Newsletters

Finance Newsletter – April 2017

What’s going on with interest rates?

With the current changing market conditions how do you know if you have the best rate available for your home and investment loans?

You may have noticed a Difference between home loan and investment loan rates? You might be able to save thousands per year in interest by reassessing your current loans. It costs nothing to find out.

If your interest rate is over 3.79% variable 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 3.79% variable rate (3.83% comparison 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 $150 000, 80% LVR maximum – No application fee, monthly or annual fees. 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 4.4% = an annual interest saving of $3 105 per year. I may cost you little or nothing to get this rate for your mortgage – find out today.

Investors will have read that most banks are increasing the rate on investment loans. This includes current investment loans. If you are a property investor check your rates and find out if these increases apply to you. If you are not sure, ask Mercia finance for an obligation free loan check. Some institutions are not increasing the rates for investors. So this is a good time to make sure you have the best loan for your circumstances.

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.

Tax Newsletter – April 2017

Ride-sharing drivers must register for GST

In a recent decision, the Federal Court has held that the UberX service supplied by Uber’s drivers constitutes the supply of “taxi travel” for the purposes of GST. The ATO has now advised that people who work as drivers providing ride-sharing (or ride-sourcing) services must:

  • keep records;
  • have an Australian Business Number (ABN);
  • register for GST;
  • pay GST on the full fare they receive from passengers;
  • lodge activity statements; and
  • include income from ride-sharing services in their tax returns.

If you work as a ride-sharing driver, you are also entitled to claim income tax deductions and GST credits on expenses apportioned to the services you have supplied.

TIP: You must register for GST if you earn any income by driving for a ride-sharing service. The usual $75,000 GST registration threshold does not apply for these activities.

Tax offset for spouse super contributions: changes from 1 July 2017

The ATO has reminded taxpayers that that the assessable income threshold for claiming a tax offset for contributions made to a spouse’s eligible superannuation fund will increase to $40,000 from 1 July 2017 (the current threshold is $13,800). The current 18% tax offset of up to $540 will remain in place. However, a taxpayer will not be entitled to the tax offset when their spouse who receives the contribution has exceeded the non-concessional contributions cap for the relevant year or has a total superannuation balance equal to or more than the general transfer balance cap immediately before the start of the financial year when the contribution was made. The general transfer balance cap is $1.6 million for the 2017–2018 year.

The offset will still reduce for spouse incomes above $37,000 and completely phase out at incomes above $40,000.

TIP: Contact us for more information about making the most of super contributions for you and your spouse.

ATO targets restaurants and cafés, hair and beauty businesses in cash economy crackdown

The ATO will visit more than 400 businesses across Perth and Canberra in April as part of a campaign to help small businesses stay on top of their tax affairs. The primary focus is on businesses operating in the cash and hidden economies. ATO officers will be visiting restaurants and cafés, hair and beauty and other small businesses in these cities to make sure their registration details are up to date. These businesses represent the greatest areas of risk and highest numbers of reports to the ATO from across the country, and the visits are part of the ATO’s ongoing program of compliance work.

Super reforms: $1.6 million transfer balance cap and death benefit pensions

Where a taxpayer has amounts remaining in superannuation when they die, their death creates a compulsory cashing requirement for the superannuation provider. This means the superannuation provider must cash the superannuation interests to the deceased person’s beneficiaries as soon as possible. The ATO has released a Draft Law Companion Guideline to explain the treatment of superannuation death benefit income streams under the $1.6 million pension transfer balance cap that will apply from 1 July 2017.

The Draft Guideline provides that where a deceased member’s superannuation interest is cashed to a dependant beneficiary in the form of a death benefit income stream, a credit will arise in the dependant beneficiary’s transfer balance account. The amount and timing of the transfer balance credit will depend on whether the recipient is a reversionary or non-reversionary beneficiary.

Tip: To reduce an excess transfer balance, you may be able to fully or partially convert a death benefit or super income stream into a super lump sum. Contact us if you would like to know more.

No deduction for carried-forward company losses

The Administrative Appeals Tribunal (AAT) has ruled that a company was not entitled to deductions for carried-forward losses of over $25 million that it incurred in the 1990 to 1995 income years. The AAT found that the company did not satisfy the “continuity of ownership” and “same business” tests that applied in relation to the 1996 to 2003 income years, when it sought to recoup the losses. In relation to the continuity of ownership test, the AAT found that the interests the relevant shareholders held during the loss years were different from their interests recoupment years. The AAT noted that the taxpayer company was obligated to keep appropriate records, even though 25 years had passed since the first claimed loss year (1990). The Tribunal also found that the company had clearly not met the requirements of the “same business” test for the different years in question.

TIP: This decision illustrates the need for companies to keep appropriate ownership records year-by-year to support any future carried-forward loss claims.

Overseas income not exempt from Australian income tax

The Administrative Appeals Tribunal (AAT) has agreed with the ATO’s decision that income a tapayer earned when working for the United States Army was not exempt from Australian income tax. The taxpayer, who was a mechanic and electrician, played a critical role in plant construction in Afghanistan.

While the project the taxpayer worked on met the legal definition of an “eligible project”, the AAT decided that the exemption he had claimed under s 23AF of the Income Tax Assessment Act 1936 did not apply because the project was not one that the Trade Minister had approved in writing, and there was no evidence that the Trade Minister considered it “in the national interest”.

GST on low-value imported goods

A Bill introduced into Parliament in February proposes to make Australian goods and services tax (GST) payable on supplies of items worth less than A$1,000 (known as “low value goods”) that consumers import into Australia with the assistance of the vendor who sells the items. For example, GST would apply when you buy items worth less than $1,000 online from an overseas store and the seller arranges to post them to you in Australia.

 

Under the proposed measures, sellers, operators of electronic distribution platforms or redeliverers (such as parcel-forwarding services) would be responsible for paying GST on these types of transactions. The GST could also be imposed on the end consumer by reverse charge if they claim to be a business (so the overseas supplier charges no GST) but in fact use the goods for private purposes. If the Bill is passed, the measures would come into force on 1 July 2017.

TIP: The ATO has also released a Draft Law Companion Guideline that discusses how to calculate the GST payable on a supply of low-value goods, the rules to prevent double taxation of goods and how the rules interact with other rules for supplies connected with Australia.

Alternative assessments not tentative: Federal Court

The Federal Court has found that a company’s tax assessments were not tentative or provisional, and therefore were valid.

For the 2011 to 2014 income years, the Commissioner of Taxation had notified the taxpayer, which was the trustee of a discretionary trust, that it was liable to pay tax assessed in two different amounts calculated by two different methods. The Commissioner explained to the taxpayer in writing how the two assessments applied.

The taxpayer argued that the assessments were tentative because, for each year, they imposed two separate and different income tax liabilities on its single trustee capacity. The Court denied this claim, agreeing with the ATO that a trustee’s liability to pay income tax is of a “representative character” and the relevant tax law provisions allow for a trustee’s liability to multiple assessments regarding different beneficiaries’ entitlements to a share of the net trust income. Accordingly, in effect the Court found that the primary and alternative assessments were comparable to assessments issued to two or more taxpayers in relation to the same income in the same income year, and were not liable to be set aside as tentative or provisional.

Finance Newsletter – March 2017

Some interest rates drop while others are going up?

Do you have the best rate available for your home and investment loans?

You may have noticed a Difference between home loan and investment loan rates? You might be able to save thousands per year in interest by reassessing your current loans. It costs nothing to find out.

If your interest rate is over 3.79% variable 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 3.79% variable rate (3.83% comparison 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 $150 000, 80% LVR maximum – No application fee, monthly or annual fees. 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 4.4% = an annual interest saving of $3 105 per year. I may cost you little or nothing to get this rate for your mortgage – find out today.

Investors will have read that most banks are increasing the rate on investment loans. This includes current investment loans. If you are a property investor check your rates and find out if these increases apply to you. If you are not sure, ask Mercia finance for an obligation free loan check. Some institutions are not increasing the rates for investors. So this is a good time to make sure you have the best loan for your circumstances.

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 Newsletter – March Newsletter

Can you profit from flipping property?

Judging from all the property “reno” shows on TV, property flipping seems like easy money. But can you actually make a profit from flipping property?

The short answer is yes, you can make money from flipping property. However, it’s not as easy as it’s made out to be on reality TV, and there are a number of issues investors need to be aware of.

Firstly, the risk is much higher when flipping property.

If you’re considering flipping property, you need to be able to stick to a budget, and have a good understanding of costings.

For example, if you allocate $20,000 to renovate a property, do you know how much it will cost to repaint the interior or update the kitchen cabinetry? What about installing new blinds or replacing rusted gutters?

Unfortunately, if you don’t get the numbers right you could be facing a cost blowout, which will impact your bottom line.

You’ll likely have to choose which areas to spend the money as well – so would you receive a better rate of return by upgrading the façade, or should you focus on spending money in the alfresco area instead?

Once you start renovating you might discover more issues that need to be rectified or repaired, which could also lead to cost overruns.

There is also the risk that market conditions could change. If you acquire a property to flip in an upcycle, the market may have turned by the time you’ve finished the renovations and advertised the property for sale. This could create significant financial trouble as you may be forced to sell at a loss.

There are also the high imposts you have to consider when buying and selling property, such as stamp duty, capital gains tax and selling agents fees, which all eat into your margin.

While there are the risks with budget blowouts and market conditions changing, the fact of the matter is that flipping property is extremely time consuming, having to source quotes, choose fixtures and finishes and liaising with trades etc.

Unfortunately, most of us don’t have the time required to flip property because we have our careers to focus on.

That’s why, for the very large majority of investors, flipping property isn’t a good option.

It’s a better idea to buy high-quality properties that will grow in value over time and hold them for the long-term.

This way investors can still grow their wealth through property, but have the time to focus on their careers and enjoy their weekends off.

For more information on the buy-and-hold strategy, download Momentum Wealth’s new podcast series, The Property Investing Masterclass, which explores the fundamentals of residential and commercial property investing that every investor should know, regardless of age or experience.

 

Should I engage a builder or a designer for project plans?

Many builders offer in-house project design services, but is this the best option, or should investors engage an architect or designer for plans?

While it might seem more convenient to use one company to complete your design plans and build your development, the truth is it could cost you more in the long run.

Generally it’s best to engage an architect or building designer to draw your project plans, rather than going to a builder direct.

By utilising an architect or a designer, you will own the copyright to the plans, allowing you to tender the project to several builders to secure the most competitive bid (i.e. best price and contract conditions).

On the other hand, if you engage a builder to complete the plans, typically they will own the designs – therefore you can’t compare quotes from other builders.

If you decide to not build with that company, then you’ll be forced to pay thousands of dollars to buy the plans, or worse still, the builder may not sell them to you, meaning you’ll have to start from scratch.

When searching for a designer, make sure they have an understanding of your budget and experience with similar types of projects to yours (i.e. a duplex, multi-storey townhouses, apartment complex etc).

Just because the plans for a project have been drawn, doesn’t necessarily mean the project can be built.

There may be limitations to what’s possible, either technically or financially, so it’s important to engage a designer with experience with similar projects so they can produce designs that are practical and within your budget.

For more information on property development, download Momentum Wealth’s new podcast series, The Property Investing Masterclass, which explores the fundamentals of residential and commercial property investing that every investor should know, regardless of age or experience.

 

What’s the difference between survey strata and built strata?

Strata titles are common in Western Australia, particularly for specific types of dwelling stock, such as villas and apartments. But what’s the difference between survey strata and built strata?

Strata titles allow buyers to gain ownership of part of a property but share ownership of other areas of that complex.

Property types that are often strata titled include duplexes, villas, townhouses and apartments, and you’ll often hear that they’re either survey strata or built strata.

Quite simply, survey strata is surveyed by a licensed land surveyor and the land boundaries are shown as survey marks on the survey-strata plan – this does not define any buildings.

Built strata is the original form of the strata scheme and typically comes in 2 forms – those established prior to June 30, 1985, and those established after.

Prior to this date, built strata lots could only be within a building (i.e. ownership was only for everything inside the dwelling). However after this date, part of the lot could also be the land outside the building and may also include the building structure. (i.e. the exterior of the building including external walls)

As an investor considering buying a strata-titled property, it’s crucial to read and understand the strata plan.

The strata plan provides lot ownership information and relevant by-laws that set out what you can and can’t do with the property, as well as what you technically own.

For example, when buying a built-strata unit, do you own the associated car park and/or courtyard? The answer to this will have implications on insurance, maintenance (i.e. who’s responsible for these areas) and permission to alter exterior surfaces of buildings etc.

By-laws will vary from complex to complex but could include:

  1. Lot owners can’t amend the exterior of the property (e.g. solar panels, Foxtel dishes, roller shutters, tinting windows etc)
  2. Floor tiling is not allowed
  3. Pools and spas in common areas only allowed for those 16 years or older
  4. Lot owners may not reallocate their car bays
  5. No clotheslines on balconies

These are just a few of some of the possible by-laws set out in a strata plan.

Before buying a property it’s best to always refer to the strata plan yourself.

For more information on property management, subscribe to Momentum Wealth’s new podcast series, The Property Investing Masterclass, which explores the fundamentals of residential and commercial property investing that every investor should know, regardless of age or experience.

 

Major mall upgrade to boost suburb’s amenity

This south-of-the-river suburb is packed with amenity, and its offering is only going to be enhanced with a slated $750 million redevelopment of a local shopping centre.

Booragoon is located in the City of Melville, approximately 9.5 kilometres south of the Perth CBD.

Its neighbouring suburbs include Ardross (north), Mount Pleasant and Brentwood (east), Winthrop (south) and Alfred Cove and Myaree (west).

The population of Booragoon is 5,461, with a median age of 43 years.

The median house price is $880,000 with the dwelling stock comprising 79% housing, 17% semi-detached and 5% units.

While Booragoon has predominantly been low-density residential houses, new rezoning for medium and high-density stock around Garden City Shopping Centre, Riseley Street, Marmion Avenue and Leach highway will encourage a more diverse range of grouped and multiple dwellings.

Booragoon features high-quality amenity including the Melville Aquatic Fitness Centre, Booragoon Lake Reserve, Len Shearer Reserve and Booragoon Primary School as well as the Garden City Shopping Centre.

Both Canning and Swan Rivers are within 2km of the suburb as well.

In what will become another major drawcard for the area, Garden City is scheduled to undergo a $750 million redevelopment commencing in late 2017.

The upgrade will take about 3 years to complete and increase retail space by 43,000sqm with the number of stores rising from 190 to around 400.

Part of the redevelopment will include a comprehensive main street casual dining and leisure precinct, new cinema complex, assortment of fresh food and large format international fast fashion retailers and flagship stores.

Looking into the long term, Perth’s transport plan for 3.5 million residents identified Booragoon as a key secondary centre where new rail infrastructure will connect Booragoon north under the Swan River to Queen Elizabeth II Medical Centre and the University of Western Australia, as well as south to Murdoch Station.

This slated transport project would vastly improve the accessibility of Booragoon in the coming decades.

The suburb is bordered by Davy Street, Almondbury Road and Coomoora Road in the north, Norma Road in the west, Leach Highway in the south and Rogerson Road in the east.

Its main arterial roads include Kwinana Freeway, Leach Highway, Riseley Street and Marmion Street.

The suburb also features the Booragoon Bus Station, which is located at Garden City Shopping Centre.

32% of workers identify as professionals (19.9% WA, 21.3% nationally), while 15% are managers and 14% clerical and administrative workers.

For more information on how to find an investment-grade suburb, download Momentum Wealth’s new podcast series, The Property Investing Masterclass, which explores the fundamentals of residential and commercial property investing that every investor should know, regardless of age or experience.

 

Deals and Don’ts – Redcliffe, St James, Greenwood

Deals

Redcliffe Purchase price: $545,000 Purchase date: October 2016 Block size: 809sqm block Specification: 3 bedroom, 1 bathroom house built in 1979, zoned R20.

Deal: This property represents a deal as it is located nearby the soon-to-be built Redcliffe Train Station, which is part of the Forrestfield-Airport Link that is under construction. The new train station will provide great amenity to the area and the property is also subject to draft rezoning, which is likely to allow medium density development on the site. In addition to this the property is also in close proximity to the Perth CBD and Perth Airport. The property has also been recently renovated.

St James Purchase price: $490,000 Purchase date: October 2016 Block size: 582sqm Specification: 2 bedroom, 1 bathroom built in 1954, zoned R20.

Deal: This property represents a deal given its low price point and future development potential – the property is subject to rezoning as a draft R40. It is also in close proximity to Curtin University and the Perth CBD, which are two major employment and education hubs.

Greenwood Purchase price: $560,000 Purchase date: October 2016 Block size: 690sqm Specification: 4 bedroom, 2 bathroom house built in 1987, zoned R20/40.

Deal: This property represents a deal primarily because of its strong development potential being R20/40 and on a corner block, which allows for enhanced project design. The property also has good accessibility to Mitchell Freeway and Greenwood Train Station and is in good rentable condition making it suitable for a family.

Don’t

Queens Park For sale price: $340,000 Block size: 222sqm Specification: 3 bedroom, 2 bathroom villa built in 2001

Don’t: This property doesn’t represent a good investment because it is located on a fairly major road in a large homogenous complex of 12 villas. The property is surrounded by medium-density zoning, which will add to supply levels, most likely of similar villa stock, restraining capital growth and rental yields. The property is also under the flight path adding to noise pollution.

 

Finding the best location and commercial property for your budget

When buying a commercial property to establish a new business, the location and specifications of the premises are key.

However, as is the case with most start-ups, finances are tight given expenses are high and income is low, or perhaps non-existent.

In most cases, this means compromise, which was the case for one entrepreneur who was establishing a stand-up paddle board distribution centre in Perth.

This client engaged us with a $400,000 budget requiring a 140 – 150 square metre premise comprising mainly warehouse space, but he also wanted a small office and a showroom area as well.

The sticking point in the client’s brief, though, was that he wanted to buy the property in Balcatta, which is regarded as one of Perth’s premium industrial locations.

Knowing the local market, we advised the client that finding a suitable property within his budget in Balcatta would be near impossible.

With no room to expand his financial capacity, we advised the client that we’d search for properties in other locations that suited his budget and criteria, but we’d also examine Balcatta nonetheless.

While Balcatta was all but out of the question, our consultants were confident that, with assistance from our in-house research department, we could find a suitable property in a location that met the client’s needs.

With this in mind, we identified Wangara and Malaga as two appropriate areas to establish his stand-up paddle board distribution centre.

After an extensive search, our campaign confirmed what we had already known – Balcatta was too expensive for the client’s budget.

We advised the client that if he was determined to establish the company in Balcatta, there were a number of leasing options available that we had identified.

However, set on buying his own premises, the client valued our advice and decided he would be happy to consider the other locations that we’d also investigated – Malaga and Wangara. We recommended Malaga as his best option.

Providing the client with a shortlist of properties that we could walk him through and explain the benefits and drawbacks of each, the client eventually decided on a 143sqm site which we were able to negotiate the purchase price and contract terms.

While Malaga isn’t regarded as much as a premium industrial suburb as Balcatta, the former is still relatively central being just 11 kilometres from the Perth CBD, and it comprises property that, although generally older, offers great value for money.

More importantly, as a distribution centre, it fits the client’s needs given that Malaga borders Reid Highway, which is connected to Perth’s major arterial roads providing good connectivity to key retailers.

As an added bonus, we were able to acquire the property for just $310,000 – well below the client’s budget – which provided him with more financial capacity for other aspects of establishing his business.

Taxation Newsletter – March 2017

Re-characterisation of income from trading businesses

The ATO has released Taxpayer Alert TA 2017/1 to say it is reviewing arrangements that try to fragment integrated trading businesses to re-characterise trading income as more favourably taxed passive income. The ATO is concerned with cases where a single business is divided in a contrived way into separate businesses. The business income expected to be subject to company tax is artificially diverted into a trust and, on distribution from the trust, that income is ultimately subject to no tax or to a lesser rate than the corporate rate of tax.

The ATO explains that “stapled structures” are one mechanism being used in these arrangements, but the review will not be limited to arrangements involving stapled structures.

TIP: Taxpayer Alert 2014/1 deals with similar arrangements where trusts “mischaracterise” property development receipts as concessionally taxed capital gains to obtain a lower tax rate.

ATO warning: research and development claims in building and construction industry

The ATO and the Department of Industry, Innovation and Science have released Taxpayer Alert TA 2017/2 and TA 2017/3 as a warning to businesses that are not being careful enough in their claims or seeking to deliberately exploit the research and development (R&D) Tax Incentive program. The alerts relate to particular issues identified in the building and construction industry, where specifically excluded expenditure is being claimed as R&D expenses. The alerts provide clarification for a wide range of businesses who had been incorrectly claiming ordinary business activities against the R&D tax incentive.

Intangible capital improvements made to a pre-CGT asset

The ATO has issued Taxation Determination TD 2017/1. It provides that for the purposes of the “separate asset” rules in the Income Tax Assessment Act 1997 (ITAA 1997), some intangible capital improvements can be considered separate capital gains tax (CGT) assets from the pre-CGT asset to which the improvements are made, if the improvement
cost base is more than the improvement threshold for the income year when CGT event happened, and it is more than 5% of the capital proceeds from the event.

This determination updates CGT Determination No 5 to apply to the ITAA 1997 provisions, without changing the CGT determination’s substance.

TIP: Contact us if you would like more information about how this determination applies to your CGT situation.

Personal services income diverted to SMSFs: ATO extends offer

Since April 2016, the ATO has been reviewing arrangements where individuals divert personal services income (PSI) to a self managed super fund (SMSF). The arrangements, described in Taxpayer Alert TA 2016/6, involve individuals (typically SMSF members at or approaching retirement age) performing services for a client but not directly receiving consideration for the services. Instead, the client sends the consideration for the services to a company, trust or other non-individual entity.

The ATO has previously asked taxpayers to help identify and resolve these issues before 31 January 2016, offering to remit the related penalties. That offer has now been extended to 30 April 2017.

Depreciating assets: composite items

Draft Taxation Ruling TR 2017/D1 sets out the Commissioner of Taxation’s views on how to determine if an entire composite item is a depreciating asset or whether its component parts are separate depreciating assets. The draft ruling says that a “composite item” is an asset made up of a number of components that can exist separately. Whether one or more of the item’s components can be considered separate depreciating assets is a question of fact and degree to be determined in the particular circumstances. For a component of a composite item to be considered a depreciating asset, the component must be separately identifible as having commercial and economic value.

TIP: The draft ruling usefully lists the main principles to take into account when determining whether a composite item is a single depreciating asset or is made up of multiple depreciating assets. Contact us if you would like to know more.

Tax risk management and governance review guide released

The ATO has released a tax risk management and governance review guide to help businesses develop and test their governance and internal control frameworks, and demonstrate the effectiveness of their internal controls to reviewers and stakeholders. The guide sets out principles for board-level and managerial-level responsibilities, and gives examples of evidence that a business can provide to demonstrate the design and operational effectiveness of its control framework for tax risk. The guide was developed primarily for large and complex corporations, tax consolidated groups and foreign multinational corporations conducting business in Australia, but the ATO says the principles can be applied to a corporation of any size if tailored appropriately.

Overtime meal expenses disallowed because no allowance received

A taxpayer has failed in claiming deductions for overtime meal expenses before the Administrative Appeals Tribunal (AAT). The AAT denied his appeal because he was not paid an allowance under an industrial agreement.

The AAT noted that whether overtime meal expenses are deductible according to the tax law depends on whether the taxpayer receives a food or drink allowance under an industrial instrument. The AAT agreed with the Commissioner of Taxation that the taxpayer had not received an allowance of this kind and, in fact, had not received any allowance at all.

Time extension to review objection decisions disallowed – again!

The Administrative Appeals Tribunal (AAT) has refused to allow a taxpayer extra time to apply for review of a decision made by the Commissioner of Taxation. The taxpayer had previously made the same application for an extension, seven years after the Commissioner’s decision, but both the AAT and the Federal Court refused it.

In this later case, the AAT found that the taxpayer’s application should not be allowed because he had still not adequately explained why it took him seven years to ask for an extension and a decision review.

 

TIP: This decision illustrates that a taxpayer can continue to apply to the AAT for extension of time to apply for review of the Commissioner’s decision disallowing an objection, even after being previously rebuffed. The additional application must include new claims and the taxpayer’s case must have merit.

No deduction or capital loss for apparent guarantee liability

The Administrative Appeals Tribunal (AAT) has affirmed that two family trusts that were involved in a building and construction business with other related entities were not entitled to a deduction or a capital loss for $4.3 million that they claimed related to a guarantee liability. The AAT found that the documentary evidence and the oral evidence from the relevant trust controllers was not sufficient support for their claim that the guarantee obligation existed. The AAT noted that unusual features of the “guarantee deed” that put into question whether the trusts were genuinely subject to a guarantee obligation – including that the deed did not record any actions that the guarantors were to perform if the debtor defaulted.

Taxpayer denied deduction for work expenses of $60,000

The Administrative Appeals Tribunal (AAT) has confirmed that a mechanical engineer with a PhD qualification was not entitled to deductions for various work-related expenses totally approximately $60,000. The expense claims in question (for vehicle, self-education and other work expenses), were denied because the taxpayer was unable to establish the required connection between the outgoing amounts and the derivation of his assessable income as a mechanical engineer. Furthermore, in relation to a range of miscellaneous expenses (such as mobile phone and internet charges, professional membership fees, conference fees and depreciation), the AAT found that most of the deductions were not substantiated with sufficient (or any) evidence. The AAT did not exercise its discretion to allow these deductions on the basis of the “nature and quality” of any other evidence regarding the taxpyer’s incurring the expenses.

TIP: This case clearly shows the importance of properly substantiating any claims you make for work-related expense deductions. Contact us to discuss what documentation you should keep to make tax time easier.