Individual Tax Return + Rental Property Appointment
Northern Accountants prepares and lodges individual tax returns with rental property schedules for a transparent published fee of $298 ($169 base return + $129 rental schedule). Our registered tax agents ensure you claim every eligible property expense while strictly complying with current ATO rental audit focus areas.
Rental Property Tax Scope & ATO Strategy Alignment
The ATO conducts targeted data-matching on rental properties, scrutinising interest claims, initial repairs, and capital improvements. Northern Accountants applies forensic accounting standards to ensure your schedule withstands ATO compliance audits while claiming maximum allowable deductions.
- Repairs vs Capital Works (Section 25-10 vs Division 43): Precise distinction between deductible maintenance and capital improvements requiring 2.5% building write-off.
- Plant & Equipment Depreciation (Division 40): Claiming eligible decline in value for mechanical fixtures, air conditioning units, and appliances under legislative rules.
- Loan Interest & Borrowing Expenses: Strict apportionment of bank interest, excluding private redraw portions, and amortisation of loan establishment costs over 5 years.
- Holding & Outgoing Expenses: Complete claims for Darwin/Palmerston City Council rates, Power and Water Corporation utility levies, landlord insurance, and pest control.
- Property Management & Agent Fees: Substantiation of letting fees, monthly management commissions, marketing expenses, and routine inspection costs.
- Body Corporate & Strata Levies: Accurate tax separation of administrative fund levies (fully deductible) versus capital sinking fund levies.
What to Provide for Your Rental Property Return
To allow our team to compile your rental property schedule accurately, please bring or securely email the following documentation ahead of your consultation.
- End-of-financial-year rental statement from your property manager.
- Annual mortgage statement showing total interest charged across the financial year.
- Quantity surveyor tax depreciation report (if you have one prepared).
- Invoices and receipts for repairs, maintenance, cleaning, gardening, or capital improvements.
- Council rate notices, water utility bills, and strata levy fee notices.
- Landlord insurance annual premium statements.
Our 3-Step Fixed-Price Lodgement Process
Booking your rental property tax return is fast and straightforward across our Casuarina Village and Palmerston City offices, or remotely by telephone.
- Step 1: Contact Our Office — Book directly online via our online calendar, or phone Casuarina on 08 8941 3900 or Palmerston on 08 8932 8004 to reserve your session at our published $298 fixed fee.
- Step 2: Property Schedule Audit — Your registered tax agent reviews rental statements, checks mortgage interest, validates depreciation schedules, and optimises Zone A entitlements.
- Step 3: Direct Electronic Lodgement — We lodge directly through the ATO Tax Agent Portal, issuing an immediate lodgement receipt and tax assessment estimate.
Client Reviews and Direct Office Contact
5 out of 5 stars"Kash is a skilled professional with expert knowledge of Territory tax rules. Everything was lodged quickly with zero hassle."
5 out of 5 stars"Super friendly, efficient and good at what they do. Transparent fixed pricing means no nasty surprises when you get your return."
Fixed-price tax returns from $169 · Registered Tax Agents · No surprise hourly fees
Frequently Asked Questions About Rental Property Returns
Clear guidance on ATO rental property regulations, repairs vs capital works, and depreciation.
What is the difference between repairs and capital improvements?
Under ATO Section 25-10, repairs that restore an asset to its original condition without improving it are immediately deductible. Capital works or substantial improvements (such as replacing an entire roof or modernising a kitchen) must be depreciated over 40 years at 2.5% per annum under Division 43.
Can I claim interest if I used redraw money for private expenses?
No. If you redraw funds from an investment loan for personal expenses (such as purchasing a private vehicle or funding a holiday), the interest on that portion of the loan ceases to be tax deductible under ATO loan apportionment rules.
Do I need a quantity surveyor depreciation report?
For properties built after 15 September 1987 or older properties with substantial renovations, a professional quantity surveyor report provides maximum Division 40 and Division 43 deductions, often saving thousands in legitimate tax.
What if my property was only available for rent part of the financial year?
Deductions must be apportioned strictly for the period the property was either tenanted or genuinely advertised as available for rent at reasonable commercial market rates.