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Finance News – September 2011

How’s your Mortgage?

There have been lots of changes in the finance industry over the last few months. Are you up to date with rates, fees, charges and the new rules regarding discharge fee bans?

Looks like rates are on the way down, as many banks are rapidly reducing their fixed rates (for example, 6.34% fixed for 2 years).  This is usually followed by lowering of variable rates. A quick assessment of your current position with a mortgage broker can make sure you are taking advantage of the new rates environment. New government regulation in regards to switching make it easier and cheaper to change banks if you can get a better deal somewhere other than your current bank.

If you are not sure if or how any of the above may apply to you, an obligation free assessment with a mortgage broker will show you any potential savings. Mortgage broker services are free of charge.

Call Dan goodridge on 0414423340 or or e-mail dg@iinet.net.au at Mercia Finance  if you require any type of finance information.

Newsletter – September 2011

Carbon tax to commence on 1 July 2012

The Prime Minister has announced details of the Government’s plans to put a price on carbon. The plan, to commence on 1 July 2012, proposes to set a price of $23 for each tonne of carbon pollution released into the atmosphere by Australia’s biggest polluters. It is proposed that around 500 businesses will be required to pay for their pollution under the carbon pricing mechanism. The Prime Minister also announced tax cuts to assist households and support measures for businesses to assist them in adapting to the new carbon tax. 

TIP: Although the carbon tax scheme will not commence until next year, businesses should consider how they may be affected both directly and indirectly by the scheme and whether they are able to access some of the compensation and support measures announced as part of the scheme. Please contact our office for any assistance.

Government set on countering phoenix activities

The Government has proposed tax law changes to counter fraudulent phoenix activities by company directors. Such activities involve the deliberate liquidation of a company to avoid paying tax liabilities and employee superannuation. The business then “rises” again and continues operations controlled by the same person, but under another corporate entity and free of debts. The proposed tax law changes include making directors personally liable for unpaid employee superannuation, and allowing the Australian Taxation Office (ATO) to pursue directors where certain tax debts remain unpaid and unreported three months after the due day.

TIP: The changes would place additional pressure on directors to ensure that their company’s tax risk management policies and systems are up-to-date. It should also be noted that the ATO, as part of its Compliance Program for this year, intends to detect potential phoenix activities sooner through a targeted program of reviews and audits of directors.

New restrictions on SMSF investment in artworks

New regulations have been made to prevent self-managed superannuation fund (SMSF) trustees from gaining current day benefit from an investment in collectables and other personal use assets, for example artwork, jewellery, antiques, coins and stamps, wine or spirits and motor vehicles. The regulations are designed to ensure such investments are made for genuine retirement income purposes only.

TIP: The new regulations commenced on 1 July 2011, however, there is a five-year transitional period for assets that were held by an SMSF as at 30 June 2011. Please contact our office if you have any questions.

Income test for private health insurance rebate

The Government is again attempting to pass legislation to give effect to the 2009–2010 Federal Budget announcement to income test the 30% private health insurance rebate by introducing three new “Private Health Insurance Incentive Tiers”. The changes propose to reduce the amount of private health insurance rebate an eligible person with a complying private health insurance policy is entitled to when that person has income for surcharge purposes above the relevant Medicare levy surcharge threshold. If enacted, the changes are proposed to apply from 1 January 2012.

TIP: The income thresholds which would trigger application of the proposed changes need to be carefully noted. Please contact our office for any assistance.

Tax discount on interest income

The Government has released details on how it will implement its 2010–2011 Federal Budget proposal to provide individuals with a 50% tax discount on interest income from 1 July 2012. Under the proposal, the discount will apply on up to $500 of interest earned on deposits held with any bank, building society or credit union, as well as bonds, debentures or annuity products. The Government proposes to increase the $500 amount to $1,000 from 1 July 2013 onwards.

TIP: Some of the technical details of the Government’s proposed tax discount on interest income are complex. Please contact our office if you have any questions.

ATO targets FBT avoidance using employee share trusts

The ATO has warned taxpayers of an arrangement whereby effective after-tax benefits are provided to employees without a corresponding fringe benefits tax (FBT) liability to the employer. Under the arrangement, employees acquire share units in an employee share trust, which is funded by a loan from the trustee, which is in turn repaid by the employer from amounts salary sacrificed by the employee; however, the employer does not include the taxable value of the benefits provided as part of its FBT liability. The ATO says failure to include the benefit may trigger specific “anti-avoidance” rules under the FBT law.

No GST on damages paid for lost scaffolding

A taxpayer has been successful before the Federal Court in obtaining orders that there is no GST payable on damages it recovered when it lost its scaffolding to other parties. The taxpayer was in the business of hiring out its scaffolding in the building and construction industry. However, after various events, the scaffolding became intermingled with scaffolding belonging to another company. The taxpayer sued and won damages for the loss of its scaffolding. However, the Commissioner claimed GST was payable as a result of the ownership of the scaffolding vesting in the defendant. The Federal Court though disagreed and held the taxpayer in the circumstances did not make a “taxable supply” under the GST law. (Note the Commissioner has appealed against the decision to the Full Federal Court.)

Division 7A benchmark interest rate

The ATO has advised that, for the income year that commenced on 1 July 2011, the benchmark interest rate to be used in calculating the interest component on the repayment of a private company loan received by a shareholder (or the associate of the shareholder) is 7.8%.

Reasonable travel and meal allowance amounts

The ATO has announced the amounts the Commissioner considers are reasonable for the 
2011–2012 income year in relation to claims made for: overtime meal allowance expenses; domestic travel allowance expenses; travel allowance expenses for employee truck drivers; and overseas travel allowance expenses.

Car depreciation limit and luxury car tax threshold

The ATO has released the following limits and thresholds for the 2011–2012 income year:

  • car depreciation limit and luxury car tax threshold – $57,466;
  • fuel efficient car limit – $75,375.

Property Newsletter August 2011

There is a lot happening in the Perth property market that all investors should be aware of so I thought it would be an opportune time to let you know exactly what is happening and how you may be affected.

Prices – rising, falling or some of both?

It’s very easy to get caught up in a “one size fits all” approach to property investing. A lot of the headlines you see in newspapers and on television reflect what is happening nationally. The Australian property market is really a collection of thousands of sub markets across the country. While some of the major cities are suffering an inevitable slowdown after periods of solid growth (e.g. Melbourne), other cities, such as Perth are moving into an upturn as the mining boom Mark 2 takes off.

Even within a city there are varying submarkets. In Perth for example, you may hear that the market is oversupplied. That is generally true in some areas. We see that the outer fringes are still significantly oversupplied with excess stock built in the last boom, meaning prices have dropped or have stagnated for a long period of time. At the same time, in the areas we have identified for strong growth over the next few years, we have seen more competition for properties, meaning prices are still holding, and we expect them to rise first as we enter the next market upturn.

Where is the market heading in the next 12 months?

The Perth property market has historically lagged behind the major cities on the east coast by a few years. In 2001 – 2003 Sydney and Melbourne boomed while Perth grew at much lower rates. Once the boom in those cities ended, investors turned their attention to the Perth property market and Perth had a property boom from 2004 – 2007. Since 2007, the Perth market has been generally flat on average, whereas Sydney has performed well and Melbourne has had substantial growth. Both of those markets are now cooling.

We expect the trend to continue and see Perth as the outperformer while other cities have their slowdown. While we won’t see any significant headline capital growth in the market as a whole due to the oversupply in some areas, we will see good quality properties in great locations return some reasonable capital growth over the next 12 months.

Where is the market heading in the next 3 to 10 years?

The outlook for Perth is very strong over the next 3 to 10 years. With the strong growth in the resources market, meaning more jobs and more income, it is inevitable that Perth property prices will be strong. Recently, other respected economic forecasters have predicted the Perth property market will generate the highest capital growth over the next 3 years and 10 years also.

Is obtaining finance becoming easier?

There is no doubt that finance is harder to obtain than it was in the periods before the GFC. Many lenders tightened their lending criteria once the GFC hit and the introduction of responsible lending and National Consumer Credit laws has seen further changes. However in recent months, lenders have begun to loosen up and credit is definitely easier to obtain than it was two years ago, albeit not anywhere near as easy as it was before the GFC.

The tightening of credit may have impacted some borrowers, however for the vast majority, finance is still readily available.  The restriction on credit in a counter-intuitive way has actually been a benefit to property investors. While it has restricted some investors purchasing property, by far the greater impact has been on property developers. Significant levels of presales are now required and this has meant that new stock is harder to bring to market. This has restricted the supply of properties, meaning that any excess supply will be soaked up more quickly. It also means that when the excess supply is taken up, that new supply will not be readily available, causing a rise in prices.

Rents are on the way up!

The last boom in Perth from 2004 – 2007 was not only a boom in property prices, but also a boom in rental prices. Rental prices have not moved significantly over the last few years. The vacancy rate was approximately 1% in 2007 before increasing to as high as 4.7% in 2010. Over the last 12 months the rental vacancy rate has declined significantly to be just over 3%. A balanced market is considered to be around a 3% vacancy rate, so we are seeing a return to a normal market. Just as the supply of properties for sale varies significantly by suburb, so does the vacancy rates per suburb. Our analysis indicates that some suburbs in Perth have vacancy rates of around 1% whereas others have vacancy rates as high as 9%.

Consequently we are seeing rental growth in a number of the suburbs where we manage property. The ability to increase rents is still selective and tenants are price sensitive, but we do expect the next few years to see rental returns increasing, which is great news for property investors.

Market Summary

After a period of underperformance, it certainly looks like a very promising period ahead for the Perth property market. With over $200 billion dollars of resource investment in Western Australia either in construction or planned, there will be significant flow on effects to the rest of the economy and hence property prices. We expect Perth to be the outperforming market over the next 1, 3 and 10 years in Australia, as the mining boom Mark 2 gets into full swing.

If you are seriously looking to build wealth through property then I suggest you contact me as soon as possible. By the time you read in the paper or hear on the news that the Perth market has returned to strong growth, you will have missed a reasonable amount of the market upturn and subsequent capital growth. We are already seeing savvy investors adding to their portfolios as they see the upturn coming, and some smart first time investors also taking advantage of the opportunities in the market.

This Newsletter has been kindly provided by www.MomentumWealth.com.au, if you would like to discuss any  matters arising from this newsletter or are interested in property investment or development, then call Mark Casey, a client of Mercia, on markc@momentumwealth.com.au or call  Momentum Wealth  on 9221 6399.

Tax Newsletter August 2011

Tax Office announces compliance focus areas

The Commissioner of Taxation has released the Australian Taxation Office’s compliance program for the 2011–12 financial year. Under the program, the Australian Taxation Office (ATO) plans to enhance its tax fraud detection and management strategies, concentrate on sham contracting arrangements and continue its extensive data matching and risk profiling activities. The ATO said it also aims to reduce phoenix arrangements through audits of directors, focus on those who fail to report some or all cash transactions and check employers’ super guarantee payments.

TIP: The ATO’s compliance program is wide-reaching covering individuals to large businesses. Please contact our office for further information.

Trust streaming: extension to record beneficiaries’ entitlements

Following a High Court decision last year – known as the Bamford decision – legislation has been formally enacted to provide certainty to trusts in relation to the streaming of capital gains and franked distributions (including any attached franking credits) to specific beneficiaries as an interim measure. However, as the legislation was finalised so close to the end of the income year, the ATO has decided to extend the time allowed for trustees to record a beneficiary’s entitlement to a franked distribution for the purpose of the new legislation for the 2010–11 income year only. The extension ends on 31 August 2011.

TIP: The trust streaming changes are technical. Please contact our office for any assistance.

Car fringe benefit taxation changes

Legislative changes to simplify the method for determining the taxable value of car fringe benefits has been formally implemented. Broadly, the changes introduce a flat 20% rate to replace the previous method which, according to the Government, encouraged people to drive their vehicles further than they needed to in order to obtain a larger tax concession.

Dependent spouse offset finishes for under 40s

From 1 July 2011, taxpayers will no longer be entitled to the dependent spouse tax offset in respect of a dependent spouse born on or after 1 July 1971, following the enactment of tax law changes. However, the changes include some exceptions – for example, dependent spouses who are carers, invalid or permanently unable to work. 

Low income taxpayer offset ends for most minors

From 1 July 2011, the ability of minors (children under 18 years of age) to access the low income tax offset to reduce tax payable on their unearned income (dividends, interest and rent) has been removed. The Government said the tax law amendments are designed to discourage income splitting between adults and children.

Building contractors face reporting proposal

The Government is seeking to introduce a reporting regime for payments made to contractors in the building and construction industry. The proposal will require businesses in the building and construction industry to report annually to the ATO payments they have made to contractors in the industry. The regime is proposed to commence on 1 July 2012. According to the Government, the proposal will support greater compliance in areas such as GST, record-keeping requirements, and the personal services income rules.

TIP: The proposal indicates a closer scrutiny of the industry by the authorities. The Government also indicated that its proposal could later be applied to other industries.

Unpaid directors’ fee schemes and private companies on ATO radar

The ATO has warned taxpayers of an arrangement where a private company claims a deduction for unpaid directors’ fees. Under the arrangement, a private company makes a resolution before 30 June in relation to amounts payable to directors that reflect that the company is irrevocably committed to the payment. The company claims a deduction for the payment, but the actual payment is never made. The Commissioner of Taxation said he was concerned that some companies may be using the arrangement to claim amounts that were never intended to be fully paid out.

ATO reminds employers of superannuation obligations

The ATO has recently revealed some common superannuation mistakes made by employers. They include paying insufficient superannuation contributions for employees, missing the quarterly payment cut-off dates (ie 28 October, 28 January, 28 April, 28 July), and not understanding that in some circumstances superannuation should be paid for contractors, even if the contractor provides an Australian Business Number.

TIP: The ATO has been selecting various industries on which to focus its compliance activities. This year, in its compliance program, the ATO intends to target the following industries in relation to superannuation guarantee obligations: cafes and restaurants; real estate services; carpentry services; computer system design and related services; and accommodation.

Tribunal denies deduction for interest on loans made to trust

In a recent case, the Administrative Appeals Tribunal confirmed that husband and wife taxpayers were not entitled to a deduction for interest on loans made to a discretionary trust which ran their building business, or a deduction for interest on their investment properties which they made available to the trust to provide accommodation for building contractors. The taxpayers argued they had certain agreements in place with the trust which made them entitled to distributions of trust income, so accordingly, the deductions were permissible. However, the Tribunal disagreed and found there was an insufficient connection between the interest expenditure and claimed trust income.

Personal services income rules applies to taxpayer

The Administrative Appeals Tribunal has confirmed that the personal services income (PSI) rules under the taxation law applied to a taxpayer who provided his services as a draftsperson through his private company. Accordingly, over $67,000 was included as personal income in the years in question. The Tribunal also held the taxpayer did not meet either the “unrelated clients” test or the “business premises” test to relieve him of his personal liability. 

TIP: Many consultants and contractors operate as a sole trader or through a company, partnership or trust. In many cases, the income received for the work they do may be classified as PSI if certain tests are not passed. It should be noted that the PSI rules limit the deductions that an individual may claim against PSI.  Please contact our office for any assistance.

Finance News – July 2011

Mercia’s Mortgage Brokers

Have you checked your home or investment loan recently?

Rates are all over the place, as the jury is out re the future economic direction.

Want to save interest, how about fixing your rate?

We have a no application fee loan with a fixed rate of 6.99% for 3 years. That is probably less than you are paying now, and you won’t have to worry about any future increases.

If you don’t think rates are going to rise the answer may be to find a low variable rate. What’s your current variable rate?

Current variable rates are as low as 6.90%. This is not a honeymoon rate, discounted for the life of the loan. There are great deals available if you know where to look

We may be able to find you a better rate at your existing bank, and if not we can do the paperwork to refinance you to a better deal. Some banks are currently offering to pay your fees to switch banks. A broker can show you exactly how much you can save and do the paperwork work for you.

If you or anyone you know are suffering “mortgage stress” do something about it now!

If a borrower gets behind or is late with a payment the options to restructure/refinance and ask for help are diminished. Don’t be afraid to ask for help.


Remember that Mercia finance brokers can assist you with car loans, home loans, Lo-Doc home loans for the self-employed, construction loans and any other type of mortgage or loan. Our service is free of charge to you the borrower and we have access to all the major lenders in WA. We also can help you with reverse mortgages, first home owners grants and shared equity.

A Mercia Mortgage broker can give you independent advice and comparisons between all the major lenders.

All these services are provided by our friendly and professional mortgage brokers at no cost to you – so you have nothing to lose and everything to gain.

If you would like to speak to a broker, call Dan Goodridge on 0414 423 340 or e-mail dg@iinet.net.au.