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Finance Newsletter December 2016/January 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 3.59% 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 3.59% variable rate (3.60% 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 $3 645 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 December 2016/January 2017

Contrived trust arrangements in ATO sights
The ATO has cautioned taxpayers against arrangements that seek to minimise tax by creating artificial differences between the taxable net income and distributable income of closely held trusts. Deputy Commissioner Michael Cranston said the ATO is investigating arrangements where trustees are engineering a reduction in trust income to allow taxpayers to improperly gain favourable tax breaks, or sometimes to pay no tax at all.
Although he noted that many people use trust structures appropriately and within the law, Mr Cranston said the ATO has seen some trustees exploit the differences between trust net income and distributable income to have the net income assessed to individuals and businesses that pay little or no tax, and allow others to enjoy the economic benefits of the net income tax-free.
TIP: The ATO has identified problematic arrangements through the Trusts Taskforce’s ongoing monitoring and reviews, and will continue to look for similar arrangements using sophisticated analytics. Please contact our office for further information.

GST and countertrade transactions
The ATO has issued a Practical Compliance Guideline which sets out the Tax Commissioner’s compliance approach, in the context of GST, to entities that enter into countertrade transactions as part of carrying on their enterprise. “Countertrade” refers to the direct exchange of things by one entity for things provided by another entity, and does not include transactions where any of the consideration is monetary.
Each entity to a countertrade makes a supply and an acquisition. The Commissioner is aware of various practical problems in the context of these transactions and notes that the compliance and administrative costs may be unnecessarily burdensome where such transactions have no net revenue effect. Accordingly, the Guideline seeks to apply a practical compliance approach for certain countertrade transactions that are GST-neutral.
TIP: The Practical Compliance Guideline is only applicable in relation to GST – not for any other purpose or in relation to any other tax obligations and entitlements. It also only applies in specified circumstances, including where the countertrade transactions account for no more than approximately 10% of the entity’s total number of supplies.

Companies held to be resident and liable to tax in Australia
In a long-running saga, the High Court has unanimously dismissed the appeals of four corporate taxpayers. The Court confirmed the taxpayers were Australian residents for income tax purposes, and therefore liable to tax in Australia on the profits they made from share trading activities on the Australian Stock Exchange. In making this decision, the Court rejected the taxpayers’ contention that because Justice Perram had in the first case found that the directors of each taxpayer were resident abroad, and because meetings of those directors were held abroad, then Justice Perram and the Full Federal Court should have held that the central management and control of each company was exercised abroad, and therefore that the companies were not residents of Australia for income tax purposes.
The High Court held that, as a matter of long-established principle, the residence of a company is a question of fact and degree to be answered according to where the company’s central management and control actually occurs. Moreover, the Court emphasised the answer was to be determined by reference to the course of the company’s business and trading, rather than by reference to the documents establishing its formal structure and other procedural matters.
The High Court further held that the fact the boards of directors of the companies were located in overseas countries was insufficient to locate the companies as “foreign residents” in circumstances where (as found in the first case) the boards of directors had abrogated their decision-making in favour of a Sydney-based accountant, and only met to mechanically implement or rubber-stamp decisions that he made in Australia.

Payment was assessable as “deferred compensation”
The High Court has unanimously dismissed a taxpayer’s appeal and held that payments of US$160 million made to him pursuant to an incentive “profit participation plan” after termination of his employment was income according to ordinary concepts. In particular, the Court found that the payments were “deferred compensation” for the services the taxpayer performed in his employment. At the same time, the Court dismissed the taxpayer’s claim that the amount was assessable as a capital gain on the basis that it did not represent the proceeds for the future right to receive a proportion of company profits he was entitled to.

ATO data-matching programs continue
The ATO has advised that it will continue with the following data-matching programs.
Share transactions
Data about share transactions will be acquired for the period 20 September 1985 to 30 June 2018 from various sources, including stock transfer companies. The ATO will collect full names and addresses, purchase and sale details, and other information. The program aims to ensure that taxpayers are correctly meeting their tax obligations in relation to share transactions. It is estimated that records relating to 3.3 million individuals will be matched.

Credit and debit cards
Data about credit and debit card transactions will be acquired for the 2015–2016 and 2016–2017 financial years from various financial institutions. The ATO will collect details (such as name, address and contact information) of merchants with a credit and debit card merchant facility and the amount and quantity of the transactions processed. The program seeks to identify businesses that may not be meeting their tax obligations. It is estimated that around 950,000 records will be obtained, including 90,000 matched to individuals.

Online selling
Data will be acquired relating to registrants who sold goods and services to an annual value of $12,000 or more during the 2015–2016, 2016–2017 and 2017–2018 financial years. The ATO said data will be sought from eBay Australia and New Zealand Pty Ltd. The data will be used to identify those apparently operating a business but failing to meet their registration and/or lodgment obligations. It is estimated that between 20,000 and 30,000 records will be obtained.

Tax debt release applications refused
The Administrative Appeals Tribunal (AAT) has recently refused the applications of two individuals who sought to be released from their tax debts under the tax law.

Case 1
An individual suffering from Parkinson’s disease had received income protection policy payments and sought to be relieved from the related tax debts, which totalled $130,416. He said he was unable to dispose of his home or an investment property to pay the debts, as there were mortgages over the properties in favour of his wife. The individual also argued that selling the properties would compound his illness and make it more difficult to meet his living needs. Although the AAT accepted that serious illness was a consideration, after reviewing the circumstances it held that the taxpayer would not suffer serious hardship if he was required to pay his tax liability. The AAT said the taxpayer did not make proper provisions to meet his tax liabilities and preferred to pay his other debts. Accordingly, relief was not granted.

Case 2
A Sunshine Coast real estate agent sought to be relieved from his tax debts, which totalled $437,681 as at 11 August 2016. He argued he had an outstanding compliance history and that his circumstances were the result of a catastrophic financial event in 2005, among other things. The Commissioner pointed to the taxpayer’s “unusually high level of discretionary spending, including on holidays, dining out and entertainment, which could be reduced”. The AAT said the taxpayer had a “poor compliance history” and agreed with the Commissioner’s description of his discretionary spending. The AAT was of the view that the taxpayer “simply gave priority to other matters and ignored his tax obligations”. The AAT accordingly refused the application for relief.

Finance Newsletter – November 2016

Interest rates drop!

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 3.59% 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 3.59% variable rate (3.60% comparison rate) .This NOT a honeymoon rate, discount is for the life of the loan. Conditions apply – owner occupied homes, 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 $3 645 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 – November 2016

3 things to do before buying an investment property

Are you looking to purchase an investment property soon? Amid what is traditionally the busiest time of the year for property markets, make sure you’re buyer ready before buying an investment property.

With the spring season well and truly underway, property markets around Australia are entering a state of heightened activity in what is usually the busiest period of the year.

For those willing and able to buy an investment property right now, this can mean more stock on market, and subsequently a wider choice of properties. However, it can also mean increased competition as more buyers come to market as well.

With increased competition, investors need to be adequately prepared so they’re best placed when the time comes to make an offer.

So what should investors do to ensure they’re buyer ready? Here are 3 tasks to complete before heading out to the market.

  • Review your household budget. While you should update your household budget as your circumstances change, you should review your budget before acquiring an investment property so you have an up-to-date understanding of your cash-flow position. You may have additional expenses or income that you have failed to factor in, which could have a significant impact on your borrowing capacity or general finances.
  • Book an appointment with your broker. Meet with your mortgage broker to ensure your finance structures remain relevant and to secure pre-approval for an investment loan. The pre-approval will be more attractive to sellers and may be the difference between your offer and another buyer’s offer that is pending finance.
  • Know what to look for. Many beginner investors aren’t aware of the different types of property investment options and what’s best for their individual circumstances. For example, typically established houses have high capital growth prospects but low rental returns, whereas the opposite is typically true of some apartments. Villas and townhouses also have their own pros and cons, as do commercial property investments and development properties. Therefore, investors need to understand what type of investment best suits their circumstances and needs, as this will save significant time when searching the market and attending open inspections.However, even in the face of heightened competition, buyers should still complete adequate inspections, including pest, electrical and structural, for example, to ensure the property doesn’t present any surprise defects after settlement.
  • For direct property investments, whether it be a house, townhouse or other, it’s important to act swiftly when you find a property that meets your criteria. This includes liaising with the sales agent to obtain the necessary information about the seller’s circumstances and placing reasonable, but strong, offers to best position yourself to secure the property.

Finding a development site

After countless hours of market research and attending dozens of home opens in the hopes of finding a development site, you’ve finally found a site that looks set to deliver a huge financial windfall. But will it live up to your expectations?

When purchasing a property with plans for future development, it’s important to hold a comprehensive understanding of the local council planning scheme to ensure the property meets the necessary criteria.

Typically, land appreciates in value while buildings depreciate, meaning a property with a higher land value proportion has better prospects for capital growth.

Therefore, development sites generally appreciate quicker than those without development potential due to the increased value in the land derived by this ability to develop. (Development sites typically cost more to hold though as existing dwellings are typically older and don’t command as much rent and require more maintenance expenses).

However, if planning polices and scheme clauses limit the site’s development potential, then the capital growth prospects can be restrained.

For example, it’s not uncommon for investors to purchase a split-zoned property (such as R40/60) only to find out later that the site doesn’t meet the dual-density criteria needed to gain the higher coding.

This can severely affect an investor’s strategy, and financial standing, as they may only be able to develop a fraction of the number of apartments they had planned.

If you think you’ve found the perfect development site, it’s important to gain a comprehensive understanding of the relevant local council planning policy before placing an offer.

Failing to do so may leave you with a property that doesn’t live up to your development expectations and could cause significant financial loss.

3 tips to develop a successful medical centre

With the rising prominence of healthcare, many investors and industry professionals are seeking to develop new local medical centres. But what needs to be considered to help find the right location for such specialist projects?

Whether it be for industrial, retail, medical or another purpose, the end-use of a commercial development should play a major role in deciding the location of the project.

So what needs to be considered if you want to develop a local medical centre? Here are 3 factors that need to be evaluated before taking the plunge.

  1. Area/centre make-up Some highly developed areas seem like a logical choice to build a medical centre but the local mix of owners, tenants or business may not be right. For example, there may be too many investors instead of business owner-occupiers in the area, which can lead to higher vacancies as tenants come and go. This can lead to lower foot traffic and clientele and can detract from the area’s overall public appeal.
  2. Nearby competitors While it can be beneficial for complementary medical providers to be in a local area, building a medical centre near direct competitors can make it hard to attract tenants or a potential buyer. This is because tenants or owner-occupier buyers will be reluctant to lease or buy a property next to a competitor.
  3. Tenant/buyer referral business Is a prospective tenant or buyer going to be relying on referral sources for their business, like a specialist can rely on a general practitioner for clients? If so, make sure there is a referrer nearby or incorporate space in the development to attract one to your centre.By keeping these at the fore when searching for potential development sites, you’ll be in a stronger position to deliver a more unique project that leverages existing businesses and avoids competitors, which will be much more appealing to tenants/buyers and will ultimately optimise your returns.Thornlie would benefit greatly under Perth’s long-term planning blueprint with new rail projects identified for the area which would link to major employment and activity hubs.The suburb has a median house price of $450,000. Low-density single residential houses are the predominant dwelling type making up 94% of stock, followed by semi-detached and townhouses at 3% and flats and apartments at 3%.Features of the suburb include Spencer Village Shopping Centre, Thornlie Square Shopping Centre, South Metropolitan Tafe Thornlie Campus, Walter Padbury Park and Tom Bateman Sporting Complex Reserve.There are many schools in the area including 5 primary and 2 high schools. Of these 1 primary and high school are private.Thornlie is bounded by Canning River in the North, Warton Road in the East, Garden Street in the South and Roe Highway in the west. Its main arterial roads include Roe Highway, Spencer Road, Albany Highway and Nicholson Road, and the suburb also features the Thornlie train station in the north as well as bus routes on main arterial roads.The plan showed an extension of the existing Thornlie line to extend through to Cockburn Station and the Mandurah Line.These new rail infrastructure projects, if committed to, would significantly increase accessibility to and from Thornlie, improving cross mobility and provide direct access to the airport and Murdoch Activity Centre (both large employment centres).
  4. As Thornlie gentrifies, there is likely to be increased redevelopment, particularly around Thornlie train station and Spencer Village Shopping Centre, where there are higher zonings already in place.
  5. Longer term beyond 3.5 million residents, the Forrestfield Airport-link would be extended to Thornlie Station as well.
  6. The state government’s long-term transport blueprint, Transport at 3.5 Million, has identified new rail infrastructure that will greatly benefit Thornlie.
  7. It has a population of about 22,965 residents with a median age of 36 years, of which about 18.6% identify as technicians and trades workers (which is higher than the state average of 16.7%), while 16.9% identify as clerical and administrative workers and 14% as professionals.
  8. Westfield Carousel is also nearby being just 4 kilometres away.
  9. About 77% of houses are either owned outright or being purchased while 20% are being rented.
  10. Located within the City of Gosnells about 18 kilometres south east of the Perth CBD, Thornlie is a large residential suburb established mainly between the 1950s and 1980s with some commercial areas and state housing scattered throughout.
  11. Suburb snapshot: Thornlie
  12. When considering developing a commercial medical centre, it’s important to understand the needs of the target tenant/buyer, their nearby competitors, the local supply and demand factors of similar stock and the owner-occupier/investor mix.

Deals and Don’ts – November 2016

In this section we take a look at just some of the different properties on the market and explain why they’re either deals (that represent a good investment) or don’ts (that should be carefully avoided by investors).

Deals

Edgewater

Purchase price: $570,000 Purchase date: September 2016 Block size: 710sqm Specification: 4 bedroom, 2 bathroom, 2 car bay house built in 1983, zoned R20/40.

Deal: This property represents a deal because of its close proximity to Edgewater train station, being just 800 metres away, in conjunction with its development potential. The property is also on a corner block and the large house is in a very rentable condition and features a pool.

Joondalup

Purchase price: $515,000 Purchase date: August 2016 Block size: 810sqm Specification: 4 bedroom, 2 bathroom house built in 1990, zoned R20/60.

Deal: The property features a well-built 1990 brick and tile house, and although it remains in original condition it is well presented with good rental capabilities. The 165sqm house sits on a large block, which has significant development potential and is located just 375 metres from Currambine train station.

Kallaroo

Purchase price: $510,000 Purchase date: August 2016 Block size: 683sqm Specification: 4 bedroom, 1 bathroom house built in 1972, zoned R20/40.

Deal: This property was purchased for a great price in a highly sought-after area that is close to the coast and Whitfords Shopping Centre.  It also offers significant development potential and the house is in good condition to rent, meaning little money would need to be outlaid by the owner for leasing. It also features a pool.

Don’ts

Bibra Lake

For sale price: $499,000 Specification: 3 bed, 1 bathroom house built in 1985, zoned R20 (draft R30).

Don’t: Although this property is located on a 700sqm corner lot and is a draft R30 zoning that could provide significant development potential, the major fault with this property is that it sits directly opposite land that has been earmarked for the Roe Highway extension, which forms part of the Perth Freight Link. This new piece of road infrastructure is likely to lead to increased traffic in the area, additional noise pollution and be an eyesore for nearby residents. This will likely be unappealing for future tenants or buyers, requiring discounting when leasing and restricting capital growth.

Commercial property investment fund launched

Momentum Wealth’s partner company, Mair Property Funds, has launched its latest investment fund, the MPF Retail Fund.

The aim of the fund is to provide investors with strong and secure investment returns from a quality selection of commercial retail centres with solid income returns and high potential for capital growth.

The first asset that MPF has secured (under contract) for the fund is a quality shopping centre in one of the fastest growing areas of South East Queensland.

The property is in a prominent location on a major arterial route in an area with a strong demographic profile and is less than 1 kilometre from the Petri University precinct.

Key tenants in the property include McDonalds, IGA and a medical centre and the fund offers projected distributions of 7.5% per annum paid quarterly.

The fund is open to retail investors with a minimum investment of $50,000.

The launch of the MPF Retail Fund comes on the back of the success of MPF’s MPS Diversified Property Trust.

Earlier this year, MPF purchased its third asset for the MPS Diversified Property Trust. The capital raising for the third asset was strongly supported by investors and closed oversubscribed.

If you’d like to find out more about the MPF Retail fund please call David Ellwood on 9321 5566 or email davide@mair.com.au

 

 

 

Tax Newsletter – November 2016

Budget superannuation changes on the way

The Federal Government has been consulting on draft legislation to give effect to most of its 2016–2017 budget superannuation proposals. Here are some of the key changes.

Deducting personal contributions

All individuals up to age 75 will be able to deduct personal superannuation contributions, regardless of their employment circumstances. Of course, such deductible contributions would still effectively be limited by the concessional contributions cap of $25,000, proposed from 1 July 2017.

Pension $1.6 million transfer balance cap

The total amount of accumulated superannuation an individual can transfer into retirement phase (where earnings on assets are tax-exempt) will be capped at $1.6 million from 1 July 2017. Those with pension balances over $1.6 million at 1 July 2017 will be required to “roll back” the excess amount to accumulation phase by 1 July 2017 (where it will be subject to 15% tax on future earnings).

Concessional contributions cap

This cap is to be reduced to $25,000 for all individuals (regardless of age) from 1 July 2017. The concessional cap will be indexed in increments of $2,500 (down from $5,000 increments). Contributions to constitutionally protected funds and untaxed or unfunded defined benefit superannuation funds will be counted towards an individual’s concessional contributions cap. However, any excess concessional contributions in respect of such funds will not be subject to tax, but instead limit the individual’s ability to make further concessional contributions.

 

Note that the Government has decided to:

  • dump the proposed $500,000 lifetime cap on non-concessional contributions (which would have been backdated to 1 July 2007) – instead, the lifetime cap will be replaced by a reduced non-concessional cap of $100,000 per year for individuals with superannuation balances below $1.6 million;
  • not proceed with the proposal to remove the work test for making contributions between ages 65 and 74; and
  • defer to 1 July 2018 the start date for catch-up concessional contributions for superannuation balances of less than $500,000.

TIP: The government says it intends to introduce the proposed changes in Parliament “before the end of the year”. It remains to be seen if the changes will pass smoothly through Parliament. In any case, it would be prudent to check in with your professional adviser to see if and how the proposed changes would affect your retirement savings strategy.

Primary producer income tax averaging

Legislation has been introduced in Parliament that proposes to allow primary producers to access income tax averaging 10 income years after choosing to opt out, instead of the opt-out choice being permanent. The Federal Government says this will assist primary producers, as averaging only recommences when it is to their benefit (ie they receive a tax offset) and they can still opt out if averaging no longer suits their circumstances. The changes are proposed to apply for the 2016–2017 income year and later income years.

TIP: Primary producers have to meet basic conditions to be eligible for income averaging. Please contact our office for further information.

Research and development tax incentive rates change

The Federal Government has reduced the rates of the tax offset available under the research and development (R&D) tax incentive for the first $100 million of eligible expenditure by 1.5 percentage points. The higher (refundable) rate of the tax offset has been reduced from 45% to 43.5% and the lower (non-refundable) rate of the offset has been reduced from 40% to 38.5%. Here are some relevant points to note:

  • Eligible entities with annual turnover of less than $20 million, and which are not controlled by an exempt entity or entities, may obtain a refundable tax offset equal to 43.5% of their first $100 million of eligible R&D expenditure in an income year, and a further refundable tax offset equal to the amount by which their R&D expenditure exceeds $100 million multiplied by the company tax rate.
  • All other eligible entities may obtain a non-refundable tax offset equal to 38.5% of their eligible R&D expenditure and a further non-refundable tax offset equal to the amount by which their R&D expenditure exceeds $100 million multiplied by the company tax rate.

The changes apply from 1 July 2016.

TIP: AusIndustry and the ATO manage the R&D tax incentive jointly. The R&D tax incentive aims to offset some of the costs of undertaking eligible R&D activities. A company must lodge an application to register within 10 months after the end of its income year. Please contact our office for further information.

SMSF related-party borrowing arrangements

The ATO has issued a taxation determination (TD 2016/16) concerning whether the ordinary or statutory income of a self managed super fund (SMSF) would be non-arm’s length income (NALI) under the tax law, and therefore attract 47% tax, when the parties to a scheme have entered into a limited recourse borrowing arrangement (LRBA) on terms which are not at arm’s length.

 

The ATO has also updated a practical compliance guideline (PCG 2016/5) which sets out the Commissioner’s “safe harbour” terms for LRBAs. If an LRBA is structured in accordance with the guideline, the ATO will accept that the LRBA is consistent with an arm’s length dealing and the NALI provisions (47% tax) will not apply. Trustees who do not meet the safe harbour terms will need to otherwise demonstrate that their LRBA was entered into and maintained consistent with arm’s length terms.

TIP: The ATO has allowed a grace period to 31 January 2017 for SMSFs to restructure LRBAs on terms consistent with the compliance guideline’s safe habour terms (or bring LRBAs to an end before that date). Please contact our office for further information.

Travel expense and transport of bulky tools claim denied

An individual has been unsuccessful before the Administrative Appeals Tribunal in a matter concerning certain deduction claims for work-related travel expenses. The individual was a sheet metal worker whose home was located some 60 km from his employer’s main work site. The individual made a number of work-related deduction claims. However, after various concessions made by both the individual and the Commissioner of Taxation, the remaining issue between the parties was whether the taxpayer was entitled to a deduction for work-related travel expenses.

The man argued that his employer required him to supply his own tools and that they were too bulky to be transported to work other than by car. He also questioned whether his employer provided secure storage facilities for his tools. In refusing the taxpayer’s claim, the Tribunal noted it was the taxpayer’s own admission that it was his own personal choice to transport his various hand tools out of security concerns. The Tribunal also said the taxpayer’s security concerns were “not supported by objective evidence”. The taxpayer’s claim was therefore refused.

TIP: The ATO reminds individuals to make sure they get their deductions right. In certain circumstances it will contact employers to verify employees’ claims. In this case, the ATO contacted the taxpayer’s employer to check his claims, including whether the employer supplied safe storage facilities.