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FAQs

Tax depreciation questions, answered.

The questions we get most from property investors, accountants and trustees, with clear answers grounded in current ATO guidance.

Frequently asked

The questions we hear most.

Tax depreciation for property investors: the essentials, the technical detail, and the common edge cases.

Why do I need a tax depreciation schedule?

It is to ensure that every possible tax deduction is identified in your investment property so that you can get the biggest tax refund possible.

Why does the tax depreciation schedule need to be prepared by a quantity surveyor?

Quantity Surveyors are one of the few professions that are suitably recognised to estimate construction costs.

Can my accountant prepare a tax depreciation schedule for me?

No. Accountants will use the tax depreciation schedule that we prepare for you.

Will I only ever need to get one tax depreciation schedule completed on my investment property?

Yes, unless you do substantial renovations to your property over time. Any minor changes you make to your property e.g. adding new blinds, we will update the report for you at no additional cost.

How long should it take to receive a Depreciation Report?

At TDA Tax Depreciation our turnaround time is 3 to 5 business days from inspection subject to all information being supplied.

What is Division 40 vs Division 43?

Division 40 covers Plant & Equipment, meaning removable, mechanical and decorative assets like carpets, blinds, ovens, air-conditioning, hot water systems and common-property assets. Each is depreciated over its own effective life under ATO ruling TR 2024/1. Division 43 covers Capital Works, meaning the building shell, structural improvements and most fixed fit-out. Claimable at 2.5% p.a. over 40 years for construction commencing after 15 September 1987.

What is the s40-27 second-hand rule?

For residential property acquired after 9 May 2017, only first-use Division 40 plant & equipment is deductible. Division 43 capital works remain fully deductible. Commercial property and qualifying short-stay accommodation businesses retain the full Division 40 deduction.

Is the cost of a TDA depreciation schedule tax deductible?

Yes. The fee for preparing the schedule is 100% tax deductible in the year you incur it.

Do you service properties anywhere in Australia?

Yes. We have offices in every Australian state and territory, with Quantity Surveyors covering Sydney, Newcastle, Melbourne, Brisbane, Gold Coast, Perth, Adelaide, Hobart, Canberra, Darwin, and 60+ regional cities. Find your local office.

What if I bought my property more than a year ago, can I still claim?

Yes. The ATO allows you to amend tax returns going back up to two years (or four years for some entity types) to claim missed depreciation. We can prepare a schedule that captures this back-claim.

Request a quote

Find out what your property is worth in deductions.

Tell us about the property and a registered Quantity Surveyor will come back to you with a fixed-fee quote. If a schedule would not pay for itself, we will tell you that instead.

Call 1300 417 317 or email info@tdaqs.com.au.