Newsletters
Corona Virus Stimulus Measures For Small Business – Job Keeper Payment Announcement 30 March 2020
Following our last client update emailed on 26 March regarding the government stimulus measures for businesses and individuals, on the 30th March, the government announced a further stimulus measure, which will be the biggest yet:
- JobKeeper payment – Eligible employers and self employed persons (with reduced turnover by 30% or more) will be able to claim a subsidy of $1,500 per fortnight from the ATO, per eligible employee (called the JobKeeper Payment).
- Job Seeker – the partner income test will be relaxed to ensure that an eligible person can receive Job Seeker Payment (and the associated Coronavirus supplement) where their partner earns less than $3,068 per fortnight (around $79,762 per annum).
The link provided in this email provides a broad summary of the key aspects of the proposed JobKeeper payment based on the Government’s Joint Media Release dated 30 March 2020 and the information that is currently available on the Treasury website at www.treasury.gov.au.
The Government intends to introduce legislation into Parliament to give effect to the JobKeeper payment measure.
This relief is designed to support existing employers and employees so that employees do not need to lose their jobs and register for job seeker payments (which is a lower payment). Instead these employees continue to be employed with this assistance so that the same employees can resume normal working hours or if not working then return to work when this time passes.
Please click the link for more detail <here> and <here>.
We urge you to <register your interest> where this applies to you. How to enrol for the <Job Keeper here>
More details will be provided in the coming days/weeks on the ATO website.
Please be patient if we don’t return your call or email immediately as we are experiencing a large volume of enquiries from our valued clients during these challenging times.
On behalf of our team, we are thinking of you and we want to assure you that we are all working hard to assist you throughout this unprecedented crisis.
Regards
Richard
UPDATED page as at 20.4.20
JobKeeper nomination notice for eligible business participants – excluding sole traders – <click here>
Corona Virus Stimulus Measures for Small Business – 26 March Update
As the world grapples with the COVID-19 situation unfolding, I wanted to let you know that the team at Mercia are committed to helping our clients through what will likely be difficult and challenging times ahead.
Below is a summary of stimulus measures released so far:
- PAYG Refund in your BAS up to maximum of $100,000 calculated automatically by the ATO:
- Stage 1 Payment – March quarter – 100% of the PAYG amount withheld, up to a maximum of $50,000. Eligible employers that pay salary and wages will receive a minimum (tax-free) payment of $10,000, even if they are not required to withhold PAYG tax. Monthly lodgers will be eligible to receive three times the actual amount withheld.
- Stage 2 payment – For employers that continue to be active, an additional (tax-free) payment will be available in respect of the June to October 2020 period, basically as follows:
- Quarterly lodgers will be eligible to receive the additional payment for the quarters ending June 2020 and September 2020, with each payment being equal to 50% of their total initial (or Stage 1) payment (up to a maximum of $50,000).
- Monthly lodgers will be eligible to receive the additional payment for the June 2020, July 2020, August 2020 and September 2020 activity statement lodgements, with each additional payment being equal to a quarter of their total initial (or Stage 1) payment (up to a maximum of $50,000). Stage 2 payment June & Sep quarter – Quarterly lodgers will be eligible to receive the additional payment for the quarters ending June 2020 and September 2020, with each payment being equal to 50% of their total initial (or Stage 1) payment (up to a maximum of $50,000).
- The ATO will automatically calculate and pay the additional (tax-free) payment as a credit to an employer upon the lodgement of their activity statements from July 2020, with any resulting refund being paid to the employer
- Payroll tax – Businesses paying payroll tax, with a payroll between $1 million and $4 million will receive a one-off grant of $17,500, and certain businesses can apply for a deferral of their 2019-20 payroll tax payment
- Trainee grant – 40% of wage from 1.1.20 to 30.9.20 to a maximum of $21k per employee
- Instant asset write off $150k to 30 June 2020
- Accelerated depreciation 50% upfront deduction and balance depreciated up to June 2021.
- 6 months payment relief on any BAS.
- Vary PAYG instalments In March quarter to Nil and get refunds for Dec 2019 and Sep 2019 PAYG with no penalties for the 2019-20 year.
- Remitting any interest and penalties after 23 Jan 2020.
- Finance:
- To enhance the ability for SMEs to obtain loans from lending institutions, a 50 per cent Government guarantee will be provided to SMEs for new unsecured loans to be used for working capital.
- A 6 month loan repayment holiday to be provided. Contact your bank or Dan at Mercia Finance on 0414 423 340.
- Super retirees – Pension minimum payments reduced by 50% for 2020. Currently minimum drawdown is 4$-14% of pension balance, 65-95 and over.
- $550 increase to individual job seeker payments, contact us for more. Deeming rates on financial investments to reduce from 3 to 2.25% (higher deeming rate) and 1 to 0.25% (lower deeming rate).
- Early access to super on compassionate grounds extended for COVID-19 consequences. For example, unemployment.
- $750 for any welfare recipients e.g. part a and b on 31 March, second $750 payment on 13 July
For the full detailed version Click the link here.
We are now working securely from home, which we have previously trialed with success. All staff have secure login access to work, so working from home for us is not a problem. Our work telephone messages go to our emails so we are able to get your voicemail within minutes of you leaving a message.
If you do need to drop anything off to the office during this time, please just call or email ahead to ensure we will be there to open the office.
So it’s business as usual for the team at Mercia Taxation and Accounting, or as close as it can be given the circumstances.
If you have questions please do not hesitate to email or call any one of us.
Regards
Richard
Tax Newsletter February/March 2020
Super guarantee loophole closed
A superannuation guarantee loophole that allowed employers to use salary sacrificed contributions to make up part of their required super guarantee contributions has been closed. From 1 January 2020, employers must make the full amount of mandatory super guarantee contributions and cannot use salary-sacrificed amounts to reduce those mandatory contributions. Depending on the types of employment agreements between employees and employers, this could mean more money for employees’ retirement.
The concept of super guarantee – the requirement for employers to contribute 9.5% of an employee’s salary or wages into a nominated super account – should be familiar to everyone, particularly anyone who is an employee, as it makes up the bulk of future retirement income. Employees may also be salary-sacrificing amounts of their salary and wages to put extra into their super.
Before this year, a loophole in the law meant that an employee’s salary-sacrificed amounts could be counted towards employer contribution amounts. This allowed a potential reduction in employers’ mandated super guarantee contributions – essentially working against the employee’s intention to add extra to their super. In addition, employers were able to calculate their super guarantee obligations on the lower, post-sacrifice earnings base.
Depending on the type of employment agreement between an employee and employer, this meant that if the employee salary-sacrificed an amount equal to or more than the super guarantee amount the employer was required to pay, the employer could have chosen to not contribute any non-sacrifice amount and the legal requirements of the super guarantee would still be met. It’s important to note that this was not the original intention of the law, and not all employers would make the choice to exploit this loophole; however, where they did, employees who salary-sacrificed could be short-changed and end up with lower super contributions as well as a lower salary overall.
The law has now been changed specifically to close this loophole. From 1 January 2020, amounts that an employee salary-sacrifices to superannuation cannot be used to reduce the employer’s super guarantee charge, and do not form part of any late contributions the employer makes that are eligible for offset against the super guarantee charge. To avoid any possible shortfall in their mandatory super guarantee contribution payments, employers must now contribute at least 9.5% of an employee’s ordinary time earnings (OTE) base to a complying super fund. The OTE base consists of the employee’s OTE and any amounts they sacrifice into superannuation that would have been OTE if the salary-sacrifice arrangement wasn’t in place.
The following simple example illustrates the effect of the old law versus the new law for an employee with an OTE base of $15,000.
Old law | New law | |
Employee’s OTE | $15,000 | $15,000 |
Super guarantee entitlement ($15,000 × 9.5%) | $1,425 | $1,425 |
Salary-sacrifice contribution | $1,000 | $1,000 |
Minimum compliant employer contribution | $425 | $1,425 |
Total super contributions (including salary-sacrificed amount) |
$1,425 | $2,425 |
Source: Treasury Laws Amendment (2019 Tax Integrity and Other Measures No 1) Act 2019.
ATO tackling international tax evasion
Australian tax residents are taxed in Australia on their worldwide income. While most do the right thing and declare all their income, some try to avoid paying tax by exploiting secrecy provisions and the lack of information-sharing between countries. As the world becomes more interconnected and barriers are broken down, it is inevitable that there are fewer places for the unscrupulous to hide from tax.
With the rise of the global economy and easy flow of money across borders, no country is immune to international tax evasion and money laundering. A recent coordinated effort with Joint Chiefs of Global Tax Enforcement (J5) shows that member countries, including Australia, are doing all they can to protect their tax revenue. This most recent investigation yielded evidence of tax evasion by Australians using an international institution located in Central America.
Tax chiefs from the J5 countries met in Sydney on 17–21 February 2020 to share information about common mechanisms, enablers and structures that are being exploited to commit transnational tax crime. The J5 was initially formed in 2018 to fight global tax evasion and consists of the tax and revenue agencies of Australia, United Kingdom, United States, Canada and the Netherlands. The countries share intelligence on international tax crime as well as money laundering.
The current international investigation started on information obtained by the Netherlands, which led to a series of investigations in multiple countries and concerned an international financial institution located in Central America whose products and services are believed to be facilitating money laundering and tax evasion for customers across the globe.
J5 members believe that through this institution, a number of clients may be using a sophisticated system to conceal and transfer wealth anonymously to evade their tax obligations and launder the proceeds of crime. The enforcement action consisted of evidence, intelligence and information-collecting activities such as search warrants, interviews and subpoenas.
According to the ATO, several hundred Australians are suspected of participating in these arrangements. The ATO is currently proceeding with multiple investigations with support from the Australian Criminal Intelligence Commission (ACIC). In addition, it is encouraging anyone with information about the scheme or other similar arrangements to contact the ATO.
ATO Deputy Commissioner and Australia’s J5 Chief, Will Day, has said, “this multi-agency, multi-country activity should degrade the confidence of anyone who was considering an offshore location as a way to evade tax or launder the proceeds of crime”.
While the J5 is a powerful tool, it is by no means the only one in the ATO’s arsenal. The ATO also has a network of international tax treaties and information exchange agreements with over 100 jurisdictions, and uses them to identify facilitators such as banks, lawyers and financial advisers. Once a pattern has been identified, such as a practitioner with a large number of clients using the same methods to avoid or evade tax, the ATO is likely to look closely at the entire client base.
In recent years over 2,500 exchanges of information have occurred, enabling the ATO to raise additional tax liabilities of $1 billion. The message from the ATO is that anyone with offshore income or assets is better off declaring their interests voluntarily. Those who do so may have administrative penalties and interest charges reduced.
It’s important to keep in mind that holding offshore assets is not just for the wealthy. Australians with migrant backgrounds may not even know they hold offshore assets in some cases, but those assets are still subject to tax law. For example, grandparents or other relatives may start a bank account in an Australian’s name in another country to make contributions celebrating a holiday, birthday or other life event.
Source: www.ato.gov.au/Media-centre/Media-releases/Global-tax-chiefs-undertake-unprecedented-multi-country-day-of-action-to-tackle-international-tax-evasion/.
New measures to combat illegal phoenixing
New laws are now in place to target illegal phoenixing of companies, which by some estimates costs businesses, employees and governments more than $2 billion a year.
While there is no Australian legislative definition of “illegal phoenixing” or “phoenixing activity”, at its core it is understood as the use of serial deliberate insolvency as a business model to avoid paying company debts. To combat this, the new laws target a range of behaviours, including preventing property transfers to defeat creditors, improving accountability of resigning directors, allowing the ATO to collect estimates of anticipated GST liabilities and authorising the ATO to retain tax refunds.
Property transfer to defeat creditors
New criminal offences and civil penalty provisions will apply to company officers who fail to prevent the company from making “creditor-defeating dispositions”, and to other persons (including pre-insolvency advisers, accountants, lawyers and other business advisers) who facilitate a company making a “creditor-defeating disposition”. Liquidators and the Australian Securities and Investments Commission (ASIC) can seek to recover the assets for the company’s creditors, and in some cases creditors can recover compensation from a company’s officers and other persons responsible for making a “creditor-defeating disposition”.
A “creditor-defeating disposition” is defined as disposing of company property for less than its market value (or less than the best price reasonably obtainable) that has the effect of preventing, hindering or significantly delaying the property becoming available to meet the demands of the company’s creditors in winding-up. To ensure legitimate businesses aren’t affected by this wide definition, safe harbour has been maintained for genuine business restructures and transactions made with creditor or court approval under a deed of company arrangement.
Accountability of resigning directors
In order to reduce the instances of unscrupulous directors using loopholes to shift the blame, the new laws seek to prevent abandonment of companies by a resigning director or directors, leaving the company without a natural person’s oversight. Practically, under the new laws, a director cannot resign or be removed by a resolution of company members if doing so would leave the company without a director (unless the company is being wound up).
In addition, if the resignation of a director is reported to ASIC more than 28 days after the purported resignation, the resignation is deemed to take effect from the day it is reported to ASIC. However, a company or director may apply to ASIC or the Court to give effect to the resignation notwithstanding the delay in reporting the change to ASIC.
Collection of anticipated GST liabilities
Under the new laws, the ATO can now collect estimates of anticipated GST liabilities, including luxury car tax (LCT) and wine equalisation tax (WET) liabilities. The ATO can also recover director penalties from company directors to collect outstanding GST liabilities (including LCT and WET) and estimates of those liabilities.
Retaining refunds
The new laws also allow the ATO to retain a refund to a taxpayer where that taxpayer has other outstanding lodgements or needs to provide important information.
Source: Treasury Laws Amendment (Combating Illegal Phoenixing) Act 2019 (Cth).
Insurance payouts: are they taxable?
In recent months, parts of Australia have been battered by a combination of fire and floods. As people try to piece their lives together in the aftermath, insurance payouts can go a long way in helping rebuild homes and replace lost items. However, if you receive an insurance payout in relation to your business, home business or rental property you need to be aware there may be associated tax consequences.
For example, if you rent out your home or a portion of your home on a short stay website, you may be subject to capital gain tax (CGT) if you receive an insurance payout in relation to that home. Businesses that receive an insurance payment may be subject to varying tax consequences depending on what the payment is designed to replace.
Insurance payouts relating to personal property (including household items, furniture, electrical goods, private boats and cars) and your main residence are not taxed. If you keep a home office or run a business from home and you receive an insurance payout in relation to the property being damaged or destroyed, there may be CGT consequences.
Similarly, if you have a rental property or rented out a room of your main residence which later becomes damaged or destroyed and is subject to an insurance payout, you will need to include the insurance payout amount when you work out whether you have a capital gain or loss. This applies even if you were casually renting out a room, your home or (part of) your farm as short-stay accommodation.
For those operating a business, the tax consequences of an insurance payout are even more complicated depending on what the money received is for. For example, destroyed business premises come with CGT consequences, while any insurance amount you receive for repair of damage will need to be included in your assessable income.
If an amount is received in relation to damaged or destroyed trading stock, it must be included as assessable income. For any depreciating assets used in generating assessable income (eg office equipment), you will need to calculate the difference between the amount received from insurance and the asset book value of the asset at the time it was destroyed. Any excess needs to be included as assessable income, while a deduction can be claimed for any losses.
For depreciating assets in the low-value pool, you will need to reduce the closing pool balance by the amount of insurance payment you receive. In addition, the tax treatment will need to be modified if an asset was partly used to produce assessable income and in a low-value pool.
The tax treatment of insurance payments for work cars is similar to that of depreciating assets, except if you used the logbook method for claiming car expenses. If you used the logbook method, the balancing adjustment amount needs to be reduced by the percentage that you used the car for personal use.
Businesses that correctly informed their insurer of their GST status when they took out the insurance don’t have to pay GST on insurance payout amounts and may be entitled to GST credits for purchases made with those amounts. Small businesses may also be entitled to CGT concessions.
Source: www.ato.gov.au/individuals/dealing-with-disasters/damaged-or-destroyed-property/.
Australia’s independent tax complaints investigator
Do you know who to turn to when you have a complaint about the ATO? Whether you’re an individual or business, the Inspector-General of Taxation and Taxation Ombudsman (IGTO) should be your first port of call. The department has two distinct, yet intertwined, functions.
As the Taxation Ombudsman, the IGTO provides all taxpayers with an independent complaints investigation service. One of the main roles of the IGTO is that it must investigate complaints by taxpayers (or their representatives) where a tax official’s actions or inactions, decisions or systems have affected them personally. As the Inspector-General of Taxation, it also conducts reviews and provides independent advice and recommendations to government, ATO and other departments.
The difference between the two functions is that the Taxation Ombudsman’s investigations and recommendations are likely to be made privately, whereas when the office conducts reviews (not in response to a complaint) as the Inspector-General of Taxation, the investigations and recommendations are public and aimed at improving administration of the tax law.
In the first quarter of 2019–2020 the IGTO received 909 complaints – a 14% increase over the number for the same period in 2018–2019. Of the complaints received so far this year, 82.4% of the complaints received were from self-represented individuals, of whom approximately 10-12% were small business taxpayers. Taxpayers who had a representative were largely represented by a family member or friend, although around a third were represented by an accountant or a tax practitioner.
The top five issues raised in complaints for the quarter remain largely the same as the previous year, covering debt collection, payments to the taxpayer, lodgement and processing, communication, and audit and review. According to the IGTO, issues surrounding debt collection have featured consistently among the complaints lodged since the assumption of the Tax Ombudsman service.
While the IGTO has direct access to ATO officers, records and systems, it cannot investigate how much tax needs to be paid, provide advice regarding structure of tax affairs or assist with decisions made by other government agencies apart from the Tax Practitioners Board. The IGTO can investigate and assist taxpayers with issues including:
- extensions of time to pay;
- the ATO’s debt recovery action;
- delays with processing tax returns;
- delays in ATO communication and responses;
- information the ATO has considered regarding taxpayers’ matters;
- understanding the ATO’s actions and decisions; and
- identifying available options and other relevant agencies that can help.
Taxpayers can approach the IGTO at any stage of their dispute with the ATO, although it is recommended that they first approach the ATO officer/manager assigned to their case, followed by the ATO complaints section, before lodging a formal IGTO complaint.
Complaints can be made online and via phone or post, and services are offered in languages other than English as well as for people who are hearing, sight or speech impaired. The IGTO will require:
- basic personal information including the taxpayer’s tax file number (TFN);
- the main facts, relevant dates and supporting documents;
- an explanation of how ATO actions have caused concern and how those actions have affected the taxpayer; and
- information about what the taxpayer or their representative has done to try to resolve the complaint, the result to date, and the desired outcome from the complaint.
Source: www.igt.gov.au/.
ATO scrutiny on car parking fringe benefits
The ATO has started contacting certain employers that provide car parking fringe benefits to their employees to ensure that all fringe benefits tax (FBT) obligations are being met. Generally, car parking fringe benefits arise where the car is:
- parked on the business premises of the entity providing the benefit;
- used by the employee to travel between home and their primary place of employment and is parked in the vicinity of that employment;
- parked for periods totalling more than four hours between 7 am and 7 pm; and
- a commercial parking station located within 1 km of the premises charges more than the car parking threshold amount.
Employers that meet these conditions are providing parking benefits and have a choice of three methods to calculate the taxable value of the benefits: the commercial parking station method, the average cost method and the market value method.
The method currently under ATO scrutiny is the market value method, which states that the taxable value of a car parking benefit is the amount that the recipient could reasonably be expected to have to pay if the provider and the recipient were dealing with each other under arm’s length conditions. When using this method, the employer must obtain a valuation report from an independent valuer who has expertise in the valuation of car parking facilities and is at arm’s length from the employer.
TIP: Specifically, the ATO is looking at employers that have engaged an arm’s length valuer as required under the market value method. According to the ATO, it has information that valuers in some instances have prepared reports using a daily rate that doesn’t reflect the market value and as such, the taxable value of the benefits is significantly discounted or even reduced to nil.
The ATO notes that just engaging an arm’s length valuer does not mean you’ve met all the requirements for working out the taxable value of the car parking fringe benefits. It is the employer’s responsibility to confirm the basis on which the valuation is prepared and examine any valuation that is suspected to be incorrect or considerably reduces FBT liability.
At a minimum, the ATO requires a valuation report to be in English and to detail the following:
- the date of valuation;
- a precise description of the location of the car parking facilities valued;
- the number of car parking spaces valued;
- the value of the car parking spaces based on a daily rate;
- the full name of the valuer and their qualifications;
- the valuer’s signature; and
- a declaration stating the valuer is at arm’s length from the valuation.
In addition to the valuation report, an employer also needs a declaration relating to each FBT year that includes the number of car parking spaces available to be used by employees, the number of business days, and the daily value of the car parking spaces.
Source: www.ato.gov.au/Tax-professionals/Newsroom/Your-practice/Valuing-car-parking-fringe-benefits/.
Foreign residents and the main residence exemption
Laws limiting foreign residents’ ability to claim the capital gains tax (CGT) main residence exemption are now in place. This means that if you’re a foreign resident at the time of disposal of the property that was your main residence, you may not be entitled to an exemption and may be liable for tens of thousands in CGT. Some limited exemptions apply for “life events”, as well as property purchased before 9 May 2017 and disposed of before 30 June 2020.
The restrictions apply to any person who is not an Australian resident for tax purposes at the time of disposal (ie when the contract is signed to sell the property).
According to the ATO, a person’s residency status in earlier income years will not be relevant and there will be no partial CGT main residence exemption. Therefore, not only are current foreign residents affected, but current Australian residents who are thinking of spending extended periods overseas for work or other purposes may also need to factor in this change to any plans related to selling a main residence while overseas.
For current foreign residents, there may still be time to act. You can still claim the CGT main residence exemption if, when the CGT event happens to your property, you were a foreign resident for tax purposes for a continuous period of six years or less and during that time one of the following “life events” happened:
- you, your spouse, or your child under 18 had a terminal medical condition;
- your spouse or your child under 18 died; or
- the CGT event involved the distribution of assets between you and your spouse as a result of your divorce, separation or similar maintenance agreement.
Further, if you purchased your main residence before 7:30 pm (AEST) on 9 May 2017, you may still be entitled to the exemption provided you sell your home on or before 30 June 2020, subject to satisfying other existing requirements for the exemption. If you miss the 30 June window for disposal of the property in 2020, you will not be entitled to the main residence exemption unless one of the listed “life events” occurs within a continuous period of six years of becoming a foreign resident.
Similarly, for properties acquired at or after 7:30 pm (AEST) on 9 May 2017, the CGT main residence exemption will not apply to disposals from that date unless certain “life events” occur within a continuous period of six years of the individual becoming a foreign resident.
It’s important to note that these changes apply even if you die – if you’re a foreign resident for tax purposes at the time of your death, the same foreign resident restrictions will apply to your legal personal representatives, the trustees and beneficiaries of deceased estates, any surviving joint tenants and special disability trusts.
Since this law change is retrospective, the ATO requires foreign residents who acquired property at or after 7:30 pm (AEST) on 9 May 2017 to review their positions back to the 2016–2017 income year and seek tax return amendments where necessary. Foreign residents who purchased their property before 7:30 pm (AEST) on 9 May 2017 and who then dispose of their property after 30 June 2020 will only need to review their positions to the 2020–2021 income year.
The ATo has said it will not apply shortfall penalties and any interest accrued will be remitted to the base interest rate up to the date of enactment of the law change. Additionally, any interest in excess of the base rate accruing after the date of enactment will be remitted where taxpayers actively seek to amend their assessments within a reasonable timeframe of the law cming into force.
Source: www.ato.gov.au/general/capital-gains-tax/international-issues/Foreign-residents-and-main-residence-exemption/.
Finance Newsletter December/January 2020
With the current changing market conditions how do you know if you have the best rate available for your home and investment loans?
If your interest rate is over 2.99% variable principal and interest (owner occupied) then you may be able to save by changing loans and or banks. I have access to a major bank that is currently offering customers a 2.99% variable rate. This NOT a honeymoon rate, discount is for the life of the loan. Conditions apply – owner occupied homes only, principal and interest payments, minimum loan $250 000, 80% LVR maximum – no monthly or annual fee. If you are interested in saving thousands per year call Mercia finance to see if we can show you how to benefit from a better rate. We can also show you some great fixed rates and investment loan discounts. An example of what the above may mean to you – an average mortgage of $450 000 at the average big bank discounted rate of 3.7% = an annual interest saving of over $3 000 per year. I may cost you little or nothing to get this rate for your mortgage – find out today.
If you have questions regarding any type of loan, call Dan Goodridge on 04144 233 40. Our service is free of charge to you the borrower and we have access to all the major lenders in WA.
Call us anytime. After hours is OK.
Property Wealth News December 2019
The biggest cost drainer in property investment…and how to avoid it
When you’re purchasing an investment property, ongoing costs are likely one of the first things you will factor into your buying decision. How much are you going to outlay for maintenance, council rates, repayments and other outgoing expenses against your rental income? And are you comfortable with that figure, or is it going to put a strain on your finances?
With the different expenses that accompany property ownership, your rental income will likely play a critical role in providing you with stability of cash-flow until you realise longer-term capital growth.
And the single biggest threat to this? Vacancy periods.
Let’s say you are renting a property for $400 per week, and that property remains vacant for a period of four weeks. At the end of the four-week period, you would already be $1,600 out of pocket, and that’s without accounting for the marketing and advertising costs of re-letting the property to a new tenant. It’s easy to see how these costs would stack up quickly.
Whilst vacancy periods can be an inevitable reality of property ownership, keeping them to a minimum should be one of your key priorities when it comes to keeping your rental expenses in check. So what steps can you put in place to minimise the frequency and potential cost of vacancies?
Set the correct market rent
Setting the wrong rental rate is one of the single most common causes of extended vacancy periods we see amongst owners. Whilst setting a competitive rental rate is important to maximising your rental income, being overly ambitious with your asking price can be equally if not more detrimental to your overall cash flow.
What our property managers say:
“Increasing rental rates in the right market conditions can (and should) be an effective strategy in maximising rental returns, but owners need to tread with caution when it comes to raising rents out of alignment with market conditions. In cases where owners have been receiving above market rent or are facing a particularly challenging market, they may need to reduce rental rates to avoid costly vacancy periods before readjusting them when market conditions improve.”
Dynamic marketing
If your tenants are vacating your rental property, one of the most important things you and your property manager can do to avoid lengthy vacancy periods is be proactive in re-marketing the property for rent. A good marketing strategy will go beyond simply advertising the property, and should focus on a tailored plan based specifically on your target demographic.
What our property managers say:
“If you’re re-advertising your property for rent, the marketing plan for your property should also be reinforced by strong internal follow-up procedures, including call backs to all parties who have attended any home opens. This is a great chance for you or your property manager to gain feedback on the property and plan any potential improvements that could appeal to future tenants. We generally recommend listing the property at the higher end of the rent range, but it’s important to be prepared to make adjustments to this during the marketing process based on the feedback obtained from prospective tenants.”
Be proactive with improvements
Whilst it may seem counter-intuitive to invest funds into your property as a means of getting greater returns out of it, property improvements can sometimes be an important aspect of the pre-leasing process, and can be a crucial factor in minimising vacancy rates and boosting your property’s long-term potential, especially in softer market conditions.
What our property managers say:
“Performing upgrades to a rental property can be a great way for owners to improve its immediate rentability and encourage tenant retention, but not all property upgrades result in higher returns. Before undertaking any improvements, owners should consider speaking to their property manager about what’s in demand amongst tenants to ensure they’re making worthwhile changes that will appeal to their target demographic.”
Bring the property manager in early
If you’re in the process or yet to buy an investment property, a great way to gauge a property’s rental potential is to involve your property manager from the start of the buying process. By asking your property manager for their insights on aspects such as vacancy rates in the local market, tenant turnover and features that appeal to tenants, you can make a more informed investment decision that supports your cashflow needs.
What our property managers say:
“Owners who are working with a buyer’s agent to purchase an investment property should speak to their agent about including an early access clause in the purchase contract. This will allow the property managers to advertise the property for rent before settlement, which could help to further reduce potential vacancy periods.”
Keep hold of good tenants
One of the most effective ways to avoid vacancy periods and re-marketing costs altogether is to retain good tenants for as long as possible. Many landlords will take a ‘set-and-forget’ approach once they’ve rented out their investment property, and whilst easier in the short-term, this will often come to the detriment of tenant retention.
What our property managers say:
“When it comes to maintaining good tenants, we recommend that owners take a proactive approach and are regularly reviewing their property for potential improvements to enhance tenant experience. Proactively keeping on top of tenants’ needs and addressing their concerns throughout the lease period will help to reduce landlords’ vulnerability to vacancies.”
Account for seasonal changes
Much like the buying market in Australia, leasing markets will also be impacted by seasonal trends and activity. Generally, tenants will be less active in the winter months, which can lend itself to longer vacancy periods if the right steps haven’t been taken to mitigate this risk. In these cases, it’s important to be realistic about the rental rate you ask for and focus additional attention on the presentation of the property to increase its appeal during home opens.
What our property managers say:
“Owners who are leasing out their property at a quiet time of year need to be thinking ahead to strategies that could reduce this occurrence in future. Whilst 12-month lease contracts are considered the norm in Australia, extending or reducing this lease term to prevent vacancies falling during unfavourable periods could help owners improve the leasing process in future and achieve more favourable rental rates.”
Without the right strategies in place, vacancies can turn into one of the most costly expenses for property investors, so it’s important that you take the right steps to mitigate these risks. If you would like more advice on reducing vacancy periods, or to speak to our property managers about strategies to proactively maximise your property’s performance, organise an obligation-free consultation via the Momentum Wealth website.
Case Study: Interstate investors exceed profit margins with develop-to-hold strategy
When two experienced interstate investors approached us in 2017 looking to purchase and complete their first residential development in Perth, it took a team effort to deliver their build-to-hold strategy. Below, we look at how our divisions brought the project together to exceed initial profit expectations.
Project Highlights:
- Development delivered under budget, with profit margin exceeded.
- High bank valuations realised an additional $200k in equity
- Construction completed within six months
- All properties rented on 12-month lease term and above initial appraisals, with development coming to completion in a recovering rental market
- Land use maximised to enhance long-term capital value and improve re-sale potential
- No joint liability and over $40k in stamp duty savings through complex finance strategy
- Depreciation benefits on brand new developed product
Brief:
In December 2017, two Melbourne investors approached Momentum Wealth with a brief to jointly purchase a site for immediate development. Working with an acquisition budget below $900,000, the clients saw an opportunity to take advantage of subdued market conditions and low construction costs in WA to purchase a well-located site in close proximity to Perth’s CBD, with a strategy to develop and hold on completion to generate an attractive rental income (in addition to manufactured equity).
Property Search & Acquisition:
With the brief in mind, our buyer’s agent conducted a thorough market analysis, narrowing their search to a number of key areas that met the clients’ criteria. This search focused on strong lifestyle and location attributes to align with the investors’ holding strategy, including proximity to prominent transport routes, schools and nearby amenity to support the development’s long-term growth potential (rental and capital).
After an intensive six-month search period, which included closely monitoring housing stock and off-market listings for suitable opportunities, our buyer’s agent identified a site located 5-6kms south of Perth’s CBD with R40 zoning allowing for group dwellings. The existing dwelling on the site was run down with minimal improvements, making it ideal for a develop-now strategy with low demolition costs. The nature of the site as a decreased estate also provided potential for a quick purchase and settlement process, allowing for a fast construction turnaround as per the clients’ requirements.
The site and existing dwelling were shown to our development team to carry out a comprehensive pre-feasibility analysis on projected returns and end-costs. This resulted in a bid being placed by our buyer’s agent at auction, with the site being secured at the lower end of our appraisal at $850,000 (below land value, with the site revalued post-demolition at $875,000).
Design & Build:
Once due diligence was completed, Momentum Wealth’s research, development and buyer’s agency teams worked together with an architect to evaluate different design options, with a development application submitted to the local government for approval shortly after settlement to minimise the investors’ holding costs. During this process, we were able to make use of the rear laneway to strategically design four villas on survey-strata titles (two street-facing and two laneway-facing). This negated the need for a common driveway, which allowed us to maximise build size (250m2 land area), in turn protecting the development’s end value and removing the need for shared strata levies. Whilst making this ideal for a long-term hold, this design also suited the investors’ joint investment strategy by allowing for two identical developed products that could be evenly split on completion.
Following a competitive tendering process and a thorough review of the specification, we were able to work together with the preferred builder to establish high-quality design choices that strategically influenced the time on site required by the different trades involved. By preparing a fixed lump sum construction contract over the entire site, we also enabled the builder to programme the build strategically to further reduce construction timeframes and associated costs whilst maintaining the high quality of design. This allowed for a shorter build timeframe, with the development coming to completion in June 2019 following a six-month construction period.
Final Outcome:
Upon completion, the bank valuation for the new units came in $50k above initial projections, resulting in the investors realising an additional $200k in equity across the development. Due to the short construction timeframe, low construction costs achieved and high-quality design of the final development, the project exceeded initial projections, achieving a final profit margin of over $350k.
With the existing construction loan covering all four units, our finance broker was then faced with the complex task of separating the loans and splitting the titles of the units, which we were able to achieve through a disposition. This mitigated the stamp duty costs associated with transferring the titles, saving the investors an estimated $45k in expenses and removing any joint liability on the final products.
Following the implementation of an in-depth marketing strategy by our property management team, which included targeted online advertising, after-hours viewings and rigorous follow-up procedures, we received eight applications across the four properties from prospective tenants. Within eight weeks, all four units were rented out on a 12-month lease and above our initial rental appraisals, with the properties achieving a final rental rate of between $450 and $475 per week (initially estimated at $405-$435 for street front, and $445-$475 for rear laneway properties). This saw us achieve an additional $100 per week in rental income for the clients, totalling an additional $5200 per annum.
Why you should be considering commercial property
Commercial property will often get overlooked by investors in favour of the more familiar residential sector.
Although it’s natural for buyers to want to stay in the market they’re most familiar with, there are also a number of benefits that could come with diversifying into the commercial sector, especially as your financial and investment needs grow over time.
In fact, while most start their investment portfolio in the residential market, savvy investors will often look to incorporate commercial property into their portfolio as they progress in their investment journey.
So why should you consider adding commercial property to your portfolio?
Diversification into different markets
The first reason is simple – commercial property can offer exposure to an alternative market which is subject to different fluctuations from the residential sector. While both are somewhat influenced by macro-economic factors such as population and economic growth, on a micro-level commercial markets and the varying segments within them (i.e. industrial, retail and office) will fluctuate according to their own market influencers and will often experience growth at different intervals. This can hold a number of benefits from both a risk and opportunity perspective by reducing an investor’s exposure to a single market (and hence its downturns) whilst also enabling them to take advantage of growth cycles in different segments.
Higher cash flow returns
Exposure to different markets isn’t the only benefit commercial property can offer in terms of diversification. Generally speaking, commercial properties will offer much higher returns than the residential sector, with net yields typically ranging from 6-8% as opposed to the 3-4% often associated with residential properties. This does, of course, generally come with a lower capital growth focus, which is why residential and commercial assets often work well when combined together into a diversified property portfolio. For investors who have already built a sizeable portfolio of residential properties, commercial property can be a great way to balance their portfolio with different wealth creation strategies, or alternatively provide an alternative source of income for cash-flow focused investors such as those nearing retirement.
Fewer outgoing expenses
There are a number of other benefits that come with investing in commercial property, one of the main ones being that investors are able to recover outgoings from the tenant. This means that expenses such as council rates, land tax, insurance, and repairs and maintenance are generally covered by commercial tenants, with landlords facing fewer ongoing costs as a result.
Longer lease terms
In addition to lower outgoing costs, the lease terms on commercial assets will generally be much longer than the 12 month leases we often associate with residential properties, with standard commercial leases ranging anywhere from five to fifteen years. This can be highly beneficial for investors seeking a stable income stream, with many commercial leases also containing fixed annual rental increases to support rental growth over time. While reducing the likelihood of frequent vacancy and re-leasing periods, this does however increase the risk of longer vacancies when a tenant leaves, so it’s important to have a strong and proactive management strategy in place to combat this.
But commercial property is too expensive…
While commercial property can be a great addition to an investor’s portfolio, the biggest hurdle for many buyers is the high cost of good quality commercial assets. These can range anywhere from $2 million to $20 million and above for high-quality properties, which needless to say isn’t within the financial reach of most investors (let alone the risk associated with putting all this capital into a single asset).
However, this isn’t the only means of gaining exposure to the commercial market. A growing number of investors are looking for different ways to access the commercial sector, with many finding a viable alternative in pooled funds and commercial property trusts. These options can offer the same benefits in terms of exposure to alternative markets and cash flow returns, but without the same risk and capital outlay associated with investing directly in a single commercial asset.
Want to learn more about commercial property funds? Download the latest guidebook from our sister company, Mair Property Funds, or visit their website for more information on their upcoming investment opportunities.
Mair Property Funds expands portfolio with two new acquisitions
The team at MPF are excited to announce we have expanded our asset portfolio with the settlement of two new acquisitions in Adelaide and Perth.
The assets include a modern office/warehouse facility located in the prominent industrial area of Pooraka in Adelaide’s north-west, and a brand new Commercial Service Centre in Banksia Grove WA, acquired by our team for $7,550,000 and $20 million respectively.
These mark our fourth and fifth acquisitions this year after placing a strong focus on expanding our portfolio in response to growing levels of investor demand, both in the retail and wholesale space.
The Adelaide-based warehouse also represents our first purchase in South Australia following close monitoring of the market by our acquisitions team, and our fourth raising for MPF Diversified Fund No. 2, which now holds six assets across Western Australia, South Australia and Queensland spanning the retail, medical and industrial sectors.
The asset offered a number of benefits including reduced acquisition costs through the stamp duty exemption in South Australia, and is well-located along one of Adelaide’s most important freight transport routes.
The property also has a strong tenant in leading steel distributor, Vulcan Engineering Steels, who currently have over seven years remaining on their lease term.
Our second acquisition – a mixed-commercial service centre located in Perth’s expanding North East corridor – also marked a milestone for the MPF team, with the launch of our new wholesale investment trust, MPF Banksia Grove Property Fund.
The asset, which spans a site of 13,164 sqm, benefits from a prominent corner location at the intersection of Joondalup Drive and Joseph Banks Boulevard, and is well positioned to leverage future growth opportunities in Perth’s expanding North East region.
While benefiting from a shortage of further commercial service and retail space in the surrounding suburb, the centre offers excellent rental prospects through its diverse mix of national tenants including 7-Eleven, Repco, Pet barn, Mercy Care and Chicken Treat, which collectively offer a WALE of almost 12 years by income.
Given the strength of the tenancies across the two assets and the high levels of income security they offer, we are confident the acquisitions will make strong additions to our portfolio and help to further support distribution expectations for our investors.
Having received high levels of interest for these funds, our research and acquisitions team are now actively searching for further opportunities to expand our portfolio. If you would like to be notified of future investment opportunities at Mair property Funds, please contact our Key Relationships Manager, Brad Dunn at bdunn@mair.com.au