Effective Lives of Assets Rulings Shakes Up Property Depreciation Allowances

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PROPERTY investors will see an extension to the effective lives of Plant & Equipment assets while others maybe reduced or deleted resulting from recent changes to the tax rulings for residential properties purchased from 1 July 2019. The effective life of an asset refers to the length of time an asset can be depreciated.

Newly built properties will be the most impacted, as investors can claim depreciation allowances for Plant & Equipment Division 40. Older or second-hand residential properties purchased after 9th May 2017 can claim depreciation on new equipment bought to improve the properties.

In total 32 items have been changed or added to the effective life asset list in TR 2018/4 as per Section 40-95 of the Income Tax Assessment Act 1997 for residential property owners (ANZSIC 67110).

“I have assessed the list and found the depreciation life of 16 assets has been reduced. A further 16 new items have been added to the list and are eligible for inclusion,” said Paul Mazoletti, National Director, Napier & Blakeley.

“Some investors will benefit from the new assets with extra items included in their tax schedules to depreciate over time. While other assets will have a reduced life; effectively improving the value of their assets to claim.

“The good news is the ruling is grandfathered. Fortunately not impacting existing owners of residential investment properties purchased before 1 July 2019. But it will affect depreciation allowances for plant & equipment purchased to upgrade properties and improve their value through renovations.

“Overall, investors will find they’re better off claiming depreciation allowances. Our clients have offset rental income and saved thousands in personal income tax. It makes good business sense to use all means at your disposal to achieve a profitable return on your investment,” said Mr Mazoletti.

Some of the Plant & Equipment Assets affected by the changes include:

  • floor coverings, carpet – 8 years
  • home automation control assets – 10 years
  • hydronic assets, water heater – 15 years
  • skylights controls and motors – 10 years each
  • dishwasher, microwave ovens and washing machine – 8 years each
  • and clothes dryer – 7 years
  • swimming pool assets, blankets – 8 years
  • chlorinators, filtration including pumps – 10 years each.

All property investors are reminded to keep accurate records of their plant & equipment purchases as well as expenses incurred in carrying out capital works to assist Quantity Surveyors or Tax Analysts prepare accurate and comprehensive depreciation schedules.

Reference Australian Taxation Office / Capital Allowances





For 34 years Napier & Blakeley have been providing the following services to the property industry:

  • Property Acquisition & Disposal Technical Due Diligence
  • Property Development Due Diligence
  • Quantity Surveying
  • Capital Expenditure Forecasting
  • Make Good Reporting
  • Energy Management
  • Development Monitoring
  • Property Tax Depreciation
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