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Property Newsletter July 2011

Weekly Property Pulse Professional Edition

This week’s edition covers:

Industry Market Wrap
Regional markets feeling the pinch
Population growth back at 2005 levels
Wayville office building sold

Industry Market Wrap

The Reserve Bank (RBA) released the minutes of their monthly board meeting for June at which they decided to keep official interest rates unchanged at 4.75%. The most relative insights for the property sector were: ‘Households had continued to be cautious in their spending and borrowing behaviour. With household income growth strong in the March quarter and consumption increasing more moderately, the household saving ratio was estimated to have risen. Members observed that the saving ratio was now back to levels seen in the mid 1980s and that the increase from earlier unsustainably low levels was a positive development. Consistent with ongoing consumer caution, the housing market had remained soft. Average dwelling prices had fallen modestly so far in 2011, with the weakness mostly in more expensive suburbs and in cities (notably Perth and Brisbane) that had seen a faster run-up in housing prices in earlier years. Housing credit growth had slowed and housing loan approvals had fallen in the first three months of the year, although preliminary numbers for April showed an increase.’

Read More…

Regional markets feeling the pinch

Following on from last week’s Pulse where we analysed where capital city housing markets had recorded price declines from their peak, this week we take a look at regional markets.

Regional property markets have, for the most part, been recording much lower levels of capital gains than capital city markets since late 2007 as the GFC began to impact the global economy. According to the RP Data-Rismark Home Value Index results for April 2011, the housing markets outside of the capital cities have recorded a 1.8% fall in house values during the year to April 2011.

Largest declines

Read the full article…

Population growth back at 2005 levels
The Australian Bureau of Statistics (ABS) released the quarterly Demographic Statistics update for December 2010 this week which tracks changes in population. Over the 12 months to December 2010, Australia’s population increased by 1.5 percent, its slowest rate of population growth since the 12 months to December 2005. Despite the lower rate of growth, Australia’s population still increased by more than 325,000 persons over the 12 months. Although the number is well below the 467,000 new residents over the 12 months to December 2008, it is still strong number nonetheless (running 2.3% above the decade average).

Population Growth

Read the full article at blog.rpdata.com…

Wayville office building sold

An office building in Wayville, South Australia has been sold with vacant possession by agents of Colliers International.

The property at 45 Greenhill Road, Wayville, was purchased by a private group.The property at 45 Greenhill Road, Wayville, was purchased by a private group.

Colliers International agents, Ian Thomas and Alistair Mackie, marketed the property, which achieved a final selling price of $4.61 million.

Located on the southern side of Greenhill Road, the two-storey commercial office building of approximately 1275 sqm is situated on a site of approximately 1486 sqm with lower ground and undercroft parking for 52 cars.

“45 Greenhill Road is one of the more prominent buildings in Adelaide’s Fringe precinct and provided an opportunity for investors and owner occupiers to capitalise on the low vacancy rate and one of Australia’s best performing office precincts,” said Mr Thomas.

“Historically very few Fringe investment opportunities come to the market; it is tightly held and as a precinct consistently performs above its weight with good rental and capital growth.

“The enquiry level received during the campaign was strong and we spoke with a number of buyers who have been waiting for an opportunity such as this to be released.”

Stay up-to-date with the latest commercial property news all in one place. Subscribe to the Australian Property Review, powered by RP Data for only $1.90 a week and receive a weekly newsletter that includes Auction Results, Deals of the Week, Retail News, Leasing Deals and an Industry Market Update. Click here to find out more information.

Tax Newsletter July 2011

Trust Streaming – Certainty

Almost Here

The Government has introduced legislation 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 following a High Court decision last year – known as the Bamford decision – which had cast doubt in this area.

TIP: The changes are technical and are proposed to apply to the current year (ie the year from 1 July 2010 to 30 June 2011). This does not give a lot of time for trusts affected to respond. Please contact our office for any assistance.

Car Fringe Benefit Taxation about
to Change

A Bill has been introduced into Parliament to simplify the method for determining the taxable value of car fringe benefits. Broadly, the change will introduce a flat 20% rate to replace the current method which, according to the Government, encourages people to drive their vehicles further than they need to in order to obtain a larger tax concession.

TIP: The changes affect salary-sacrificed or
employer-provided vehicles. If you think the changes affect you, please call our office.

Dependent Spouse Offset on the Chopping Board

The Government will soon put in place changes so that taxpayers will not be entitled to the dependent spouse tax offset in respect of a dependent spouse born on or after 1 July 1971. The change is proposed to take effect from 1 July 2011. This means taxpayers with a dependent spouse aged less than 40 years will no longer be eligible for the offset from 1 July 2011. However, some exceptions will be available – for example, dependent spouses who are carers, invalid or permanently unable to work.

TIP: Note that the maximum offset is $2,355 for
2011-2012.

SMSF Non-complying Status Affirmed, Despite Tragic Circumstances

In a recent case, the Administrative Appeals Tribunal affirmed the decision of the Commissioner of Taxation that a self-managed superannuation fund (SMSF) be treated as a non-complying fund, despite acknowledging the tragic circumstances surrounding the case. The fund was created in April 2002 and its members included a husband, wife and their adult son. The Tribunal noted the son had a “drug addiction and took almost all of the money from the fund and spent it or gave it away”. Although noting the circumstances of the family, the Tribunal was unable to exercise a discretion to treat the fund as a complying fund under the superannuation law.

Goods Taken from Stock for
Private Use

The Tax Office has updated the amounts the Commissioner will accept for 2010-2011 as estimates of the value of goods taken from trading stock for private use by taxpayers in certain specified industries. For example, for a takeaway food shop, the Commissioner will accept $2,970 (excluding GST) for each adult (or child over 16 years of age). Note that the Tax Office intends to adjust the values annually.

Travel and Study Scams on Tax Office Radar

The Tax Office has issued a warning to taxpayers to steer clear of dodgy arrangements which involve claiming holiday travel expenses as work-related or self-education expenses. The Commissioner said he was concerned that some people are getting involved in arrangements to deliberately claim inflated deductions which they are not entitled to, particularly in relation to overseas travel. If the claim is legitimate, the Tax Office says taxpayers need to correctly apportion their expenses to the extent they are connected to their income-earning activities and are not private or domestic in nature.

Low-income Taxpayer Offset to End for Most Minors

A Bill has been introduced which contains changes to implement the Government’s 2011-2012 Budget announcement to restrict access by minors (children under 18 years of age) to the low income tax offset. Under the changes, the ability of minors to access the offset to reduce tax payable on their unearned income (dividends, interest and rent) will be removed from
1 July 2011. The Government said the changes are designed to discourage income splitting between adults and children.

TIP: Income earned by minors from work will still be eligible for the full benefit of the offset. Unearned income of minors who are orphans or disabled, as well as compensation payments and inheritances received by minors, will not be affected by this measure.

Commissioner’s Claim to Recover GST Refunded Not Out of Time

A taxpayer has been unsuccessful before the Administrative Appeals Tribunal in arguing that the Commissioner’s claim to recover an amount of GST refunded was ineffective. The taxpayer had argued that the claim was made outside of the four-year time limit under the tax law. However, the Tribunal found the time limit did not apply in the circumstances of
the case.

GST and Tax Invoice Requirements

The Tax Office has issued a draft GST ruling which replaces an earlier ruling in relation to the minimum information requirements for a tax invoice and the circumstances of when a document can be deemed a tax invoice even when it does not meet all of the requirements. The draft ruling also sets out the application of the low value threshold for transactions for which a tax invoice is not required. Note the
draft ruling maintains the same outcomes as the
earlier ruling.

Deductibility for Private Pilot’s Licence Cost Denied for a Solicitor

A solicitor has been unsuccessful before the Administrative Appeals Tribunal in claiming a deduction for expenses he incurred in converting his New Zealand private pilot’s licence to an Australian one. The solicitor had hoped to take on aviation matters for local clients. However, the Tribunal was of the view that there was not a sufficient connection between the expenses claimed and the income earned as a solicitor.

TIP: Tax time 2011 is just around the corner. As usual, the Tax Office will be paying close attention to large deductions claimed by individuals in their 2011 tax returns.


Property Newsletter May 2011

Weekly Property Pulse Professional Edition

This week’s edition covers:

Industry Market Wrap
International recognition for CommBank’s RP Data-powered iPhone app
Where are rents rising and falling?
Housing remains in the too hard basket at budget time
Vacant Crows Nest building sold at auction

Industry Market Wrap
The Federal Budget was supposed to be the most important economic report released this week however, from a property market perspective it delivered very little. The only points of note affecting the housing market were: the skilled migration target has been revised upwards to 185,000 (from 168,700 the year before) and mostly focused on regional areas where workers are desperately required, $6 billion allocated to a regional infrastructure fund – most of this will be directed towards projects in Queensland and Western Australia to support the resources sector, and the ‘Housing and Community Amenities’ provision in the budget has been cut by $1.1b reflecting the conclusion of the housing initiatives introduced as part of the Government’s response to the global financial crisis. Perhaps most notable is that there was no mention of changes to tax implications for property investors, specifically negative gearing and there was no plan to address housing affordability.
Read More…
International recognition for CommBank’s RP Data-powered iPhone app
Congratulations to the Commonwealth Bank, whose CommBank Property Guide iPhone app has impressed the judges at the Festival of Media Awards in Switzerland.

Faced with stiff competition, the RP Data-powered iPhone app brought home the “Best Use of Mobile” award for the innovative use of the mobile channel to reach and engage consumers.

Congratulations again to everyone involved, and RP Data looks forward to working with the Commonwealth Bank to further improve the app.

Download the CommBank Property Guide iPhone app

Where are rents rising and falling?
Recent evidence suggests that rents are starting to increase as capital gains fade and slip into negative. As always, there are winners and losers and this week’s Property Pulse looks at the best and worst performing markets for rental growth.

The latest results from the RP Data – Rismark Home Value Indices show that over the 12 months to March 2011 capital city rental rates have increased by 2.9% which is well below average. However, over the last quarter, capital city rents have increased by a much larger 4.8%. The view that rents are starting to increase is supported by the most recent CPI data from the ABS which suggests that rents have increased by 1.3% during the first quarter of 2011.

Read the full article…
Housing remains in the too hard basket at budget time
Once again, some of the key issues affecting virtually every Australian have not been addressed in the Federal Budget. Housing supply, and associated with that, housing affordability has again flown under the budget radar. Is it simply that politicians don’t know how to deal with the issues of land undersupply or is that they don’t have the ability?
Read the full article at blog.rpdata.com…
Vacant Crows Nest building sold at auction
A showroom and office building in Crows Nest, New South Wales, has been sold at auction with vacant possession by agents of Hartigan Bolt.

The property at 477 Pacific Highway, Crows Nest, is the former home of Essential Ingredient, which has relocated to Rozelle.

Hartigan Bolt agent, Chris Hartigan, marketed the property, which achieved a final selling price at auction of $2.2 million.

The 613 sqm property with 17 car parking spaces comprises showroom and storage facilities on the ground floor and office spaces on the upper floor.

According to Cityscope, the property is situated on a 518 sqm site with Mixed Use zoning, and was last bought in July 1987 for $2 million.

Stay up-to-date with the latest commercial property news all in one place. Subscribe to theAustralian Property Review, powered by RP Data for only $1.90 a week and receive a weekly newsletter that includes Auction Results, Deals of the Week, Retail News, Leasing Deals and an Industry Market Update. Click here to find out more information.

Tax Newsletter June 2011

Trust Law Changes On The Way

The Government has announced that it intends to review and rewrite the highly complex area of trust tax law to deal with ongoing uncertainties regarding its proper application. Two proposed measures have been flagged by the Government for implementation sooner rather than later including:

  • changes to enable the streaming of capital gains and franked distributions; and
  • changes to allow trust beneficiaries to continue to use the primary production averaging and farm management deposit provisions in a loss year.

These changes are proposed to apply for the 2010–11 and later income years.

TIP: The proposed changes are highly complex and new developments are likely to occur quickly. Please contact our office if you have any questions.

Personal Services Entities: ATO Takes a Closer Look

The Australian Tax Office (ATO) has announced that it will request and collect information on amounts paid to personal services entities by 39 labour hire firms, placement agencies and computer consultancies. Under the project – known as the Personal Services Income (PSI) data-matching project – data requested will include name and address details of the individual who is the main service provider to the entity. The ATO said it anticipates that records relating to approximately 100,000 individuals and entities who have received contract payments from the 39 entities will be matched.

TIP: If you are concerned this data-matching program will affect you, please contact our office.

Flood Levy Now Law

The legislation to implement the Government’s proposed temporary flood levy has been enacted. The legislation imposes a one-year levy on taxpayers to help raise the revenue needed to assist the reconstruction work following the destruction by the floods and Cyclone Yasi in Queensland earlier this year. The 0.5% to 1% levy will apply to individuals with taxable incomes above $50,000, and will apply for the 2011–12 income year only. However, there are specific classes of taxpayers who are exempt from the levy.

TIP: Employers will need to identify their employees who earn more than $50,000, and withhold the levy from their salary or wages. Employees who are exempt from the levy may lodge a flood levy exemption declaration form with their employer.

GST and Goods Sold With Discounted Components

The ATO has released its official view of the Full Federal Court’s decision in a case which concerned the correct calculation of GST on goods sold that are partly taxable and partly GST-free. The case involved a taxpayer that offered its customers spectacle frames at a discount provided they purchase the lenses at full price. The lenses are GST-free, whereas the frames are a taxable supply – together the spectacles are referred to as a “mixed supply”.

The Full Federal Court agreed with the taxpayer that the discount should only be applied to the frames, and not apportioned between the lenses and the frames. The ATO said the Commissioner accepts that it was open to the Court to make its conclusions regarding the correction apportionment and it will not appeal to the High Court. As a result, the ATO said some optical suppliers may be able to seek a refund for overpaid GST (if certain requirements are met).

Land Sale Case Sheds Light On “Going Concern” GST-free Concession

In a recent decision, the Federal Court held that a supply (sale) of land by a taxpayer was not a supply of a going concern, and therefore was not GST-free. Although the Court acknowledged the taxpayer was in the business of property development, it found that business ended when the taxpayer decided to sell the land. Ultimately, the Court found the sale of the land was not a “supply of a going concern” as the sale did not supply “all of the things necessary for the continued operation of an enterprise”.

TIP: For a supply to be considered a supply of a going concern (and therefore GST-free), various conditions must be satisfied. These conditions include the supplier supplying to the recipient all the things necessary for the continued operation of the enterprise, and the supplier carries on the enterprise until the day of supply.

Employees Not Contractors, Says Court

In a recent decision, the Federal Court held interpreters engaged by a business to provide interpreting and translating services were “employees” for superannuation guarantee purposes and were not independent contractors.

TIP: The correct classification of an individual as an employee or as an independent contract is critical. This is because employers are liable to provide the minimum level of superannuation guarantee for their employees. A failure to do so will result in employers being liable to a non-deductible superannuation guarantee charge.


Self-managed Super Funds and Collectables

The Government has introduced legislation into Parliament to change the superannuation law to implement strict rules on trustees of self-managed superannuation funds (SMSFs) who make, hold or realise investments that are considered to be “collectables or personal use assets” – for example, artwork, jewellery, antiques, wines, cars and recreational boats. Once enacted, the new rules will apply to investment made before, on or after 1 July 2011. The Government had earlier indicated that it would implement a 5-year transitional period to allow trustees to dispose of existing assets that do not satisfy the new rules.

FBT Rates and Thresholds for 2011–12

The ATO has announced important FBT rates and thresholds for the 2011–12 FBT year that commenced on 1 April 2011. Some of the key rates and thresholds include:

  • the benchmark interest rate is 7.80% pa (was 6.65% pa for the 2010–11 FBT year).
  • the record-keeping exemption threshold is $7,391 (was $7,190 for the 2010–11 FBT year).

Car Expenses – Rates per Kilometre for 2010–11

The Government has announced the “cents per kilometre” rates for calculating tax deductions for car expenses for the 2010–11 income year – note they are unchanged from 2009–10 and are:

  • small car (non-rotary engine up to 1600cc, or rotary engine up to 800cc): 63c/km.
  • medium car (non-rotary engine 1601–2600cc, or rotary engine 801–1300cc): 74c/km.
  • large car (non-rotary engine 2601cc and above, or rotary engine 1300cc and above): 75c/km.

Tax Newsletter May 2011

Tax Planning

Simply put, tax planning is the arrangement of a taxpayer’s affairs so as to comply with the tax law at the lowest possible cost, and involves objectively assessing and actively managing tax risk. Common tax planning techniques are deferring the derivation of assessable income and applying techniques to bring forward deductions.

Deferring Income

•           Income received in advance of services to be provided will generally not be assessable until the services are provided.

•           Taxpayers who provide professional services may consider, in consultation with their clients, rendering accounts after 30 June to defer the income.

•           Consider whether the requirements to be classified as a small business entity are satisfied to access various tax concessions such as the simpler depreciation rules and the simpler trading stock rules.

•           Individuals operating personal services businesses should ensure that they satisfy the relevant test to be excluded from the Personal Services Income regime or seek a determination from the Commissioner.

Maximising Deductions

Business taxpayers

•           Debtors should be reviewed prior to 30 June to identify and to write off any bad debts.

•           Review the asset register to identify any low-cost and/or low-value assets that may be pooled to access an accelerated rate of depreciation.

•           Write off any depreciating assets which are no longer being held for use because a deduction may be available.

•           Review trading stock for obsolete stock for which a deduction is available.

•           Employees’ superannuation contributions should be paid before 30 June to obtain a deduction and to avoid the Superannuation Guarantee Charge.

Non-business taxpayers

•           Outgoings incurred for managed investment schemes may be deductible.

•           A recent High Court decision held a taxpayer deriving Youth Allowance was allowed a deduction for various self-education expenses.

•           Assets costing $300 or less may qualify for an immediate deduction subject to certain conditions.

•           A deduction for personal superannuation contribution is available where the 10% rule is satisfied.

Capital Gains Tax

•           Consider deferring the disposal of shortly-held assets to access the CGT discount, where available.

•           Individual taxpayers can consider contributing some or all of capital gain to their superannuation fund because a deduction may be available for personal superannuation contributions.

•           Consider whether a rollover relief is available to defer any capital gains.

•           Consider the availability of the small business CGT concessions which can disregard, reduce or defer a capital gain arising from the disposal of an asset which has been used by an entity in the course of carrying on its business.

Companies

•           The franking percentage for distributions to shareholders should be the same for each franking period to avoid a franking deficit tax.

•           Loans, payments and debt forgiveness by private companies to their shareholders and associates should be repaid by the earlier of the due date for lodgment of the company’s return for the year or the actual lodgment date. Alternatively, appropriate loan agreements should be in place.

•           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.

•           Companies should carefully consider whether any deductions are available for any carry forward tax losses, including analysing the continuity of ownership and same business tests.

Trusts

•           Taxpayers should review trust deeds to determine how trust income is defined. This may have an impact on the trustee’s tax planning.

•           A recent High Court case confirmed that it is correct to apply the proportionate approach if the net income of a trust for tax purposes exceeds its accounting income.

•           The Court also affirmed that the trustee can distribute capital gains as income of the trust for tax purposes if the trust deed permits it.

•           Avoid retaining income in a trust because the income may be taxed at 46.5%.

•           If a trust has an unpaid present entitlement to a corporate beneficiary, consideration should be given to paying out the entitlement by the earlier of the due date for the lodgment of the trust’s income tax return for the year or the actual lodgment date to avoid possible tax implications.

•           The Tax File Number withholding arrangements have been extended to closely held trusts (except were specifically excluded). The arrangements impose new reporting and payment requirements for trustees of trusts subject to the new provisions.

Superannuation

•           A re-contribution strategy may produce tax benefits for taxpayers under age 60.

•           Low-income earners (including self-employed persons) should consider making a personal superannuation contribution to qualify for the government superannuation co-contribution payment.

•           For the 2010/11 income year, pensioners have the option to draw half of the year’s minimum required pension amount.

•           The reduction in the concessional contributions cap to $25,000 ($50,000 for those aged 50-74) since 1 July 2009 means that more individuals are now at risk of inadvertently breaching their annual contribution cap. A review of various arrangements involving superannuation (eg salary sacrifice) would be prudent.

Natural Disasters

Natural disasters such as the Queensland floods in early 2011 resulted in the tragic loss of lives and wreaked havoc and devastation. Many businesses and livelihoods suffered severe damage or loss. However, amongst the chaos, it is still important that business owners be aware of the tax implications that may arise from the destruction of their business assets and trading stock (including livestock).

Paid Parental Leave Scheme

The Federal Government’s Paid Parental Leave scheme commenced on 1 January 2011. Under the scheme, eligible employees with a child born or adopted on or after 1 January 2011 can take 18 weeks of paid parental leave at the national minimum wage (currently $570 per week). The new scheme has a number of tax implications, which employers and recipients need to know.