Newsletters
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
Tax Newsletter December 2019/January 2020
Warning to watch out for myGov and ATO tax scams
The government’s stay Smart Online website (www.staysmartonline.gov.au/) warns taxpayers that there is a surge in scammers impersonating trusted bodies like myGov and the ATO to trick people into giving them money or personal details. These scams can take the form of emails, text messages and fake myGov login pages.
In June 2019, the ATO received 6,444 reports of tax-time scams that impersonated the ATO. Emails with links to fake myGov login pages were the most widespread email scam in that month.
The trend in scammers demanding ‘debt’ payments via gift cards is also on the rise, with Australians aged 18–44 years making the majority of iTunes payments to scammers ($94,420 in June alone), closely followed by Google Play cards ($27,993).
If someone is unsure about the validity of a tax-related message or phone call, they can contact the ATO Scam Hotline on 1800 008 540.
Stay Smart Online reminds that:
- myGov will never send anyone a text, email or attachment with links or web addresses that ask a person for their login or personal details. Do not click on links in emails or text messages claiming to be from myGov.
- People should always log into their official myGov account to check their tax, lodge their return and check if they owe a debt or are due a refund. Do this by manually typing https://my.gov.au/ into the internet browser.
- Unfortunately, ATO and other scams continue well beyond the 30 October deadline for tax returns, as scammers know many people are waiting for a refund or debt owed. It’s important to watch out for scams throughout the year.
Source: www.staysmartonline.gov.au/alert-service/watch-out-mygov-tax-scams
Tax time updates
ATO has refunded $10 billion so far
The ATO says that $10 billion has been refunded to Australian taxpayers so far this tax time, an increase of over $2 billion from the same time last year, with most returns being processed in under two weeks.
ATO Assistant Commissioner Karen Foat has highlighted that the ATO seeks to process returns as soon as possible, announcing that over four million refunds have already been sent out, compared to over three million refunds issued this time last year.
“Of course, the ATO works around the clock to quickly get refunds in peoples’ hands”, she said. “However, there are some things that taxpayers should take care with to ensure their return is not unnecessarily delayed.
“Firstly, it’s important to check your bank account details are correct, and if you’ve changed accounts recently, take a moment to update your details.
“When refunds get sent to incorrect bank accounts, redirecting them to your new account will take more time. This tax time, we’ve seen some people who are really keen to get their refund, having missed this important step.”
Another big obstacle getting between some people and their return is forgetting to declare some income. Common things people forget to include are rental income, bank interest and government allowances or payments. This is particularly a risk if your tax return was lodged before the ATO’s pre-fill was available.
Source: www.ato.gov.au/Media-centre/Media-releases/$10-billion-back-in-your-hands/.
ATO watching for undisclosed foreign income
The ATO has reminded taxpayers who receive any foreign income from investments, family members or working overseas to make sure they report it this tax time.
New international data-sharing agreements allow the ATO to track money across borders and identify individuals who are not meeting their reporting obligations.
“This year, the ATO has received records relating to more than 1.6 million offshore accounts holding over $100 billion, and is now using data-matching and sophisticated analytics to identify foreign income that has not been reported”, Assistant Commissioner Karen Foat has said.
Under the new Common Reporting Standard (CRS), the ATO has shared data on financial account information of foreign tax residents with over 65 foreign tax jurisdictions across the globe. This includes information on account holders, balances, interest and dividend payments, proceeds from the sale of assets and other income.
“Australians that deliberately move cash overseas in an attempt to hide it should be concerned. Hiding your assets and income offshore is pointless. ‘Tax havens’ are becoming a less effective model as international agreements improve transparency. You can no longer hide money behind borders.”
The ATO also states that apart from a small number of individuals deliberately engaging in tax avoidance, it is concerned about a large number who are unsure of how to meet their obligations.
“If you’re an Australian resident for tax purposes, you are taxed on your worldwide income, so you must declare all of your foreign income no matter how small the amount may be. This may include income from offshore investments, employment, pensions, business and consulting, or capital gains on overseas assets”, Ms Foat said.
Source: www.ato.gov.au/Media-centre/Media-releases/ATO-watching-for-foreign-income-this-Tax-Time/.
Unusual claims disallowed
The ATO has published information about some of the most unusual claims it has disallowed. For example, around 700,000 taxpayers claimed almost $2 billion of “other” expenses including non-allowable items such as dental costs, child care and even Lego sets.
Assistant Commissioner Karen Foat has said a systematic review of claims has found, and disallowed, some very unusual expenses. “These claims add up to a lot of money”, she said. “If the deduction isn’t directly related to earning income, we can’t allow it.”
“A couple of taxpayers claimed dental expenses, believing a nice smile was essential to finding a job, and was therefore deductible. It isn’t!”
“Another taxpayer claimed the Lego sets they bought as gifts for their children. Unsurprisingly, this claim was disallowed.”
The “other” deductions section of the tax return is for expenses incurred in earning income that don’t appear elsewhere on the return – such as income protection and sickness insurance premiums. However, the ATO’s review found some taxpayers were incorrectly claiming a range of private expenses such as child support payments, private school fees, health insurance costs and medical expenses, all of which are not allowable.
“Where people make genuine mistakes, we simply disallow the claim. But when people are deliberately making dishonest claims, particularly for large sums, we will disallow the claim and may impose a penalty”, Ms Foat said.
Finally, the ATO reminds taxpayers that in order to claim an “other” deduction, the expenses must be directly related to earning your income, and you need to have a receipt or record of the expense. If the expense relates to your employment, it should be claimed at the “work-related expenses” section of the return.
Source: www.ato.gov.au/Media-centre/Media-releases/No-smiles-as-dental-expenses-rejected/.
ATO contacting small employers about Single Touch Payroll
From 1 July 2018, employers with more than 20 employees were required to provide real-time reports to the ATO of salary and wage payments, super guarantee contributions, ordinary time earnings of employees and PAYG withholding amounts.
From 1 July 2019, this Single Touch Payroll (STP) reporting system has extended to all employers.
The ATO has announced it will soon write to small employers (those with up to 19 employees) who have not yet started reporting or applied for a deferral, to remind them of their STP obligations.
Small employers have until 30 September 2019 to start reporting or apply for extra time to get ready. The ATO will grant deferrals to any small employer who requests additional time to start STP reporting.
There will be no penalties for mistakes, or missed or late reports, for the first year, and employers experiencing hardship or who are in areas with intermittent or no internet connection will be able to access exemptions.
The basics of STP reporting
- Each employer needs to report their employees’ tax and super information to the ATO on or before each payday, or authorise a third party such as a registered agent or payroll service provider to report on their behalf. They need to send the information from STP-enabled payroll software.
- When STP reporting is in place, employers no longer need to provide payment summaries to their employees for the payments reported and finalised through STP. Payments not reported through STP, such as employee share scheme (ESS) amounts, still need to be reported on a payment summary.
- Employers no longer need to provide payment summary annual report (PSARs) to the ATO at the end of the financial year for payments reported through STP.
- Employees can view their year-to-date payment information using the ATO’s online services, accessible through their myGov account. They can also request a copy of this information from the ATO.
- Employers need to complete a finalisation declaration at the end of each financial year. The information reported through STP will not be tax-ready for employees or their tax agents until the employer makes this declaration.
- Employers need to report employees’ superannuation liability information – as usually provided to the employees on their payslips – for the first time through STP. Super funds will then report to the ATO when the employer pays the super amounts to employees’ funds.
- From 2020, the ATO will pre-fill activity statement labels W1 and W2 for small to medium withholders with the information reported through STP. Employers that currently lodge an activity statement will continue to do so.
Sources: www.ato.gov.au/Tax-professionals/Newsroom/Digital-interaction-with-us/Contacting-small-employers-about-STP/; www.ato.gov.au/Media-centre/Articles/Transition-to-Single-Touch-Payroll-for-small-employers/; www.ato.gov.au/stpsolutions.
Disclosing business tax debt information: ATO consultation
The ATO has released a consultation paper, The ATO’s administrative approach to the disclosure of business tax debt information to credit reporting bureaus.
In its Mid-Year Economic and Fiscal Outlook in 2016–2017, the Federal Government announced that it would change the law so the ATO could report business tax debt information to credit reporting bureaus (CRBs) where a business consistently does not engage with the ATO to manage a tax debt. It is not currently authorised to report information about tax debt avoidance, because the law contains strict confidentiality requirements for ATO-held taxpayer information.
The ATO has said it “recognises the important role businesses play in the Australian economy [but] when an entity avoids paying its tax debts it can have a significant impact on other businesses, employees, contractors and the wider community.”
The new paper aims to facilitate the consultation process between the ATO, businesses and CRBs, and focuses on the administrative approach the ATO proposes to take once the legislative changes are in place. It also helps explain some aspects of the changes under the Treasury Laws Amendment (2019 Tax Integrity and Other Measures No 1) Bill 2019 (which has passed the House of Representatives without amendment and is currently before the Senate) and the draft legislative instrument, the Draft Taxation Administration (Tax Debt Information Disclosure) Declaration 2019).
If passed in its current form, the Bill will amend the Taxation Administration Act 1953 (TAA 1953) to allow taxation officers to disclose information about business tax debts to CRBs when certain conditions and safeguards are satisfied. The business in question would need to have debt of at least $100,000 overdue by more than 90 days, and have not effectively engaged with the ATO to manage that debt.
The consultation paper sets out the following key practical points:
- Implementation – Under the ATO’s phased implementation approach, the changes will be implemented gradually to ensure that systems, safeguards and processes are robust.
- Whose tax debt may be reported? – The ATO will be permitted, but not required, to report tax debt information about an entity to CRBs where it meets all of the following criteria:
- the entity has an ABN and is not an excluded entity (the ABN and excluded entity test);
- the entity has one or more tax debts totalling at least $100,000, and the amount has been due and payable for (overdue by) more than 90 days (the debt threshold test);
- in determining whether the entity has debts that meet the debt threshold test, the ATO must exclude tax debt amounts that the entity has engaged with the ATO to manage (the effective engagement test); and
- the entity must not have an active complaint with the Inspector-General of Taxation concerning the proposed reporting or reporting of the tax debt information.
- How will businesses be notified? – If all of the reporting criteria are met and the ATO intends to report an entity’s tax debt information to CRBs, the ATO will notify the business in writing at least 21 days before reporting its tax debt information for the first time. This is to allow an additional 21 days for the business to take action (e.g. by engaging with the ATO and/or paying the debt) to prevent its tax debt information from being reported.
- What will be reported? – If a business’s tax debt information is reported to CRBs, the ATO will provide the CRBs with the following:
- unique identifiers for the entity, such as the ABN and legal name;
- the balance of the entity’s overdue tax debts at the time of first reporting;
- regular updates on the balance of the entity’s overdue tax debt until the entity no longer meets the reporting criteria; and
- a notification when the entity no longer meets the reporting criteria.
Source: www.ato.gov.au/General/Gen/Consultation-paper–ATO-s-approach-to-disclosure-of-business-tax-debts/.
Cross-border recovery of tax debts
The ATO has recently updated and reissued Practice Statement Law Administration PS LA 2011/13 Cross border recovery of taxation debts. This practice statement outlines the options available in relation to recovering a tax debt where the debtor is outside Australia, and sets out how the ATO deals with requests from other countries for assistance in recovering a tax debt owing to the other country.
It covers:
- the ATO’s ability to require payment under Australian tax legislation from debt-holders who are overseas (ie the ATO’s garnishee powers);
- trustees’ and liquidators’ ability to recover debts in a foreign jurisdiction, and how the ATO can assist;
- the ATO’s ability to obtain judgment in a foreign jurisdiction to recover debts in that jurisdiction;
- the ATO’s ability to request assistance from foreign jurisdictions.
The ATO may use an exchange of information (EOI) to assist domestic information-gathering and decide which recovery method to use. This can be used when:
- the ATO has no visibility over a debtor’s offshore affairs, and
- the ATO has exhausted domestic options to source the information or verify the debtor’s claims.
The ATO can request assistance from foreign jurisdictions in regard to debt recovery through:
- bilateral treaties with individual jurisdictions that allow for assistance with collection; and
- the Multilateral Convention to Implement Tax Treaty Related Measures to Prevent Base Erosion and Profit Shifting (MLI BEPS), to which multiple jurisdictions are signatories.
The practice statement was originally issued on 14 April 2011, and the updated version is effective from 15 August 2019.
Source: www.ato.gov.au/law/view/document?docid=PSR/PS201113/NAT/ATO/00001.
ATO superannuation focus areas
The ATO has released its presentation to the 2019 Association of Superannuation Funds of Australia (ASFA) National Policy Roadshow outlining emerging superannuation focus areas for 2019–2020. Topics covered included:
- the taxation of compensation received by super funds;
- pension tax bonuses;
- successor fund transfers; and
- the treatment of inactive low-balance accounts.
The ATO also noted the following real-life examples of people interacting with their super in 2018–2019:
- compassionate release of super – the ATO processed more 53,000 applications for the early release of super on compassionate grounds to members who required the money for critical purposes such as medical care and treatment, and it released $456 million as a result;
- Aboriginal and Torres Strait Islander assistance – ATO representatives visited Darwin, Kununurra and Broome with the First Nations Foundation and helped find $4.37 million in lost super for members of those communities;
- downsizer contributions – 4,900 individuals aged 65 and over made super contributions from the proceeds of selling their home, to a total value of $1.1 billion;
- first home super saver (FHSS) scheme – in the first year of the FHSS scheme’s operation, 3,300 people obtained a release of money from their super to purchase their first home, to a total value of $39.4 million.
Lost super
The ATO noted that at 2 July 2019 it held 5.39 million super accounts worth $3.98 billion. Of this money, the ATO estimates it will be able to reunite $473 million with 485,000 fund members using the Protecting Your Super measures (which have been enacted under the recently passed Treasury Laws Amendment (Protecting Your Superannuation Package) Act 2019).
The ATO encourages fund members to find out about their lost and unclaimed super through ATO Online via myGov. In 2018–2019, fund members consolidated or transferred over 537,000 accounts worth $4.38 billion using myGov.
Pension cap indexation
The ATO flagged that the pension transfer balance cap (TBC) of $1.6 million could increase on 1 July 2020 or 1 July 2021, depending on when the consumer price index (CPI) number reaches 116.9 (its level was 114.8 as at June 2019). The Treasury Laws Amendment (Fair and Sustainable Superannuation) Act 2016 provides that the general TBC is indexed in increments of $100,000 when the indexation rate reaches a prescribed figure (which is calculated using a formula set out in the law).
While the ATO does not expect indexation to occur until at least 1 July 2021, it is important to consider what the TBC increase this may mean for funds and members. Once the indexation takes place, there will no longer be a single personal TBC that applies to all super members with a retirement phase income stream. Instead, there could be a personal TBC for each member, depending on their individual situation and arrangements. The ATO said it will advise as soon as possible if indexation will apply on 1 July 2020.
Source: https://www.ato.gov.au/Media-centre/Speeches/Other/Superannuation—a-system-in-transition/.
Compassionate release of super only available in limited cases
The ATO has recently seen a significant increase in calls from individuals who were encouraged by their super funds to contact the ATO because they were ineligible for compassionate release of super (CRS). However, in the majority of cases, the individuals concerned were ineligible because they were looking to use their super to pay for general expenses. It is important to note that CRS is only an option for the following expense types:
- medical treatment and transport costs;
- palliative care costs;
- a loan payment to prevent the loss of one’s home;
- costs of modifying a home or vehicle, or buying disability aids, needed because of a severe disability; or
- expenses associated with the death, funeral or burial of a dependant.
The expense must not yet have been paid (eg using a loan, a credit card or money borrowed from family or friends), and the amount of super a person can withdraw is limited to what they reasonably need. There are a range of eligibility conditions for each expense type, set out in detail on the ATO website. Any amounts released early on compassionate grounds are paid and taxed as normal super lump sums.
Source: www.ato.gov.au/Super/APRA-regulated-funds/In-detail/News/Five-grounds-for-compassionate-release-of-super/; www.ato.gov.au/Individuals/Super/In-detail/Withdrawing-and-using-your-super/Access-your-super-early/?page=2#Access_on_compassionate_grounds.
Personal services income rules: unrelated clients test
The Federal Court has set aside an Administrative Appeal Tribunal (AAT) decision that income derived by a business analyst through a company was subject to the personal services income (PSI) rules: Fortunatow v FCT [2019] FCA 1247 (Federal Court, Griffiths J, 12 August 2019).
Background
The taxpayer was a business analyst and the sole director of Fortunatow Pty Ltd. He provided his services through the company to various large organisations such as government departments, universities, banks and utilities. In the 2012 and 2013 income years, the company disclosed income of approximately $166,000 and $121,000 respectively from the provision of his personal services to eight different clients. The company did not pay him any remuneration and he returned no income in his personal tax returns for those years.
The company transferred income generated by the taxpayer’s personal services to a family trust, characterising the amounts as “management fees”. These fees were claimed as tax deductions, effectively reducing the company’s taxable income to nil. The trust income was offset against the trust’s rental losses. As a result, the taxpayer, the company and the family trust all paid zero tax on the income generated by the personal services the taxpayer supplied as a business analyst in 2012 and 2013.
The ATO concluded that the PSI rules in Div 86 of the Income Tax Assessment Act 1997 (ITAA 1997) applied to include all of the income received by the company in the taxpayer’s assessable income for 2012 and 2013. The taxpayer, however, argued that Div 86 did not apply because the unrelated clients test in s 87-20 was satisfied, and therefore the income was from conducting a personal services business.
Under s 87-20 of ITAA 1997, the relevant services must be provided as a direct result of the individual or personal services entity (PSE) – the company, in this case – making offers or invitations (eg by advertising) to the public to provide the services. The individual (or PSE) “is not treated … as having made offers or invitations to provide services merely by being available to provide the services through an entity that conducts a business of arranging for persons to provide services directly for clients of the entity” (s 87-20(2)).
The AAT (in Fortunatow and FCT [2018] AATA 4621) decided, in favour of the ATO, that the work the taxpayer obtained and carried out in the relevant years was through an intermediary. According to the AAT, the taxpayer was not operating a genuine business as an independent contractor because he, in effect, received referrals from intermediaries (recruitment companies) and allowed those intermediaries to take responsibility for obtaining and dealing with customers.
The issues for determination on appeal were whether the taxpayer made any offers or invitations to the public at large or to a section of the public to provide his services (the fourth element of the unrelated clients test) and, if so, whether the services to the unrelated entities were provided as a direct result of the taxpayer making those offers or invitations (the fifth element of the unrelated clients test).
The taxpayer argued he met the fourth element because of his active profile on LinkedIn and his marketing by word-of-mouth at industry functions. Although the AAT accepted that the taxpayer’s advertising on LinkedIn constituted the making of an offer or invitation to the public, it concluded that the law operates in a way that means the fourth element (and therefore the fifth element) was not satisfied.
Decision
The Federal Court held that the AAT had misconstrued s 87-20(2) of ITAA 1997 and misapplied its interaction with s 87-20(1)(b). In the Court’s view, the exclusion or exception in s 87-20(2) did not apply where there was evidence that the taxpayer (or the company) advertised his services to the public or a segment of the public through a forum such as LinkedIn, and also obtained work through the involvement of an intermediary.
According to the Court, simply because an individual or PSE is able to provide services through an intermediary, such as a recruitment or similar agency, does not constitute the making of an offer or invitation for the purposes of s 87-20(1)(b). More than that is required for the purposes of the unrelated clients test. But that does not mean that the exclusion in s 87-20(2) necessarily applies, as found by the AAT, where an individual or PSE is in fact available to provide personal services through such an intermediary and there is evidence (as in this case) that the individual or PSE has taken other steps to make offers or invitations to the public at large or a section of the public to provide the services.
The Court remitted the matter to the AAT for further reconsideration according to law, as it was not appropriate for the Court itself to resolve the issues remaining in dispute. It said the issues were not straightforward and there was uncertainty about the extent to which the misconstruction may have affected the AAT’s fact-finding.
Finance Newsletter Aug/Sep 2019
What’s going on with interest rates?
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Tax Newsletter August/September 2019
Warning to watch out for myGov and ATO tax scams
The government’s Stay Smart Online website warns there has been a surge in scammers impersonating myGov and the ATO to trick people into giving them money or personal details. These scams can take the form of emails, text messages and fake myGov login pages.
In June 2019, the ATO received 6,444 reports of tax-time scams impersonating the ATO. Emails with links to fake myGov login pages were the most widespread email scam.
The myGov system will never send texts, emails or attachments with links or web addresses that ask for your login or personal details. Never click on links in emails or text messages claiming to be from myGov.
Always log into your official myGov account to lodge your return and check if you owe a debt or are due a refund. You can do this by typing https://my.gov.au/ into your internet browser’s address bar.
Unfortunately, ATO and other scams continue well beyond the 30 October deadline for tax returns, as scammers know many people are waiting for a refund or information about debts. It’s important to watch out for scams throughout the year.
Tip: More information is available online at www.staysmartonline.gov.au/. If you’re unsure about a tax-related message or phone call, you can phone the ATO’s Scam Hotline on 1800 008 540.
Tax time updates
ATO has refunded $10 billion so far
The ATO says that $10 billion has been refunded to Australian taxpayers so far this tax time, an increase of over $2 billion from the same time last year, with most returns processed in under two weeks. The ATO aims
to process returns as soon as possible, and has announced that over four million refunds have already been sent out, compared to over three million refunds issued this time last year.
TIP: If you haven’t lodged your tax return yet, or you’re waiting on information about a refund or tax debt, we can help – contact us to find out more.
ATO watching for undisclosed foreign income
The ATO has reminded Australians who receive any foreign income from investments, family members or working overseas to make sure they have reported it this tax time.
New international data-sharing agreements allow the ATO to track money across borders and identify people who aren’t meeting their obligations. Under the new Common Reporting Standard (CRS), the ATO has shared data on financial account information with over 65 tax jurisdictions across the globe. This includes information on account holders, balances, interest and dividend payments, proceeds from the sale of assets, and other income.
Tip: If you’re an Australian resident for tax purposes, you are taxed on your worldwide income, so you must declare all of your foreign income no matter how small the amount.
Unusual claims disallowed
The ATO has published information about some of the most unusual claims it has disallowed. Around 700,000 Australians have claimed almost $2 billion of “other” expenses, including non-allowable items such as child care and even Lego sets.
Assistant Commissioner Karen Foat says a systematic review of claims found and disallowed some very unusual expenses. “A couple of taxpayers claimed dental expenses, believing a nice smile was essential to finding a job, and was therefore deductible. It isn’t!”
Tip: The “other” deductions section of your tax return is for expenses incurred in earning income that don’t appear elsewhere on the return – such as income protection and sickness insurance premiums.
ATO contacting small employers about Single Touch Payroll
From 1 July 2018, employers with more than 20 employees have been required to provide real-time reports to the ATO of salary and wage payments, super guarantee contributions, ordinary time earnings of employees and PAYG withholding amounts.
From 1 July 2019, this Single Touch Payroll (STP) reporting system has extended to all employers.
The ATO is now writing to small employers who haven’t yet started reporting or applied for a deferral, to remind them of their STP obligations.
Tip: Small employers have until 30 September 2019 to start reporting or apply for extra time to get ready.
There will be no penalties for mistakes, or missed or late reports, for the first year, and employers experiencing hardship or who are in areas with intermittent or no internet connection will be able to access exemptions.
Disclosing business tax debt information: ATO consultation
In its Mid-Year Economic and Fiscal Outlook in 2016–2017, the government announced it would change the law to let the ATO report business tax debt information to credit reporting bureaus (CRBs) where a business consistently avoids engaging with the ATO to manage a tax debt.
Tip: The ATO can’t currently pass on this sort of information because Australian law contains strict confidentiality requirements for ATO-held taxpayer information.
The ATO has said it “recognises the important role businesses play in the Australian economy [but] when an entity avoids paying its tax debts it can have a significant impact on other businesses, employees, contractors and the wider community.” It has released a consultation paper to facilitate consultation between the ATO, businesses and CRBs.
If passed in its current form, the amended law would allow taxation officers to disclose information about business tax debts when certain conditions are met. A business would need to have debts of at least $100,000 overdue by more than 90 days, and have not effectively engaged with the ATO to manage that debt.
Cross-border recovery of tax debts
The ATO has also reissued Practice Statement Law Administration PS LA 2011/13 Cross border recovery of taxation debts. This statement outlines options available for the ATO to recover a tax debt where the debtor is outside Australia, and sets out how the ATO deals with requests from other countries for assistance in recovering tax debts owing to the other country.
ATO superannuation focus areas
Lost super
As at July 2019, the ATO held 5.39 million super accounts worth $3.98 billion. It will aim to reunite $473 million with 485,000 fund members using the new Protecting Your Super measures.
Tip: You can find out about your lost or unclaimed super through ATO Online via myGov.
Pension cap indexation
The pension transfer balance cap (TBC) of $1.6 million could increase on 1 July 2020 or 1 July 2021, depending on movement in the consumer price index (CPI). The general TBC is indexed in increments of $100,000 when the indexation rate reaches prescribed figures (calculated using a formula set out in Australian tax law). Once indexation happens, there will no longer be a single TBC that applies to all super members with a retirement phase income stream. Instead, there could be a personal TBC for each member, depending on their individual situation and arrangements.
Compassionate release of super only available in limited cases
The ATO has recently seen a significant increase in queries about compassionate release of super (CRS). In most cases, the people concerned were ineligible because they were looking to use their super to pay for general expenses.
CRS is an option only for very specific unpaid expenses such as medical treatment and transport costs, palliative care costs, loan payments to prevent the loss of your home, the costs of home or vehicle modifications related to a severe disability and expenses associated a dependant’s death.
Tip: Any amounts released early on compassionate grounds are paid and taxed as normal super lump sums.
Personal services income rules: unrelated clients test
The Federal Court has set aside an Administrative Appeal Tribunal decision that income a business analyst derived through a company was subject to the personal services income (PSI) rules.
According to the Court, simply because an individual or personal services entity is able to provide services through an intermediary, such as a recruitment or similar agency, this does not constitute the making of an offer or invitation for the purposes of the relevant legislation. More than that is required for the purposes of the unrelated clients test.