Investor Finance
Depreciation schedules: the deduction investors forget to order
A one-off report from a quantity surveyor can unlock years of deductions on an investment property. Here is what a depreciation schedule covers, what changed in 2017, and who should get one.
Most deductions on an investment property require you to spend money that year... rates, insurance, repairs, interest. Depreciation is the odd one out. It recognises that the building and its fittings wear out over time, and lets you claim that wear as a deduction... year after year, without a new outlay.
But the ATO doesn’t take your word for it. The claim rests on a tax depreciation schedule... a report, usually prepared by a specialist quantity surveyor, itemising what your specific property can claim and for how long. No schedule, and the deduction mostly goes unclaimed.
The two buckets a schedule covers
- Capital works (the structure). The building itself... walls, roof, driveways, and structural renovations. For eligible residential construction this is commonly claimed at 2.5% a year over 40 years from construction. Even older properties can carry claimable capital works if they’ve been renovated... including renovations done by previous owners.
- Plant and equipment (the fittings). The things inside that wear out faster... appliances, carpets, blinds, air conditioning, hot water systems. Each has its own effective life and rate.
The 2017 change every buyer of established property should know
Rules that took effect from 9 May 2017 changed the second bucket significantly: for residential investment properties acquired after that date, you generally cannot claim depreciation on previously used plant and equipment... the second-hand dishwasher and carpets that came with the place. New items you buy and install yourself remain claimable, and brand-new properties are unaffected.
Capital works claims were untouched... which is why schedules on established properties still often find meaningful deductions, especially where there’s renovation history. The exact position for your property and your circumstances is your accountant’s call, working from the schedule.
The question isn’t whether your property is depreciating. It is. The question is whether anyone has written it down in a form your accountant can use.
Is a schedule worth it for your property?
- New builds and near-new: almost always... both buckets are in play at their maximum.
- Established, renovated: frequently... capital works on renovations (even a previous owner’s) can be substantial.
- Older and untouched: sometimes marginal. Reputable quantity surveying firms will typically tell you upfront if the likely deductions won’t justify the fee.
If you’re running the numbers on a purchase, depreciation belongs in the full picture alongside the deductions you can claim... and if the cash flow question is really a structure question, that’s what my investment lending approach is built for.
Depreciation schedule questions
How much does a depreciation schedule cost?
Typically several hundred dollars from a specialist quantity surveying firm, and the fee itself is generally tax deductible... confirm both with the provider and your accountant. Given schedules can support deductions for decades, the fee is usually recovered quickly where meaningful deductions exist.
Do I need a new schedule every year?
No. One schedule generally covers your ownership, projecting the claims forward... commonly for up to 40 years. You’d update it after significant renovations so the new works are captured.
Is it worth getting a schedule on an old property?
Often still worth a phone call. Post-2017, second-hand fittings in an established purchase generally can’t be claimed... but capital works from renovations (including by previous owners) frequently can. Good firms will assess your property’s likely result before charging you.
Can I claim depreciation I missed in earlier years?
Amending prior returns is sometimes possible within time limits... that’s squarely your accountant’s territory. If you’ve owned an investment property for years with no schedule, it’s worth raising with them sooner rather than later.
