How the ATO is using Rental Property Data Matching to target property investors

Owning a rental property can be a rewarding investment, but it also comes with tax obligations that must be diligently managed.

Understanding the intricacies of tax regulations and obligations is crucial for maximising your investment’s financial returns while staying compliant. The Australian Taxation Office (ATO) has implemented a comprehensive rental property data matching program to ensure tax compliance in the rental property sector.

This article delves into the ATO’s rental data matching program and provides valuable tips and insights on effectively managing your rental property taxes.

What is the Rental Property Data Matching Program?

The ATO’s property loan data matching program aims to identify taxpayers who may not correctly report their rental property-related income or expenses. By gathering information from various sources, including financial institutions and mortgage providers, the ATO cross-references property loan data against taxpayer-reported details to ensure accurate reporting.

How to ensure you are compliant when it comes to rental properties

To ensure compliance with the ATO, here are some essential considerations and tips:

1. Accurate Record-Keeping

Maintaining accurate and organized records of rental income and expenses is crucial. This includes documenting loan statements, interest payments, property management fees, repairs and maintenance costs, insurance premiums, and other relevant financial documents.

2. Declare All Rental Income

It is essential to report all rental income from your properties, including income from long-term and short-term rentals. Failing to report rental income accurately can result in penalties and interest charges.

3. Deductible Expenses and Depreciation

Familiarise yourself with the allowable expenses that are eligible for deductions. These may include council rates, land taxes, property management fees, repairs, maintenance, advertising costs, and insurance premiums.

Understanding depreciation and capital allowances are essential for optimising your rental property tax deductions. Engaging a qualified quantity surveyor can help determine the depreciation schedule for various assets within your rental property, including building structures and fixtures and fittings such as kitchens and assets such as appliances.

Ensure these deductions are directly related to the rental property and incurred when it was genuinely available for rent. For more information, refer to our article “What you can and can’t claim on rental properties this tax time”.

4. Mortgage Interest Deductions

For rental properties with mortgages, mortgage interest is generally tax-deductible. Ensure you accurately report the interest paid on your property loans, as the ATO’s data matching program actively verifies this information.

Ensure that the interest only relates to the investment property; for example, if you redraw funds to pay for a car or holiday, the interest on this expenditure is not tax deductible.

5. Capital Gains Tax (CGT)

If you sell a rental property, CGT may apply. Ensure you understand the CGT implications and seek professional advice to minimise the tax impact of selling your property. The ATO’s data matching program may identify discrepancies between reported property sales and the corresponding CGT calculations.

NOTE: the CGT is paid for the tax year of the contract date, not the settlement date.

6. Short-Term Rentals and online booking platforms

If you rent out your property or holiday home in a short-term basis, either direct, through an agent or via an online platform such as Booking.com, Airbnb or Stayz, ensure you accurately report the income generated and expenses incurred while the property is generating a income “ie being rented”.

The ATO targets taxpayers who fail to declare income, especially from holiday homes and short-term rentals. For more information on this, read our article “The common misconceptions regarding holiday rental properties – what you can and can’t claim”

Where is the ATO obtaining the data from?

The ATO has identified that it may obtain data from the following financial institutions and their subsidiaries: (Note: a financial institution not listed below may be included at a later date).

• Adelaide Bank
• ANZ
• Bank of Melbourne
• Bank of Queensland
• Bank of South Australia
• Bendigo Bank
• Commonwealth Bank
• Bankwest
• ING
• Macquarie Bank
• ME Bank
• National Australia Bank
• RAMS
• St George
• Suncorp
• Ubank
• Westpac

How can Morrows Help?

The ATO is cracking down on tax avoidance, especially for rental property owners. This rental data matching program emphasises the need for accurate and transparent reporting.

If you are unsure of your responsibilities and obligations, please chat with your Morrows tax advisor to ensure you make informed decisions and maximise your tax efficiency.

Disclaimer: This article provides general information only and should not be considered as professional advice. Seek the guidance of a qualified tax advisor for personalised assistance regarding your specific situation.