Posts Tagged ‘Taxation’

Depreciation Schedule – The Benefits Explained

Last week I wrote about Depreciation Schedule – Where Can I Get One?, I realised that some people may not know what a depreciation schedule is and why you actually want to get one. So I better explain myself…

The dictionary definition for depreciation is: “A decrease or loss in value, as because of age, wear, or market conditions.”

The good news for property investors is that the Australian Tax Office (ATO) allows us to claim this “decrease or loss in value” an expense. The best thing is that we actually didn’t pay for it, i.e. we didn’t have to pay anybody for the “decrease or loss in value”, but we are allowed to claim it! People in the accounting industry call this paper loss since no money actually comes out of the investor’s pocket.

Let me help you understand with an example. I will be using a slightly modified version of my personal transaction:

  • Property Purchase Price: 370,500
  • Loan Amount: $359,385
  • Annual Interest (8.2%): $29,469.57
  • Annual Rental: $15,600
  • Water Rates: $800
  • Council Rates: $800
  • Strata Rate: $1,000
  • Depreciation (First Year): $3,000 (This is the number from your depreciation schedule – and will vary from property to property and is dependent on the age of the property and capital improvements that has been done on the property)
  • Tax Rate: 30% (My Assumption)

If I don’t have a Depreciation Schedule:

  • Net Income: $15,600 – $29,469 – $800 – $800 – $1,000 = -$16,469
  • Tax Deduction (30%): $4,940.7
  • Actual Cash Outflow: $4,940.7 – $16,469 = -$11,528.3

If I have a Depreciation Schedule

  • Net Income: $15,600 – $29,469 – $800 – $800 – $1,000 – $3,000 = -19,469
  • (used for tax calculation)
  • Net Income: $15,600 – $29,469 – $800 – $800 – $1,000 = -16,469 (actual
  • cash out flow – however depreciation does not cost you real cash and is not included)
  • Tax Deduction (30%): $5,840.7
  • Actual Cash Outflow: $5,840.7 – 16,469 = -$10,628.3

As you can see there is $900 worth of savings (real money). That’s potentially a short holiday, a new computer, an iPhone, 15 months subscription to Your Success Club, saving to offset your interest paid, the list goes on!

Depreciation Schedule – Where Can I Get One?

 

I was talking to some people who owned investment properties last week and I was astonished that even though they knew about depreciation they didn’t know they could actually buy a depreciation schedule. Most people know about claiming depreciation for investment properties, but obviously not everybody knows that you can pay a qualified valuers to get an Australia Tax Office (ATO) approved depreciation schedule which you can used in your tax return. So this post is dedicated to closing this gap!

I have used several companies to purchase depreciation schedule for my properties, this is just the ones I have personally used and this is definitely not the definitive list. Feel free to Google one or ask your friends or even go look through the yellow pages

  • Deppro (full service – a valuer will come to your property and calculate the depreciation for your property)
  • Tax Shield (budget service, desktop estimates are done, I don’t think an actual real life valuer actually comes on site to see your property. This is better for those older type properties with not much depreciation left, ie. no new renovations or improvement done to the property for decades)
  • Local Valuers (full service – a valuer will come to your property and calculate the depreciation for your property. Its usually cheaper than Deppro and those bigger companies, you can find them in the yellow pages or Google) The service is sometimes better from local valuers compared to the big boys because they want your business. So its really up to you…

So if you have an investment property, do yourself a favour and order a depreciation schedule especially if you don’t already have one. You are literally throwing good money away if you don’t have a depreciation schedule.

PS: You can actually negotiate on the price with Deppro (for that matter, with anybody), I told my colleague about deppro and he was smart enough to ASK for a better price. I think he got $100 off simply because he asked! So the question is, are you brave enough to ask?

Income Tax Withholding Variation – Get Your Taxes Back Before the Financial Year!

This is my first approved article on ezine. It’s a regurgitated version of a previous post I did which I cleaned up a bit before submitting it… so here it is again! Enjoy!

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Income Tax Withholding Variation – Get Your Taxes Back Before the Financial Year!

For the people who are new to this I will briefly explain what Income Tax Withholding Variation is:

PAYG income tax withholding variation (ITWV) is used for people on the PAYG (Pay As You Go) system, i.e. pretty much everybody who is on a salary. This just means that your employer is withholding some part of your salary base on your tax payable and sending it to the tax man, Mr ATO (Australian Taxation Office).

You might be thinking, what’s the point of all this and how is this going to benefit you? Well If you have tax deductible expenses such as interest on an investment property, margin loan, land rates, water charges, property management expenses etc. then this will be useful for you. What usually happen is that you get a tax refund at the end of the financial year because your employer has withheld too much tax for the tax man (simply because your employer doesn’t know that you have investment properties or other tax deductible expenses).

By completing a PAYG income tax withholding variation (ITWV) application, you are applying for all those investment deductions to be refunded during the year via reduction in the tax withholding that’s been applied by your employer to your pay slips. This way it seems like you are getting more cash from your pay slips due to the reduction in the tax withheld. This money can be used for anything, hopefully you will use it to pay for those expenses when it happens or simply set it aside to offset interest or even earn interest in some high interest account, instead of sitting in the tax man, Mr ATO’s bank account earning interest for them.

Once you complete this form, the ATO will tell your employer to make the necessary changes to your pay slips. So get on-line today and complete one, especially if you have deductible expenses!

There are two ways of submitting the application:

  1. complete the e-form and submit it on-line (highly recommended because you get it done straight away)
  2. printing the form out and completing it yourself and ’snail’ mail it to the ATO, if you don’t know how to fill out the form ask you accountant about it. The form is actually very easy to fill out!

Example:

Here’s a quick example of how PAYG income tax withholding variation (ITWV) will help you:
For simplicity i am going to assume the following:

  • Tax rate is 30%( flat rate across all income)
  • You get paid monthly
  • You earn $50,000 a year
  • You have net $12,000 worth of investment expense ($1,000 per month)

BASE CASE

  • Your taxable income is $50,000, so your tax payable is $15,000 (30% x $50,000)
  • Your employer will withhold 30% ($15,000 per year) of your salary and send it to the tax man
  • This means your monthly pay slip is $2,916.67 ($35,000 / 12)
  • You will need to spend $1,000 for your investment expense monthly
  • This leaves you with $1,916.67 for your living expenses and savings per month
  • You get a huge tax refund at the end of the financial year $3,600 (30% x$12,000)

AFTER PAYG income tax withholding variation (ITWV)

  • Your taxable income is $38,000 ($50,000 – $12,000), so your tax payable is $11,400 (30% x $$38,000)
  • Your employer will withhold 30% ($11,400 per year) of your salary and send it to the tax man
  • This means your monthly pay slip is $3,216.67 ($38,600 / 12)
  • You will need to spend $1,000 for your investment expense monthly
  • This leaves you with $2,216.67 for your living expenses and savings per month
  • You get NO tax refund at the end of the year, but you received $300 more a month which could be better used in your hands than the tax man, Mr ATO’s hand

So the question is will you be doing your PAYG income tax withholding variation (ITWV) this year? or at least find out from your accountant what this is all about!

Download your Free Printed Interview of Ed Chan – “Tax Matter” from http://www.YourSuccessClub.com

Yong-Long Lai - EzineArticles Expert Author
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