Property investors can use a PAYG system for tax to improve cashflow
By Bradley Beer
Thursday, 03 May 2012
About 2.3 million Australians own investment properties. Despite current economic conditions, Australians are continuing to purchase property as a long-term investment. Currently fewer than 1% of Australians are using our pay as you go (PAYG) system, which generates higher cashflow throughout the financial year.
Consider a PAYG variation to increase cashflow now!
An increased cashflow may allow individuals to save on interest costs by paying a current mortgage off faster, save more quickly for an investment property deposit, go on a holiday; there are so many possibilities.
Often overlooked by property investors, the PAYG system is a great way to increase fortnightly cashflow throughout the year. The system gives the option of claiming back tax regularly, rather than in one lump sum at the end of the financial year. A PAYG variation means that the property owner’s employer will reduce the amount of tax withheld to reflect set deductions like depreciation on a rental property. In essence, it is a way of decreasing the amount of tax paid by the investor each pay period.
Submitting the PAYG variation does not replace a normal tax return. A tax return still needs to be filed at the end of the year to calculate the actual amount of tax liability. The PAYG instalments for the year are credited against an investment property owner’s assessment.
There are lots of deductions that the PAYG variation will take into account including interest, rates, management fees, maintenance and depreciation. A quantity surveyor can provide all current and future depreciation values for investment properties in a detailed tax depreciation report. Obtaining the report immediately after the purchase of a property will allow the maximum return from a PAYG variation, as the precise figures will make the instalments accurate.
The flexibility provided to the Investor through a PAYG variation, combined with depreciation deductions identified by a quantity surveyor, can be of great help in managing the fortnightly cash flow of an investment property.
Let’s consider a hypothetical situation:
A typical $400,000 investment property over the first five years would show average annual expenses (or deductions) of $35,000 and an average annual income of $20,000.
The deductions include costs such as interest on a $350,000 mortgage, management fees, maintenance and property depreciation. The total loss (income minus expenses) will result in a deduction for the owner of $15,000. In the 37% marginal rate (a salary between $80,000 and $180,000 per year) the $15,000 deduction could generate a tax return (or credit) of $5,550.
Under a PAYG variation, the investment property owner can adjust his fortnightly pay to anticipate this return, adding $213 to his pay packet each fortnight.
Bradley Beer is a director of BMT Tax Depreciation.
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