among lenders, now is an opportune time review your mortgage.

It is a simple process that can deliver huge financial gains, unlock equity in your existing portfolio and help to purchase your next investment property.

If you’re interested in reviewing your loans, please contact a Momentum Wealth mortgage broking specialist today on 08 9221 6399.

2 common pitfalls of property investment

Property investment is a great way to significantly grow your wealth, however there are many common mistakes that investors continually make.

While property investors generally focus on the features and requirements needed to become successful, many often forget to consider the aspects and strategies that should be avoided.

Here are two common pitfalls of property investment that investors should generally avoid.

  • Taking advice from the wrong people

Selling agents and property spruikers are usually working in the best interests of the seller or developer, not working in your interest as a property investor.  No matter how helpful these people may seem, they don’t work for you. Selling agents work for the seller and are legally obliged to act in the best interests of their client. Developers, on the other hand, are interested in selling their stock and making profits – they aren’t usually motivated to sell you a great investment property that will experience strong capital growth. Similarly, property spruikers generally make their money by receiving commissions from developers or selling agents. Some property spruikers also just want to make a quick buck and provide ill-informed advice or sell you sub-standard investment properties.

  • Following the herd

Property investors all too often follow the herd. When the property market is hot, many investors will make irrational decisions fearing that they will miss out on capital growth. On the other hand, when the market slows, many investors will defer investment decisions until the next upcycle. To build your wealth through property investment, you need to remain focused on your goals. You shouldn’t purchase your next property simply because the market is hot. You need to consider how this fits in with your broader investment plan. Similarly, you shouldn’t shy away from a cool market. Generally, there are many benefits of buying in a soft market including increased housing stock, less competition, more bang for your buck and more power in contract negotiations. Buying in a soft market helps ensure you don’t miss the next upcycle.

Location and large blocks provide appeal

This established riverside suburb is just a stone’s throw from Perth city and still offers large residential blocks at reasonable prices.

Bayswater has a population of 13,500 residents with a median age of 38 years. The suburb covers 10 square kilometres and essentially comprises three areas – east of Tonkin Highway, western riverside and the western inland side.

The suburb is located just 6 kilometres from the Perth central business district and has access to three strain stations – Bayswater, Meltham and Ashfield.

The area is also serviced by buses down the urban corridor including Guildford Road, which connects to East Perth.

Bayswater is also split by Tonkin Highway, providing further access to the north and south, including the airport, Great Eastern Highway and Roe Highway.

There is little state housing in Bayswater and one of the suburb’s biggest drawcards is its river frontage, which totals about 3 kilometres.

Infrastructure in Bayswater is also well established, which provides excellent access to a number of valued services and employment centres including Morley Galleria, Bayswater industrial zone and Perth CBD.

With more than 78% of dwellings in Bayswater listed as houses, the suburb provides good investment opportunities for larger, low density blocks. These will be particularly sought after as Perth’s population continues to grow and its surrounding suburbs increase in density.

Some high density dwellings already exist in the suburb, primarily around Bayswater local centre and Bayswater Train Station.

About 30% of the dwellings in the suburb are leased, as well, which is about average for suburbs in Perth’s metropolitan area.

With an average median dwelling price of just over $600,000, Bayswater sits slightly above the broader Perth median price.

School facilities for Bayswater include Durham Senior High School and Bayswater Primary School.

Should I lease my property as a share house?

The thought of a share house immediately invokes images of neglectful and problematic tenants, so is it ever a good idea to pursue?

Share houses are usually the domain of university students or young professionals that might not be ready, financially or otherwise, to purchase their own home, and are prepared to rent out a property on a room by room basis.

There can be specific suburbs or locations that may be suitable for share houses.

In the case of university students, for example, properties located near a university campus and in an affordable area are typically sought after.

Young professionals, on the other hand, might be willing to pay a little bit extra and therefore demand a more modern property that is in a better area but close to transport links.

The benefit of leasing your property as a share house is that you can receive higher rental returns as tenants in share houses may be willing to pay slightly higher rents.

Higher rents are not guaranteed, though, and leasing your property as a share house usually presents more disadvantages than benefits.

A share house, for example, is inclined to experience more wear and tear because there is generally higher foot traffic.

This means you may have to replace carpets, window treatments and fixtures and fittings more often.

When leasing to university students, you may also face a higher turnover of tenants and longer vacancy period. This is because students may only want to lease a property during the university semester, which could leave you without a tenant over the summer holidays.

Share houses may also attract neglectful tenants that don’t maintain or care for the property as well as older tenants or a young family. If it’s the first time they have lived out of the family home, university students and young professionals may not be aware of the level of upkeep required to maintain the property to an acceptable standard.

Also, if you are renting the property out on a room-by-room basis, there may be disputes as to who is responsible for any damages to common areas, such as kitchens and bathrooms.

Generally, while the extra cash flow looks appealing on the surface, for the vast majority of investment properties it makes more sense to rent the whole premises to a family or group who are all on the lease and responsible for the whole property.

DAP threshold changes take effect

Proposed changes that allow more property developers to bypass local councils and apply to an independent panel for building approvals have taken effect this month.

The reforms have widened the threshold in which developers can choose to bypass Local Government Authorities (LGAs) and submit buildings applications to Western Australia’s Development Assessment Panel (DAP).

Property developers can now choose to have their building applications, valued between $2 million and $10 million, determined by the DAP. The previous range was for projects valued between $3 million and $7 million.

The revised regulations, which took effect on May 1, apply to all property developments in Western Australia, excluding the City of Perth local council where the upper limit is $20 million.

The DAP is responsible for assessing all projects that are valued above the upper thresholds.

The reforms were flagged in the January edition of Momentum Wealth’s Property Wealth News after the WA state government revealed it was seeking to make the changes sometime in 2015.

The DAP was established in 2011 and was formed to provide better decision-making outcomes for development applications.

The changes to thresholds are expected to create a more flexible system for property developers and allow them to choose whether their applications are determined by the DAP or relevant LGA.

Success Story: Investor reaps higher yields with distinct strategy

How does a rental yield of more than 10% sound? This Momentum Wealth client said he was “shocked” following such strong demand for his Perth property.

Last year Momentum Wealth client Adam Bishop decided to take advantage of what’s known as a dual-income strategy, and the decision has paid off.

At the time, the fly-in fly-out worker wanted to purchase another investment property to grow his portfolio but didn’t have enough borrowing capacity.

Instead, he decided to build an ancillary dwelling on the back of his existing investment property, which would cost a fraction of the price.

Recent changes to planning and development legislation in Western Australia mean ancillary dwellings, more affectionately known as granny flats, can now be leased separate to the main residence.

By building an ancillary dwelling, you’ll receive two rental incomes from one investment property, hence the name dual-income strategy.

After engaging Momentum Wealth’s planning and developments division, a two bedroom, one bathroom ancillary dwelling was designed that would fit in with the existing investment property, located in Forrestfield.

Following the recent completion of the ancillary dwelling, Momentum Wealth’s planning and developments division officially handed the keys to Adam.

The completed turnkey solutions come ready for tenants to move in and include a premium-brand air conditioner, stainless-steel dishwasher, fully painted internally and externally and 2.7 metre (31 course) high and raked ceilings.

When it came time to leasing the ancillary dwelling, Momentum Wealth’s property management team received very strong demand.

In the first and only viewing, fifteen groups attended the home open and seven applications were received.

“I was shocked that it had such a big turnout and the applicants were quite diverse, so I had a lot to choose from,” Adam said.

After thorough consideration, the ancillary dwelling was leased to a single male for $300 per week, which represents a rental yield of 10.75% on the cost of the ancillary accommodation.

Including the main residence, which is rented for $400 per week, the property’s total rental yield stands at 6.3%.

“It’s definitely a good return,” Adam said. “If I could find the right property I would definitely do it again.”

 

Finance Newsletter – May 2015

Do you have the most suitable loan for your circumstances?

Do you  have the best rate available?

If your interest rate is over 3.99% p.a fixed for 3 yrs 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 3.99% fixed for 3 yrs home loans. Conditions apply. Variable rates from 4.34% ( Comparison rate 4.35% ) with no application or monthly / annual fees ever .So 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. 

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.

 

Tax Newsletter – May 2015

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 incomes. Taxpayers should be aware that in order to maximise these opportunities, they need to start the year-end tax planning process early. 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 for entities.

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 the disposal of an asset will result in assessable income, a taxpayer may want to 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 prior to year-end to determine whether there are any potential debtors who will be unable to pay their bills. Once a taxpayer has done everything in their power to seek repayment of the debt, the taxpayer could 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 the 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 used predominantly to produce assessable income and that cost $300 or less, subject to conditions.
  • The self-employed and other eligible persons 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 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 want to consider consolidating for tax purposes prior to 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 (FTE) is required to ensure that any losses or bad debts incurred by the trust will be deductible and to ensure 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.

Capital gains tax

  • A taxpayer may consider crystallising any unrealised capital gains and losses to improve their overall tax position for an income year.
  • 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.

Superannuation

  • Individuals who wish to take advantage of the concessionally taxed superannuation environment but wish to stay under the relevant contributions caps should consider keeping track of contributions and avoid making last-minute contributions that would be allocated to the next financial year.
  • For 2014–2015, the general concessional contributions cap is $30,000. For those who are aged 49 or over on 30 June for the previous income year, a higher $35,000 cap applies.
  • For 2014–2015, the non-concessional contributions cap is $180,000. Individuals under 65 years may bring forward the non-concessional cap for the next two years (ie $540,000 over three years from 2014–2015).
  • From 1 July 2013, excess concessional contributions tax has been abolished. Instead, excess concessional contributions are included in an individual’s assessable income (and subject to an interest charge).
  • From 1 July 2013, excess non-concessional contributions tax continues to apply where relevant, unless the option to withdraw excess contributions is exercised. Associated earnings will be included in the individual’s assessable income (subject to a 15% tax offset).
  • 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.
  • From 2012–2013, 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.

Fringe benefits tax

  • The four rates used in the statutory formula method for determining the taxable value of car fringe benefits have been replaced with a single statutory rate of 20% for fringe benefits.
  • The first $1,000 of the aggregate of the taxable values of “in-house” fringe benefits (ie in-house expense payment, in-house property and in-house residual fringe benefits) provided to an employee during a year is exempt from FBT. However, the $1,000 reduction does not apply to an in-house benefit provided on or after 22 October 2012 under a salary packaging arrangement.

Individuals

  • For the 2014–2015 income year, the general tax-free threshold available to Australian resident taxpayers is $18,200.
  • Certain low income taxpayers are entitled to the low income offset. The maximum offset for 2014–2015 is $445.
  • The medical expenses offset is being phased out and will no longer be available after 2018–2019. Transitional arrangements will allow taxpayers to claim the offset from the 2012–2013 income year until the end of the 2018–2019 income year, subject to limitations.
  • The private health insurance offset has been means tested since 1 July 2012. There are three private health insurance incentive tiers.