ABS states the following “In 2002-03, 52% of Australia’s population growth was from net overseas migration (NOM). The preliminary estimate of net overseas migration was 125,300, while natural increase was 115,200 and total growth was 240,500.”
Picked this article up in one of the national papers in January of this year – thought it might add some statistics to the debate.
Cheers
2004: property or shares?
January 25, 2004
Richard Webb looks at whether stocks or housing will come out on top this year.
For the past five years, Australian property has outperformed shares by a country mile.
House prices have risen at an annual rate of 17 per cent while shares produced an investment return of less than half that: a little over 7 per cent when you add in dividends.
This house price boom attracted investors and resulted in a disproportionate amount of investment money going into property. By last year, almost half the houses sold were bought by property investors – a record level.
Yet, research by AMP Henderson chief economist Shane Oliver shows that since 1926, the performance of these two investment asset classes has been almost identical – property has risen at an annual rate of 11.9 per cent, while shares gained on average 11.8 per cent.
Further, Dr Oliver found that property had sneaked ahead of shares only in the past couple of years because of the latest property bubble.
As we entered 2004, there were clear signs the housing bubble may have started to deflate – auction clearance rates began to slump, the number of people seeking housing finance started to fall, and the spruikers of highly speculative inner-city apartments all but disappeared.
I am with GMH here – if the tenant had a fixed term lease on your property they are responsible for meeting rent until the lease expires or a new tenant is found (at their expense).
I suggest you get in contact with the Victorian Landlords Association for advice and direction.
Found the draft ruling on the ATO website – may help clarify what the ATO is thinking and also what constitutes ‘incidental advice’
“Draft Taxation Determination
Income tax: does paragraph 251L(1)(b) of the Income Tax Assessment Act 1936 prevent persons other than registered tax agents from giving advice about a taxation law?
Preamble
This document is a draft for industry and professional comment. As such, it represents the preliminary, though considered views of the Australian Taxation Office. This draft may not be relied on by taxpayers and practitioners as it is not a ruling for the purposes of Part IVAAA of the Taxation Administration Act 1953. It is only final Taxation Determinations that represent authoritative statements by the Australian Taxation Office.
1. Yes. Paragraph 251L(1)(b) of the Income Tax Assessment Act 1936 (ITAA 1936) prohibits persons other than registered tax agentsF1 from charging a fee for ‘giving advice about a taxation law on behalf of a taxpayer’.
2. Paragraph 251L(1)(b) is concerned with regulating the giving of advice by any person who acts as a taxpayer’s representative in the taxpayer’s interactions with the Commissioner. This is not confined to advice given to a taxpayer in the context of a specific interaction with the Commissioner, such as the preparation of a return, but includes any situation where a taxpayer seeks advice about a taxation law to enable them to satisfy a tax obligation.
3. Paragraph 251L(1)(b) does not prevent a person in a non-representational capacity from giving tax advice that is part of, or incidental to, another service. For instance, a financial services provider can provide tax advice about a financial transaction, arrangement or plan in accordance with the relevant requirements of the Corporations Act 2001. See Examples 7 and 8.
Background
4. Section 251L was originally enacted to provide an assurance to both the taxpayer and the ATO that a person authorised to act on behalf of the taxpayer is reputable and competent in income tax matters. It was considered that restricting the provision of tax agent services would prevent exploitation of the taxpayer by unscrupulous persons. This exploitation may have had serious consequences for the taxpayer, including the imposition of penalties.
5. Section 251L was developed in an era when a taxpayer was required to provide a full and true disclosure of information in their return. The move to self assessment gave the Commissioner the power to accept returns at face value and to amend assessments for mistakes of law. This placed an onus on the taxpayer to decide how the law applied to the facts so that they could properly complete a tax return. Taxpayers became increasingly reliant on registered tax agents to assist in this task, seeking an assurance that they were correctly meeting their taxation obligations.
6. Section 251L was amended in 2000 to extend the registration requirement to cover all taxation laws and to except certain persons from the application of subsection 251L(1), namely, those who provide services relating to business activity statements (BAS service providers)F2 and Barristers and Solicitors acting in the course of his or her profession.F3 The amendments specify the type of work that is restricted to registered tax agents and other excepted persons. This work includes ‘giving advice about a taxation law on behalf of a taxpayer’.
7. The amendments did not change the intention of section 251L. They extended the assurance about the reputation and competency of tax practitioners to situations where taxpayers are given advice about the application of taxation laws to meet their tax obligations under the self assessment system.
Explanation
8. Paragraph 251L(1)(b) is focused on the capacity in which a person gives advice to, or on behalf of, a taxpayer. In particular, it focuses on whether advice is given by a person acting as a representative of the taxpayer in interactions with the Commissioner. It applies to restrict the provision of advice to registered agents who are authorised to act ‘on behalf of a taxpayer’ in relation to a client’s taxation affairs.
9. Paragraph 251L(1)(b) is not confined to advice given to a taxpayer by the taxpayer’s representative in the context of a specific interaction with the Commissioner (for example, the preparation of a return or objection). It also includes advice given to a taxpayer by their representative as an incident, or in the course, of the relationship which exists between the taxpayer and the representative. For instance, a registered tax agent can charge a fee to provide capital gains tax advice about the sale of an asset to a client whom they represent in interactions with the Commissioner. Such advice may not involve interactions with the Commissioner but is able to be represented by the registered tax agent as advice which the taxpayer may rely upon to satisfy their tax obligations. See Example 3.
10. It is ultimately a question of degree, determined by reference to the circumstances of each case, as to whether or not a service provider acts in a representative capacity. That said, we do not think a service provider can avoid characterisation as a taxpayer’s representative simply by refraining from performance of the final steps in a representational process, for example by refraining from attaching their identity to the documentation lodged with the ATO. Consistent with this, an unregistered person who continued to assist a taxpayer in substantially the same way as a registered tax agent (that is, by effectively advising in relation to, and preparing, a taxpayer’s return) would be acting in a representational capacity. See Example 5.
11. Tax advice given by a person acting in a capacity, other than that of a registered tax agent, falls outside the scope of paragraph 251L(1)(b). For instance, a financial services provider can give tax advice about a financial transaction, arrangement or plan in accordance with the relevant requirements of the Corporations Act 2001. This advice would not ordinarily be provided by the financial services provider in a representational capacity.
Examples
Example 1
12. Matthias, an accountant, has been engaged for a fee to prepare and lodge income tax returns in respect of a small business entity and its principals’ personal income tax returns. Matthias is a registered tax agent and prepares and lodges the returns. There is no breach of paragraph 251L(1)(b) as Matthias is both a registered tax agent and is representing taxpayers in their interactions with the Commissioner.
Example 2
13. Mark, a barrister, has been engaged to provide an opinion on the taxation outcome of a transaction by a taxpayer. The opinion forms part of a Private Binding Ruling request lodged by the taxpayer with the Commissioner. Mark charges the taxpayer a fee for the taxation» «advice». There is no breach of paragraph 251L(1)(b). Barristers are permitted to provide advice about a taxation law and charge a fee pursuant to subsection 251L(.
Example 3
14. Juanita, an accountant, has been engaged for a fee to provide detailed capital gains tax advice to a taxpayer about the sale of an asset. Juanita is a registered tax agent and the taxpayer is her client. There is no breach of paragraph 251L(1)(b). Such advice may not involve interactions with the Commissioner but is able to be represented by Juanita as advice which a taxpayer may rely upon to satisfy their taxation obligations.
Example 4
15. John, a bookkeeper, is engaged to provide book-keeping services to a plumbing business. John’s report forms the basis of a Business Activity Statement (BAS). The plumbing business then provides its business records to a firm of chartered accountants to prepare and lodge the BAS statements and its various income tax returns. John is not preparing or lodging an approved form or objection. Nor is John acting in a representational capacity on behalf of a taxpayer. Subsection 251L(1) therefore does not apply, nor is it necessary to consider the exception in subsection 251L(6). John may charge a fee for his book-keeping services.
Example 5
16. Carlo is an accountant but not a registered tax agent. He assists his clients to prepare their income tax returns for a fee but does not sign as an agent/preparer. Carlo has acted in representational capacity even though he has not signed the returns as an agent of the client. Carlo is in breach of paragraph 251L(1)(b).
Example 6
17. Peter, a bookkeeper, provides a range of services, including the preparation of Business Activity Statement (BAS) forms on behalf of clients. To perform this role, and to provide advice to clients, Peter would be acting in a representational capacity in giving of that advice, potentially attracting paragraph 251L(1)(b).
18. Peter will not attract paragraph 251L(1)(b) where he acts in accordance with one of the legislative exceptions. For example, under subsection 251L(6) Peter is permitted to charge for this service if he:
·
is a member of an recognised professional association;
·
is working under the direction of a registered tax agent; or
·
is a payroll services provider preparing a BAS for Pay As You Go purposes.
Example 7
19. Dudley, a financial adviser specialising in risk business, has been engaged on a fee paying basis to provide detailed advice to a doctor taxpayer on overall risk insurance including Income Protection and Trauma Insurance. While Dudley gives advice on the taxation treatment of this product as part of his overall financial advice, it is being provided by Dudley in a non-representational capacity. Therefore, there is no breach of section 251L(1)(b).
Example 8
20. Mary, a financial adviser in the course of recommending a financial product based savings plan, provides salary packaging advice to a taxpayer who is an employee for an up-front fee. Mary is not breaching section 251L(1)(b) because her advice is provided in a non-representational capacity; that is, the client (taxpayer) understands that they are still responsible for their tax return and that the responsibility for preparing the return rests with the taxpayer.
Example 9
21. James is a real estate agent. He is also studying accountancy. He arranges the sale of an investment property on behalf of a client and advises that capital gains tax is payable by the vendor. For an additional fee, James offers to calculate the capital gains tax liability and prepare the tax return of the vendor.
22. As James is charging a fee for this service, not a registered tax agent and acting in a representational capacity he is in breach of paragraph 251L(1)(b).
Date of Effect
23. When the final Determination is issued, it is proposed to apply both before and after its date of issue.
Your comments
24. We invite you to comment on this draft Taxation Determination. Please forward your comments to the contact officer by the due date.
Due date: 30 July 2004
Contact officer: David Hinds
E-mail address: david.hinds@ato.gov.au
Telephone: 02 6216 2042
Facsimile: 02 6216 1596
Address: Administration Centre of Expertise
Australian Taxation Office
2 Constitution Avenue
Canberra ACT 2600
Commissioner of Taxation
30 June 2004
[F1]
For the registration of tax agents see Division 3 of Part VIIA of the ITAA 1936.
For me I prefer to use the equity to leverage into other property as it I find is easier to achieve this than to save 30%-40% cash for a deposit each time. This way I can achieve my investment goals a little quicker than would otherwise be possible.
If you prefer to use cash deposits you could create a ‘defacto deposit’ by placing your funds into an offset account. This will reduce the interest bill in proportion to the amount in your offset account and still gives you the opportunity of utilising the cash saved should you need it in an emergency.
The Diminishing Value Method seems more attractive to me, not only because of the higher claims over the first few years, but also because the total amount claimable is a few thousand dollars higher over the 10 years compared to the Prime Cost Method.
Hi Celivia,
I also use the DVM for my depreciation claims as the claims are weighted a little at the start of the period of ownership. Any reduction in claims can be offset, to varying degrees, by some increases (subject to market conditions) to rental returns over the same period of time.
I must say I am intrigued by the discrepancy on figures between DVM and PCM – and maybe Scott can clarify.
I would ague the totals should be the same irrespective of the method of depreciation used as the depreciable value of the property should, in my opinion be the same – certainly the reports I sight have the same totals, it is just the distribution of the claims that varies.
A bit of a ‘how long is a piece of string’ question.
Ultimately it will depend upon your accountant’s workload, priority and whether or not your books are ‘tidy’ – but in answer to your question our return typically takes around two-three hours and is ready for submission (all going well) at the conclusion of the appointment.
With electronic lodgement and payment facility the refund is usually a couple of weeks (from memory)
Acquisition costs such as conveyaning costs, property stamp duty, surveyors fees are not deductible but will be used when determining capital gains tax (if appropriate).
However borrowing costs such as loan mortgage insurance, loan establishment fees, title search fees, costs incurred in preparing mortgage and mortgage stamp duty are claimable over five years or the life of the loan (whichever is the shorter). If however loan costs are less than $100 then these are claimable in the year they were incurred.
Your choice of REA will be determined by the area that you are looking to invest in. Buying in an area because there is a ‘good agent’ there is placing the cart before the horse.
On a similar train of thought it is desirable that the valuer you use will also have to be on your lender’s panel. There are discrepancies between figures provided by valuers and as such there is little point getting a valuation done if the same result cannot be used for finance purposes.
Ultimately you do need to research an area so that you have the capacity to determine market value without the need for a valuer for every property. By all means use one for ‘the’ property but you will need to rely on your skills and knowledge while you sift through the plethora of deals presented to you.
I use Perth based RMG Accounting for my accountancy service and Finance Relations Consultants for my money.
As a member of a strata group you have a legal right to contact details of the other owners.
To sack the manager get the written approval of a majority of owners to change to a new manager and then forward the signed authority to the new manager and let them take over from there.
Based on your comments – you certainly deserve better and legally there are inadequacies in what is currently happening.
Before you do anything else I would ask for a faxed copy of your building insurance to ensure it is adequate – if nothing else this is essential and should be attended to first.
If you want any further advice just PM me – I have arranged for a change of Strata Manager on a couple of occasions so could be of assistance.
The recent ATO rulings regarding lifetimes and starting values of depreciable items has made it easier for an accountant to come up with a set of numbers. However an accountant is not able to establish ‘building costs’ and as such you may well be doing yourself out of 2.5% of the building costs of the property over 40 years.
In the grand scheme of things $600 (deductible) is chicken feed.
To give you an example one of my properties cost $148K with total depreciable claims of $126K.
As Mydral has indicated this subject comes up frequently – the key to your success will be to hit the road searching rather than waiting to see something in the paper.
As a very rough rule of thumb the stuff advertised in newspapers etc are the ‘leftovers’ and as such it is critical that you know what you are looking for, knowing which areas to by in, knowing your budget and then developing business relationships with REA in areas that have property meeting your parameters.
I am all ready to go out and find that elusive first property, but my husband is still reluctant and feels he doesn’t know enough yet to get started. How can I help him feel more confident and where is the best place, at the moment, to start looking for a positive cashflow property so I can show him how it works.
Hi Rach,
I suspect until you address the substance of your husband’s ‘what ifs or buts’ you will struggle for a period of time. My advice is to try and elicit what it is specifically that is holding your husband back and then address these in a strategc manner.
Property investment is something best achieved if you are both reading from the same page as things will go wrong and at these moments you both need to be committed to the same goals.
Some hold backs I have seen/heard are ‘more debt’, ‘no tenants’, ‘interest rate rises’, ‘poor choice of property’, ‘the kids are off to uni’, ‘new car’ and so on. Really the list can be endless and the points need to be satisfactorily addressed for your long term success.
Having said all of that – ultimately you will need to buy a property so you both really know what it is like – that’s when the fun and all the learning takes place.
Hello.
Just wondering if anyone had any opinions on purchasing a property solely for student accomodation.
Hi Hector,
I would be a little concerned if the property was ‘solely’ for students – you need to have a ‘fall back’ position.
If you cannot find a student tenant what are your alternatives? One of our properties has had students in it for the duration but it is also suitable for a standard tenancy.
We let our property furnished with TV, beds, dining & lounge settings, white goods etc.
Our lease agreements are structured for 12 month periods and expire just prior to the new year rush – this helps to reduce the possibility of mid year vacancies.
There is an article in this month’s Australian Property Investor that discusses some issues surrounding storage units as an investment. I only caught the headline so I am not sure how comprehensive the article is but………..
Next door on the market for 365K and our investment is comparible and would say 350k could be right.
Hi Freedom,
Just a point of clarification and slightly off topic but it may influence your selection of lenders – be aware that a valuer will use settled sales as a guide when valuing the property – in essence the ‘on the market’ property may not be an accurate guide for finance valuation purposes.