Purchasing an investment property is a significant milestone, but the journey doesn’t end at settlement. There are several critical steps you need to take to ensure your investment is set up for success and to maximise your financial benefits.
Immediate Steps After Purchase
Once you've settled on your investment property, the first step is to organise a tax depreciation schedule. Under Division 40 and Division 43 of the ITAA 1997, you can claim depreciation on plant and equipment as well as capital works deductions. This is often overlooked but can significantly enhance your cash flow by reducing your taxable income.
Another priority is to review your property management strategy. Decide whether you will manage the property yourself or hire a professional property manager. A good property manager can help maximise rental returns, handle tenant issues, and ensure the property is well-maintained.
Additionally, update your insurance coverage to reflect your new property. Landlord insurance is vital to protect against potential loss of rental income, tenant damage, or legal liabilities.
How This Works in Practice
Consider a 2009-built 2-bedroom apartment in Fortitude Valley, Brisbane, purchased for $750,000. By arranging a tax depreciation schedule, you might identify approximately $10,000 in annual depreciation deductions. If you're on a 37% marginal tax rate, this could save you $3,700 in taxes in the first year alone. Furthermore, by employing a competent property manager who charges 8% of your annual rental income (say, $30,000), you ensure professional handling of the property while still retaining $27,600 in rental income.
Professional Insight
In our experience at Koste, many investors underestimate the value of a detailed depreciation schedule. One thing we frequently see is investors missing out on deductions for plant and equipment because they assume second-hand properties aren't eligible. What most investors don't realise is that while the 2017 budget changes limit certain claims, there are still substantial deductions available under Division 43.
Another common oversight is failing to reassess insurance needs. Properties undergo changes, and insurance should reflect the current state and occupancy of the property. We also notice that investors often neglect to budget for ongoing maintenance, which can lead to larger expenses down the line.
When Does the Answer Change?
- Post-9 May 2017 Acquisitions: For properties acquired after this date, you cannot claim depreciation on previously used plant and equipment.
- Pre-1987 Buildings: These properties generally do not qualify for Division 43 capital works deductions unless subsequent renovations have been completed.
- Properties in an SMSF: Different tax rules apply, and you should consult a specialist.
- Joint Ownership: Depreciation and income must be split according to ownership percentages.
- Commercial Properties: These have different depreciation rules and rates compared to residential properties.
When Should You Seek Professional Advice?
Consulting with a Chartered Quantity Surveyor is crucial to ensure you are claiming the full extent of your depreciation entitlements. Tax regulations can be complex, and they change frequently. An accountant can provide tailored advice based on your personal tax situation and help with strategic planning to optimise your investment returns.