As an Australian property investor, you're probably always on the lookout for ways to boost your returns and trim your tax bill.
Well, here's the thing: understanding investment property depreciation could be your secret weapon.
This guide will walk you through the ins and outs of rental property depreciation schedules, helping you confidently navigate the sometimes murky waters of property investment.
What's an Investment Property Depreciation Schedule?
An investment property depreciation schedule in Australia is a report that lays out the tax deductions you can claim for the depreciation of your rental property.
Essentially, it tracks the decrease in value of the building’s structure and assets (thanks to natural wear and tear) over time.
This schedule allows property investors to reduce their taxable income by detailing what they can claim—usually divided into two main categories: capital works (the building itself) and plant and equipment (things like fixtures and fittings).
A qualified Quantity Surveyor typically prepares this depreciation schedule, and it can cover up to 40 years from the date the property was built. Claiming depreciation isn’t just a paperwork exercise—it’s a way to maximise your tax returns and improve cash flow from your investment.
Tips: To make the most of a depreciation schedule, get it prepared as soon as possible after buying an investment property. Even if the property isn’t brand new, you can likely still claim significant deductions. Consulting a qualified Quantity Surveyor early on ensures you capture all possible deductions right from the beginning.
Types of Investment Property Tax Depreciation
When it comes to investment property tax depreciation, there are two main buckets to consider:
- Capital Works Deductions: This is all about the building itself and things that are fixed in place. For properties built after September 15, 1987, you can typically claim 2.5% per year for 40 years. That's four decades of potential tax savings!
- Plant and Equipment Deductions: This covers removable items like appliances, carpets, and blinds. The amount you can claim depends on each item's expected lifespan.
In a residential property, the most common plant assets are:-
- Kitchen stoves
- Carpets and vinyl floor coverings
- Blinds and Curtains
- Hot water systems
- Air conditioners
- Security systems
- And many small items you wouldn't think about such as door closers, bathroom accessories, exhaust fans and even the humble rubbish bin.
The ATO lists all items you can claim — and for how long. Known as ‘the effective life’, this is how long they say an asset lasts before it needs replacement.
For example, carpet has an estimated life of 10 years, a kitchen stove 12 years, and that bin will last a decade.
Getting your head around these categories is crucial for maximising your investment property depreciation claims.
For more nitty-gritty details, it's worth checking out the Australian Taxation Office's guide on rental expenses. Just be prepared - their website can sometimes be a bit temperamental.
Why Bother Claiming Depreciation on Your Investment Property?
Claiming depreciation on your investment property isn't just a nice bonus - it can seriously impact your bottom line.
Here's why it's worth the effort:
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- You'll pay less tax (and who doesn't like that?)
- Your cash flow gets a healthy boost
- Your investment might perform better overall
- You can claim on both new and old properties (within certain limits)
By taking advantage of these benefits, you could see a real difference in how your investment property performs financially.
Just keep in mind that the rules around claiming can be a bit of a maze.
In my mid it is always worth having a chat with a pro to make sure you're on the right track.
How Does Investment Property Depreciation Actually Work?
Think of investment property depreciation as getting a tax break for the wear and tear on your property over time.
The Australian Taxation Office (ATO) sets the ground rules for how this all plays out.
Which Properties Can You Claim On?
Most residential investment properties in Australia are fair game for depreciation claims.
But the amount you can claim might vary depending on factors like your property's age and whether you bought it new or second-hand.
What Paperwork Do You Need?
To claim depreciation, you'll need a pro to whip up an investment property depreciation schedule for you.
This isn't just any old document - it needs to be created by a qualified quantity surveyor who knows their stuff inside out.
They'll list out everything you can claim and how much you can claim for each item.
What's in a Depreciation Schedule?
A solid depreciation schedule will typically include:
- A breakdown of what you can claim for the building itself
- A list of all the removable items and how much you can claim for each
- A crystal ball look at what you might be able to claim over the next 40 years
Picking the Right Way to Calculate Depreciation
There are two ways to crunch the numbers:
- prime cost method
- diminishing value method
The one you choose can make a big difference to how much you can claim each year.
Tips: For a deep dive into these methods and what they mean for your wallet, check out the discussion on capital gains tax calculations for investment properties on the ATO Community forum.
Having a professional complete your depreciation schedule and knowledge of the latest tax laws, you will be able to increase return on investment (ROI) and keep more cash!
When it comes down to tailoring the advice for your situation, seek the services provided by qualified professionals in taxes and quantity surveying. The fact of the matter is that every property and each investor are unique!
