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Tax Newsletter August 2011

Tax Office announces compliance focus areas

The Commissioner of Taxation has released the Australian Taxation Office’s compliance program for the 2011–12 financial year. Under the program, the Australian Taxation Office (ATO) plans to enhance its tax fraud detection and management strategies, concentrate on sham contracting arrangements and continue its extensive data matching and risk profiling activities. The ATO said it also aims to reduce phoenix arrangements through audits of directors, focus on those who fail to report some or all cash transactions and check employers’ super guarantee payments.

TIP: The ATO’s compliance program is wide-reaching covering individuals to large businesses. Please contact our office for further information.

Trust streaming: extension to record beneficiaries’ entitlements

Following a High Court decision last year – known as the Bamford decision – legislation has been formally enacted to provide certainty to trusts in relation to the streaming of capital gains and franked distributions (including any attached franking credits) to specific beneficiaries as an interim measure. However, as the legislation was finalised so close to the end of the income year, the ATO has decided to extend the time allowed for trustees to record a beneficiary’s entitlement to a franked distribution for the purpose of the new legislation for the 2010–11 income year only. The extension ends on 31 August 2011.

TIP: The trust streaming changes are technical. Please contact our office for any assistance.

Car fringe benefit taxation changes

Legislative changes to simplify the method for determining the taxable value of car fringe benefits has been formally implemented. Broadly, the changes introduce a flat 20% rate to replace the previous method which, according to the Government, encouraged people to drive their vehicles further than they needed to in order to obtain a larger tax concession.

Dependent spouse offset finishes for under 40s

From 1 July 2011, taxpayers will no longer be entitled to the dependent spouse tax offset in respect of a dependent spouse born on or after 1 July 1971, following the enactment of tax law changes. However, the changes include some exceptions – for example, dependent spouses who are carers, invalid or permanently unable to work. 

Low income taxpayer offset ends for most minors

From 1 July 2011, the ability of minors (children under 18 years of age) to access the low income tax offset to reduce tax payable on their unearned income (dividends, interest and rent) has been removed. The Government said the tax law amendments are designed to discourage income splitting between adults and children.

Building contractors face reporting proposal

The Government is seeking to introduce a reporting regime for payments made to contractors in the building and construction industry. The proposal will require businesses in the building and construction industry to report annually to the ATO payments they have made to contractors in the industry. The regime is proposed to commence on 1 July 2012. According to the Government, the proposal will support greater compliance in areas such as GST, record-keeping requirements, and the personal services income rules.

TIP: The proposal indicates a closer scrutiny of the industry by the authorities. The Government also indicated that its proposal could later be applied to other industries.

Unpaid directors’ fee schemes and private companies on ATO radar

The ATO has warned taxpayers of an arrangement where a private company claims a deduction for unpaid directors’ fees. Under the arrangement, a private company makes a resolution before 30 June in relation to amounts payable to directors that reflect that the company is irrevocably committed to the payment. The company claims a deduction for the payment, but the actual payment is never made. The Commissioner of Taxation said he was concerned that some companies may be using the arrangement to claim amounts that were never intended to be fully paid out.

ATO reminds employers of superannuation obligations

The ATO has recently revealed some common superannuation mistakes made by employers. They include paying insufficient superannuation contributions for employees, missing the quarterly payment cut-off dates (ie 28 October, 28 January, 28 April, 28 July), and not understanding that in some circumstances superannuation should be paid for contractors, even if the contractor provides an Australian Business Number.

TIP: The ATO has been selecting various industries on which to focus its compliance activities. This year, in its compliance program, the ATO intends to target the following industries in relation to superannuation guarantee obligations: cafes and restaurants; real estate services; carpentry services; computer system design and related services; and accommodation.

Tribunal denies deduction for interest on loans made to trust

In a recent case, the Administrative Appeals Tribunal confirmed that husband and wife taxpayers were not entitled to a deduction for interest on loans made to a discretionary trust which ran their building business, or a deduction for interest on their investment properties which they made available to the trust to provide accommodation for building contractors. The taxpayers argued they had certain agreements in place with the trust which made them entitled to distributions of trust income, so accordingly, the deductions were permissible. However, the Tribunal disagreed and found there was an insufficient connection between the interest expenditure and claimed trust income.

Personal services income rules applies to taxpayer

The Administrative Appeals Tribunal has confirmed that the personal services income (PSI) rules under the taxation law applied to a taxpayer who provided his services as a draftsperson through his private company. Accordingly, over $67,000 was included as personal income in the years in question. The Tribunal also held the taxpayer did not meet either the “unrelated clients” test or the “business premises” test to relieve him of his personal liability. 

TIP: Many consultants and contractors operate as a sole trader or through a company, partnership or trust. In many cases, the income received for the work they do may be classified as PSI if certain tests are not passed. It should be noted that the PSI rules limit the deductions that an individual may claim against PSI.  Please contact our office for any assistance.

Finance News – July 2011

Mercia’s Mortgage Brokers

Have you checked your home or investment loan recently?

Rates are all over the place, as the jury is out re the future economic direction.

Want to save interest, how about fixing your rate?

We have a no application fee loan with a fixed rate of 6.99% for 3 years. That is probably less than you are paying now, and you won’t have to worry about any future increases.

If you don’t think rates are going to rise the answer may be to find a low variable rate. What’s your current variable rate?

Current variable rates are as low as 6.90%. This is not a honeymoon rate, discounted for the life of the loan. There are great deals available if you know where to look

We may be able to find you a better rate at your existing bank, and if not we can do the paperwork to refinance you to a better deal. Some banks are currently offering to pay your fees to switch banks. A broker can show you exactly how much you can save and do the paperwork work for you.

If you or anyone you know are suffering “mortgage stress” do something about it now!

If a borrower gets behind or is late with a payment the options to restructure/refinance and ask for help are diminished. Don’t be afraid to ask for help.


Remember that Mercia finance brokers can assist you with car loans, home loans, Lo-Doc home loans for the self-employed, construction loans and any other type of mortgage or loan. Our service is free of charge to you the borrower and we have access to all the major lenders in WA. We also can help you with reverse mortgages, first home owners grants and shared equity.

A Mercia Mortgage broker can give you independent advice and comparisons between all the major lenders.

All these services are provided by our friendly and professional mortgage brokers at no cost to you – so you have nothing to lose and everything to gain.

If you would like to speak to a broker, call Dan Goodridge on 0414 423 340 or e-mail dg@iinet.net.au.

Property Newsletter July 2011

Weekly Property Pulse Professional Edition

This week’s edition covers:

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

Industry Market Wrap

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

Read More…

Regional markets feeling the pinch

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

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

Largest declines

Read the full article…

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

Population Growth

Read the full article at blog.rpdata.com…

Wayville office building sold

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

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

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

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

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

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

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

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

Tax Newsletter July 2011

Trust Streaming – Certainty

Almost Here

The Government has introduced legislation to provide certainty to trusts in relation to the streaming of capital gains and franked distributions (including any attached franking credits) to specific beneficiaries as an interim measure following a High Court decision last year – known as the Bamford decision – which had cast doubt in this area.

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

Car Fringe Benefit Taxation about
to Change

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

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

Dependent Spouse Offset on the Chopping Board

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

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

SMSF Non-complying Status Affirmed, Despite Tragic Circumstances

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

Goods Taken from Stock for
Private Use

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

Travel and Study Scams on Tax Office Radar

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

Low-income Taxpayer Offset to End for Most Minors

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

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

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

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

GST and Tax Invoice Requirements

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

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

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

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


Property Newsletter May 2011

Weekly Property Pulse Professional Edition

This week’s edition covers:

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

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

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

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

Download the CommBank Property Guide iPhone app

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

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

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

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

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

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

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

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