主要居所豁免通常保护您的家庭自住房在出售时免于资本利得税(CGT)。然而，与许多税务问题一样，这不是一个简单的事情。下面我们将从各个方面深入讨论主要居所豁免的条件，以提供全面的指导。

符合主要居所资格

如果符合以下条件，房屋通常被视为主要居所:

• 你和你的家人住在房子里。
• 你的私人物品都在房子里。
• 你在这个地址收邮件。
• 你把这个地址登记在选民名册上。
• 公用事业服务，如电话、煤气和电力都是以你的名义连接的。
• 你打算把它作为你的主要住所。

值得一提的是，你在家里住的时间长短很重要，但没有硬性规定。你的意图优先于你所居住的时间，将其作为主要居住地的意图才是关键因素。

主要居所豁免申请

一般来说，除非您符合免税或部分免税的条件，或者可以用资本损失抵消税款，否则房屋出售将征收资本利得税。如果您是澳大利亚税务居民，在以下情况下可以申请主要居所全额免税：

• 在整个所有权期间，该房屋是您的主要住所。
• 你没有用房子来创造收入。
• 土地面积不超过2公顷。

部分豁免

如果你的房子被用来产生收入，你可能有资格获得部分豁免。这通常发生在以下情况:

• 在家做生意(在家工作是可以豁免的)。
• 把房子或房子的一部分租出去。

自2023年7月起，像Airbnb这样的平台必须向ATO报告交易数据，ATO会将这些数据与报告的收入进行匹配。

税务居民的影响

外国税务居民不能获得主要居所豁免，即使他们在这期间有部分时间是税务居民。如果你在出售房产时不是本地税务居民，那么豁免可能就不适用了。相反，如果您在出售时是本地税务居民，并且符合其他标准，即使您在此期间有部分时间是非居民，您也有资格获得豁免。

“缺席”规则

在某些情况下，即使您不在家中居住，您的家仍可作为您的主要居所:

• 出租：房子可以出租长达六年，仍然可以作为你的主要居所。
• 不产生收入：如果房子不出租也不产生收入，它可以无限期地作为你的主要居所。

需要注意的是，如果对一处房产适用 “缺席”规则，您将无法在同一时期对另一处房产申请主要居所豁免。

时机安排

一般来说，从你搬入家中时起，你的家就符合主要居所的条件。如果你在交房日后尽快搬入，它将从购房之日算作你的主要居所。

如果你购买了新房但尚未卖掉旧房，你可以最多六个月，将这两处房产同时视为主要居所，而不影响主要居所豁免的资格。这适用于旧房在出售前的12个月内至少有连续三个月是你的主要居所，并且在这段时间内没有将其用于产生收入。如果出售旧房花费超过六个月，主要居所豁免可能只适用于出售旧房前的最后六个月。在此之前，你可以选择哪一处房产作为主要居所，另一处则需缴纳资本利得税 (CGT)。

如果你在购买新房时将其出租而无法立即搬入，它在你搬入之前不算作你的主要居所。若因住院或海外工作派遣等不可预见的情况无法搬入，解决问题后尽快搬入可能仍可享受主要居所豁免。但不方便搬入不算有效理由，你需要提供相关证明文件。

夫妇和主要居所豁免

对于夫妇来说，规则略有不同。夫妇不能申请两套独立住宅的全额CGT豁免。你有两个选择:

• 唯一主要居所：选择一所房屋作为两人的主要居所。
• 分割豁免：指定不同的房屋作为主要居所，在你们之间分配豁免。

如果你选择不同的住所：

• 拥有50%或更少意味着房屋是您的主要居所，您有资格获得你那一部分的豁免。
• 拥有超过50%意味着房子是你一半时间的主要居所。

离婚和主要居所豁免

离婚时，假设房屋在配偶之间转让（不涉及信托或公司），且双方在持有期间一直将该房屋作为主要居所，并满足所有其他资格条件，那么在房屋最终出售时，应可享受CGT全额主要居所豁免。

如果房屋在任一方的持有期间仅部分时间符合主要居所豁免条件，则可能仅能享受部分豁免。在这种情况下，接收房产的配偶在最终出售房产时，可能需要就其在财产分割中获得的部分房产增值缴纳资本利得税 (CGT)。

结论

虽然主要居所豁免提供了实质性的好处，但规则可能很复杂，并且根据个人情况而有所不同。诸如税务居民身份的变化、离开的时间和财产使用等因素都会影响你的资格。因此，强烈建议您寻求专业建议，以有效地运用这些规则，并确保您最大限度地享受税收优惠。

皮特马丁会计师事务所 Pitt Martin Group 是一家提供税务，会计，生意咨询, 自管养老金及审计的贷款等综合性服务的经澳洲会计师公会认证的注册会计师事务所。我们每年会花上几百个小时去研究新的税法，以保证我们的客户可以最大化合理避税。我们的中文联系方式是 Robert Liu +61292213345 或邮件 info@pittmartingroup.com.au。皮特马丁会计师事务所Pitt Martin Group坐落在交通便利的悉尼市市中心，是一家拥有可以说中文合伙人的会计师事务所。我们的荣誉包括2018年CPA新州首席优秀奖， 2020年澳大利亚小生意年度冠军入围奖, 2021年澳洲知名媒体《每日会计师》年度最佳会计师事务所冠军入围奖，2022年最佳会计师事务所新人入围奖和2023香港澳大利亚商业协会最佳积极生意入围奖。

皮特马丁会计师事务所 Pitt Martin Group资质包括超过十五年的从业经验，澳大利亚注册会计师协会（CPA）执业认证会员，澳大利亚税务注册代理，新州、维州和西澳律师协会信托账户 (Trust Account) 认证审计师，澳大利亚金融贷款经纪人协会（FBAA）执业认证会员，澳大利亚证券及投资委员会注册代理，XERO, QUICKBOOKS, MYOB等会计软件授权单位及认证顾问。

本文内容仅供参考，不构成对任何个人或团体的具体情况而形成建议。任何个人或团体应该在征求专业人士的意见后方可采取行动。由于税法的时效性，我们在发布时已致力于提供及时、准确的信息，但不能保证所称述的内容在今后任然可以适用。转发该文内容请注明出处。

By Zoe Ma @ Pitt Martin Tax

The main residence exemption typically shields your family home from capital gains tax (CGT) upon its sale. However, as with many tax matters, it’s not straightforward. Below, we delve into the key aspects of the Main Residence Exemption to provide a comprehensive guide.

Qualifying as Your Main Residence

A home is usually deemed your main residence if:

• You and your family live in the house.
• Your personal belongings are in the house.
• You receive mail at this address.
• You register this address on the electoral roll.
• Utility services like telephone, gas, and electricity are connected in your name.
• You intend for it to be your main residence.

Interestingly, there is no specific time requirement for how long you must live in the home. The intention of making it your main residence is the key factor.

Application of the Main Residence Exemption

Generally, CGT applies to home sales unless you qualify for an exemption, partial exemption, or can offset the tax with a capital loss. If you’re an Australian tax resident, you can claim the full main residence exemption if:

• The home was your primary residence for the entire ownership period.
• You didn’t use the home to generate income.
• The land area is 2 hectares or less.

Partial Exemption

If your home was used to produce income, you may qualify for a partial exemption. This often arises in cases where you:

• Run a business from home (working from home is acceptable).
• Rent out the home or a part of it.

Since July 2023, platforms like Airbnb must report transactions to the ATO, which will match this data against reported income.

Foreign Residents and Changing Residency

Foreign residents cannot access the main residence exemption, even if they were residents for part of the ownership period. If you’re a non-resident when you sell the property, the exemption likely won’t apply. Conversely, if you’re a resident at the time of sale and meet other criteria, you could qualify for the exemption even if you were a non-resident for part of the ownership period.

The Absence Rule

The absence rule allows your home to remain your main residence for tax purposes even if you are not living there, under certain conditions:

• Rented Out: The home can be rented out for up to six years and still qualify as your main residence.
• Not Producing Income: If the home is not rented out and not producing income, it can remain your main residence indefinitely.

It’s crucial to note that applying the absence rule to one property prevents you from claiming the main residence exemption on another property during the same period.

Timing

Your home generally qualifies as your main residence from the time you move in. If you move in as soon as practicable after the settlement date, it’s considered your main residence from the acquisition date.

If you buy a new home but haven’t sold your old one, you can treat both properties as your main residence for up to six months without affecting your main residence exemption eligibility. This applies if your old home was your main residence for at least three continuous months within the 12 months before you sold it and was not used to produce income during any part of that time when it was not your main residence. If selling the old home takes more than six months, the main residence exemption may apply to both homes only for the last six months before selling the old home. Before this period, you may choose which home is your main residence, with the other becoming subject to CGT.

If your new home is rented when purchased and you cannot move in, it is not your main residence until you do. Unforeseen circumstances, like hospitalization or an overseas work posting, might allow the main residence exemption if you move in as soon as practicable after resolving the issue. Inconvenience is not a valid reason, and documentation is required.

Couples and Main Residences

For couples, the rules are slightly different. Couples cannot claim the full CGT exemption on two separate homes. You have two options:

• Single Main Residence: Choose one home as the main residence for both.
• Split Exemption: Nominate different homes as main residences, splitting the exemption between you.

If you choose different homes:

• Owning 50% or less means the home is your main residence, qualifying you for the exemption.
• Owning more than 50% means the home is your main residence for half the period.

Divorce and the Main Residence

Assuming the home is transferred between spouses (not involving a trust or company), both individuals used the home solely as their main residence during their ownership period, and all other eligibility conditions are met, a full main residence exemption should be available when the property is eventually sold.

If the home qualified for the main residence exemption for only part of the ownership period for either individual, a partial exemption might be available. In this case, the spouse receiving the property may need to pay CGT on the gain from their share of the property received as part of the settlement when they eventually sell it.

Conclusion

While the Main Residence Exemption offers substantial benefits, the rules can be complex and vary based on individual circumstances. Factors such as changes in residency status, periods of absence, and property use can all impact your eligibility. Therefore, seeking professional advice is highly recommended to navigate these rules effectively and ensure you are maximising your tax benefits.

Pitt Martin Group is a CPA accounting firm, providing services including taxation, accounting, business consulting, self-managed superannuation funds, auditing and mortgage & finance. We spend hundreds of hours each year on training and researching new tax laws to ensure our clients can maximize legitimate tax benefit. Our contact information are phone +61292213345 or email info@pittmartingroup.com.au. Pitt Martin Group is located in the convenient transportation hub of Sydney’s central business district. Our honours include the 2018 CPA NSW President’s Award for Excellence, the 2020 Australian Small Business Champion Award Finalist, the 2021 Australia’s well-known media ‘Accountants Daily’ the Accounting Firm of the Year Award Finalist and the 2022 Start-up Firm of the Year Award Finalist, and the 2023 Hong Kong-Australia Business Association Business Award Finalist.

Pitt Martin Group qualifications include over fifteen years of professional experience in accounting industry, membership certification of the Australian Society of Certified Practising Accountants (CPA), Australian Taxation Registered Agents, certified External Examiner of the Law Societies of New South Wales, Victoria, and Western Australia Law Trust Accounts, membership certification of the Finance Brokers Association of Australia Limited (FBAA), Registered Agents of the Australian Securities and Investments Commission (ASIC), certified Advisor of accounting software such as XERO, QUICKBOOKS, MYOB, etc.

This content is for reference only and does not constitute advice on any individual or group’s specific situation. Any individual or group should take action only after consulting with professionals. Due to the timeliness of tax laws, we have endeavoured to provide timely and accurate information at the time of publication, but cannot guarantee that the content stated will remain applicable in the future. Please indicate the source when forwarding this content.

By Zoe Ma @ Pitt Martin Tax

随着财政年末的临近，我们为个人和企业提供了一份简明的指南，列出了澳大利亚税务局（ATO）审查的范围以及优化税务抵扣的策略。

个人潜在的机会

1. 减税和抵扣：

• 提前支付可抵扣的费用，以避免 2024 年 7 月 1 日的减税政策的影响。
• 为 2023-24 财年预付可抵扣的费用、缴纳养老金，并计划慈善捐赠。

2. 养老金缴款：

• 如果您的养老金总余额允许，可一次性缴纳最高达27,500澳元的可扣除款项。
• 如果您在2023年6月30日的养老金余额低于50万澳元，则可利用过去五年未使用的优惠上限金额作为个人缴款。
• 请确保您的年龄在75岁以下，递交申请扣除的意向通知，并在报税前收到确认。
• 对于 67-75 岁的人，要满足工作测试才能进行个人缴款。
• 如果您的配偶收入低于37,000澳元并满足其他要求，请为他们的养老金缴款，以获得540澳元的税收抵扣。

3. 用养老金缴款抵消大额税单：

• 如果你于24财年出售了任何股票或财产，可以为个人养老金缴款来抵消其资本收益的税收，以避免大额税款。

4. 慈善捐款：

• 向注册的 DGRs机构捐赠超过 2 澳元即可抵税。
• 考虑利用公共或私人辅助基金进行结构性捐赠，和潜在的即时扣除。

5. 投资房：

申请折旧报告，可最大限度地扣除资产损耗。

个人面临的风险

1. 在家工作费用：

• 使用每小时 67c 的方法或实际支出法进行报销。
• 保留准确的记录和收据以备报销。

2. 投资房抵扣：

• 只有在房产确实可供出租的情况下，才可申报支出。
• 适当分摊贷款利息，并区分维修（立即扣除）和资产改良（随着时间推移扣除）。
• 共同拥有的房产支出必须根据所有权比例申报。

3. 零工经济收入：

• 申报来自 Airbnb、Uber 等平台的所有收入， ATO 会匹配申报数据。
• 自 2023 年 7 月 1 日起，针对网约车、出租车出行和短期住宿平台的新报告规则开始实施。

企业潜在的机会

1. 抵扣补贴：

• 价值两万澳元以下的资产的资产可立即抵扣，有待立法批准。
• 为节能资产提供额外百分之二十的税务抵扣，有待立法批准。
• 通过注册机构对员工进行培训，可获得额外百分之二十的技能和培训奖励扣除。

2. 冲销坏账和报废设备：

• 在 6 月 30 日前注销坏账和废弃厂房/设备。

3. 提前扣税：

• 通过在 6 月支付董事费、员工奖金和 6 月季度养老金缴款以提前抵税。

企业面临的风险

1. 税收债务和申报义务：

• 未按时报税会引起ATO的注意、从而向企业发起税务评估。
• 如果在履行义务和管理税款方面有任何问题，建议向专业人士寻求协助。

2. 专业职业事务所：

• 澳大利亚税务局正在审查专业职业事务所的利润分配，以确保正确的收入申报和纳税。

需要帮助？

如需获得最大化税款抵扣和最小化审查风险方面的指导，请立即联系我们 0292213345。

皮特马丁会计师事务所 Pitt Martin Group 是一家提供税务，会计，生意咨询, 自管养老金及审计的贷款等综合性服务的经澳洲会计师公会认证的注册会计师事务所。我们每年会花上几百个小时去研究新的税法，以保证我们的客户可以最大化合理避税。我们的中文联系方式是 Robert Liu +61292213345 或邮件 info@pittmartingroup.com.au。皮特马丁会计师事务所Pitt Martin Group坐落在交通便利的悉尼市市中心，是一家拥有可以说中文合伙人的会计师事务所。我们的荣誉包括2018年CPA新州首席优秀奖， 2020年澳大利亚小生意年度冠军入围奖, 2021年澳洲知名媒体《每日会计师》年度最佳会计师事务所冠军入围奖，2022年最佳会计师事务所新人入围奖和2023香港澳大利亚商业协会最佳积极生意入围奖。

皮特马丁会计师事务所 Pitt Martin Group资质包括超过十五年的从业经验，澳大利亚注册会计师协会（CPA）执业认证会员，澳大利亚税务注册代理，新州、维州和西澳律师协会信托账户 (Trust Account) 认证审计师，澳大利亚金融贷款经纪人协会（FBAA）执业认证会员，澳大利亚证券及投资委员会注册代理，XERO, QUICKBOOKS, MYOB等会计软件授权单位及认证顾问。

本文内容仅供参考，不构成对任何个人或团体的具体情况而形成建议。任何个人或团体应该在征求专业人士的意见后方可采取行动。由于税法的时效性，我们在发布时已致力于提供及时、准确的信息，但不能保证所称述的内容在今后任然可以适用。转发该文内容请注明出处。

By Zoe Ma @ Pitt Martin Tax

With the financial year-end approaching, here’s a concise guide on areas under ATO scrutiny and strategies to optimize your deductions.

Opportunities for Individuals

1. Tax Cuts and Deductions:

• Bring forward deductible expenses to benefit from 1 July 2024 tax cuts.
• Prepay deductible expenses, make superannuation contributions, and plan charitable gifts for the 2023-24 financial year.

2. Superannuation Contributions:

• If your total superannuation balance permits, make a one-off deductible contribution up to the $27,500 cap.
• Utilize unused concessional cap amounts from the last five years if your super balance was below $500,000 on June 30, 2023.
• Ensure you’re under 75, lodge a notice of intent to claim a deduction, and receive acknowledgment before filing your tax return.
• For those aged 67-75, meet the work test to make personal contributions.
• If your spouse earns less than $37,000, contribute to their super for a $540 tax offset given other conditions are met.

3. Offset Tax Bills with Super Contributions:

• Use larger personal super contributions to offset taxes from capital gains if you sold any shares or property to avoid a large tax bill.

4. Charitable Donations:

• Donations over $2 to registered DGRs are tax deductible.
• Consider public or private ancillary funds for structured giving and potential immediate deductions.

5. Investment Property:

• Get a depreciation schedule to maximize deductions for property wear and tear.

Risks for Individuals

1. Work from Home Expenses:

• Claim either using the 67c per hour method or the actual expenses method.
• Keep accurate records and receipts for claims.

2. Investment Property Deductions:

• Claim expenses only if the property is genuinely available for rent.
• Properly apportion loan interest and distinguish between repairs (immediate deduction) and capital improvements (deducted over time).
• Co-owned property expenses must be claimed according to ownership percentage.

3. Gig Economy Income:

• Declare all income from platforms like Airbnb, Uber, etc., as the ATO matches reported data.
• New reporting rules for ride-sourcing, taxi travel, and short-term accommodation platforms started from 1 July 2023.

Opportunities for Businesses

1. Bonus Deductions:

• Instant asset write-off for assets under $20,000, pending legislative approval.
• Energy incentive of additional 20% deduction for energy-efficient assets, pending legislative approval.
• 20% bonus skills and training boost deduction for employee training by registered providers.

2. Write-off Bad Debts and Obsolete Equipment:

• Write off bad debts and obsolete plant/equipment by 30 June.

3. Advance Tax Deductions:

• Commit to directors’ fees, employee bonuses, and June quarter super contributions in June.

Risks for Businesses

1. Tax Debt and Reporting Obligations:

• Failing to lodge returns signals issues; ATO can issue assessments.
• Seek assistance for meeting obligations and managing tax debts.

2. Professional Firm Profits:

• The ATO is reviewing profit distributions in professional services firms, architects, lawyers, accountants, etc., to ensure appropriate income reporting and tax payments.

Need Help?

For guidance on maximizing your deductions and minimizing risks, reach out to us today 0292213345.

Pitt Martin Group is a CPA accounting firm, providing services including taxation, accounting, business consulting, self-managed superannuation funds, auditing and mortgage & finance. We spend hundreds of hours each year on training and researching new tax laws to ensure our clients can maximize legitimate tax benefit. Our contact information are phone +61292213345 or email info@pittmartingroup.com.au. Pitt Martin Group is located in the convenient transportation hub of Sydney’s central business district. Our honours include the 2018 CPA NSW President’s Award for Excellence, the 2020 Australian Small Business Champion Award Finalist, the 2021 Australia’s well-known media ‘Accountants Daily’ the Accounting Firm of the Year Award Finalist and the 2022 Start-up Firm of the Year Award Finalist, and the 2023 Hong Kong-Australia Business Association Business Award Finalist.

Pitt Martin Group qualifications include over fifteen years of professional experience in accounting industry, membership certification of the Australian Society of Certified Practising Accountants (CPA), Australian Taxation Registered Agents, certified External Examiner of the Law Societies of New South Wales, Victoria, and Western Australia Law Trust Accounts, membership certification of the Finance Brokers Association of Australia Limited (FBAA), Registered Agents of the Australian Securities and Investments Commission (ASIC), certified Advisor of accounting software such as XERO, QUICKBOOKS, MYOB, etc.

This content is for reference only and does not constitute advice on any individual or group’s specific situation. Any individual or group should take action only after consulting with professionals. Due to the timeliness of tax laws, we have endeavoured to provide timely and accurate information at the time of publication, but cannot guarantee that the content stated will remain applicable in the future. Please indicate the source when forwarding this content.

By Zoe Ma @ Pitt Martin Tax

随着婴儿潮一代财富的不断转移，住房所有权的作用尤为突出，特别是房地产价格持续飙升的情况下，新南威尔士州的平均房价高达 1,184,500 澳元。在目标现金利率稳定在 4.35% 的情况下，父母们面临着越来越大的压力，必须帮助年轻一代拥有住房，尤其是在过去 15 年中，总体住房拥有率已从 70% 下降到 67%，加剧了财富不平等。作为税务专业人士，了解这一趋势的影响并为父母及其后代提供指导至关重要。

财富转移与房屋所有权

财富代代相传是财务和遗产规划的一个重要方面，而在这一过程中，房屋所有权往往扮演着核心角色。然而，随着房价飙升和工资增长停滞，许多澳大利亚年轻人发现自己被房地产市场拒之门外。年轻一代面临的这种经济压力凸显了父母帮助他们实现置业的重要性。

对于努力购房的年轻人来说，障碍似乎难以逾越。高房价和高居不下的现金利率构成了巨大的挑战。因此，许多人向父母或家人寻求经济支持。虽然这种援助非常宝贵，但父母在提供援助之前必须仔细考虑自己的经济保障。

父母的注意事项

父母在考虑为子女提供经济援助时，必须权衡潜在的利益和风险。现金礼物虽然用意良好，但可能会产生意想不到的后果，尤其是在离婚协议的情况下。父母必须全面评估自己的财务和风险状况，并考虑其他形式的资助，如贷款或共同所有权安排。

贷款结构

在选择贷款安排时，清晰的文件记录至关重要。考虑到利率、还款期限以及离婚或死亡等意外情况的应急措施等因素，最好寻求法律援助来起草正式条款。

家庭担保

为子女的按揭贷款充当担保人有其固有的风险，包括如果子女拖欠还款，父母可能会失去财产。父母必须对自己的财务状况进行全面评估，并考虑在兄弟姐妹之间提供平等的援助，以减少任何潜在的差距。

共同所有权

共同持有和按份持有是涉及子女的财产所有权的可行选择，但每种选择都有其自身的影响。制定详细说明所有权安排和解决潜在纠纷的书面协议对于保障所有相关方的利益至关重要。

利用家庭信托

通过家庭信托购买房产，并由您或相关公司担任受托人，可以提供资产保护。以后可以将信托的控制权交给您的孩子，这个变更可能不会触发显著的资本利得税（CGT）或印花税负担。然而，资本利得税仍将适用于房产价值的任何增长，并且需要考虑州税问题，如土地税和外国受益人的影响。

房产免租金

虽然提供减免租金或免租住房看似慷慨大方，但必须认识到这无助于子女通过拥有房产实现长期财富积累。此外，这种安排可能会对父母和子女产生重大的税务影响，影响扣除额和资本利得税。

总之，虽然帮助子女买房是有益的，但要避免财务风险并使双方利益最大化，必须仔细规划并考虑各种因素。

皮特马丁会计师事务所 Pitt Martin Group 是一家提供税务，会计，生意咨询, 自管养老金及审计的贷款等综合性服务的经澳洲会计师公会认证的注册会计师事务所。我们每年会花上几百个小时去研究新的税法，以保证我们的客户可以最大化合理避税。我们的中文联系方式是 Robert Liu +61292213345 或邮件 info@pittmartingroup.com.au。皮特马丁会计师事务所Pitt Martin Group坐落在交通便利的悉尼市市中心，是一家拥有可以说中文合伙人的会计师事务所。我们的荣誉包括2018年CPA新州首席优秀奖， 2020年澳大利亚小生意年度冠军入围奖, 2021年澳洲知名媒体《每日会计师》年度最佳会计师事务所冠军入围奖，2022年最佳会计师事务所新人入围奖和2023香港澳大利亚商业协会最佳积极生意入围奖。

皮特马丁会计师事务所 Pitt Martin Group资质包括超过十五年的从业经验，澳大利亚注册会计师协会（CPA）执业认证会员，澳大利亚税务注册代理，新州、维州和西澳律师协会信托账户 (Trust Account) 认证审计师，澳大利亚金融贷款经纪人协会（FBAA）执业认证会员，澳大利亚证券及投资委员会注册代理，XERO, QUICKBOOKS, MYOB等会计软件授权单位及认证顾问。

本文内容仅供参考，不构成对任何个人或团体的具体情况而形成建议。任何个人或团体应该在征求专业人士的意见后方可采取行动。由于税法的时效性，我们在发布时已致力于提供及时、准确的信息，但不能保证所称述的内容在今后任然可以适用。转发该文内容请注明出处。

By Zoe Ma @ Pitt Martin Tax

The ongoing transfer of wealth from the baby boomer generation is underscored by the pivotal role of homeownership, particularly as property prices soar, with NSW leading at an average of $1,184,500. Amidst a steady target cash rate of 4.35%, parents are increasingly pressured to aid younger generations in homeownership, especially as overall home ownership has declined from 70% to 67% over 15 years, exacerbating wealth inequality. As a tax professional, it’s crucial to understand the implications of this trend and provide guidance to both parents and their offspring.

Wealth Transfer and Home Ownership

The transfer of wealth from one generation to the next is a crucial aspect of estate planning, and home ownership often plays a central role in this process. However, with soaring housing prices and stagnant wage growth, many young Australians find themselves priced out of the property market. This financial pressure on the younger generation underscores the importance of parental assistance in achieving homeownership.

For younger individuals striving to purchase a home, the hurdles can seem insurmountable. High housing prices coupled with a stable cash rate pose significant challenges. As a result, many turn to their parents or family for financial support. While this assistance can be invaluable, it’s essential for parents to carefully consider their own financial security before extending aid.

Considerations for Parents

Parents contemplating providing financial assistance to their children must weigh the potential benefits against the risks. Cash gifts, while well-intentioned, can have unintended consequences, particularly in the event of divorce settlements. It’s imperative for parents to assess their financial situation thoroughly and consider alternative forms of support, such as loans or co-ownership arrangements.

Loan Structures

When opting for a loan arrangement, clear documentation is paramount. Enlisting legal assistance to draft formal terms is advisable, taking into account factors such as interest rates, repayment terms, and contingencies for unforeseen circumstances like divorce or death.

Family Guarantees

Acting as a guarantor for a child’s mortgage comes with inherent risks, including the potential loss of parents’ property if the child defaults on payments. Parents must conduct a comprehensive assessment of their financial standing and consider equalizing assistance among siblings to mitigate any potential disparities.

Co-ownership

Joint tenancy and tenants-in-common are viable options for property ownership involving children, each with its own set of implications. Establishing written agreements detailing ownership arrangements and addressing potential disputes is imperative to safeguard all parties involved.

Utilizing a Family Trust

Purchasing property through a family trust, with you or a related company as trustee, offers asset protection. Control of the trust can be passed to your child later, possibly without triggering significant CGT or stamp duty liabilities. However, CGT will apply to any increase in property value, and state tax issues, such as land tax and foreign beneficiary implications, must be considered.

Rent-Free Property

While providing reduced or rent-free housing may seem like a generous gesture, it’s essential to recognize that it does not contribute to the child’s long-term wealth accumulation through property ownership. Moreover, such arrangements may have significant tax implications for both parents and children, affecting deductions and CGT liabilities.

Overall, while helping children buy a home can be beneficial, careful planning and consideration of various factors are essential to avoid financial risks and maximize benefits for both parties.

Pitt Martin Group is a CPA accounting firm, providing services including taxation, accounting, business consulting, self-managed superannuation funds, auditing and mortgage & finance. We spend hundreds of hours each year on training and researching new tax laws to ensure our clients can maximize legitimate tax benefit. Our contact information are phone +61292213345 or email info@pittmartingroup.com.au. Pitt Martin Group is located in the convenient transportation hub of Sydney’s central business district. Our honours include the 2018 CPA NSW President’s Award for Excellence, the 2020 Australian Small Business Champion Award Finalist, the 2021 Australia’s well-known media ‘Accountants Daily’ the Accounting Firm of the Year Award Finalist and the 2022 Start-up Firm of the Year Award Finalist, and the 2023 Hong Kong-Australia Business Association Business Award Finalist.

Pitt Martin Group qualifications include over fifteen years of professional experience in accounting industry, membership certification of the Australian Society of Certified Practising Accountants (CPA), Australian Taxation Registered Agents, certified External Examiner of the Law Societies of New South Wales, Victoria, and Western Australia Law Trust Accounts, membership certification of the Finance Brokers Association of Australia Limited (FBAA), Registered Agents of the Australian Securities and Investments Commission (ASIC), certified Advisor of accounting software such as XERO, QUICKBOOKS, MYOB, etc.

This content is for reference only and does not constitute advice on any individual or group’s specific situation. Any individual or group should take action only after consulting with professionals. Due to the timeliness of tax laws, we have endeavoured to provide timely and accurate information at the time of publication, but cannot guarantee that the content stated will remain applicable in the future. Please indicate the source when forwarding this content.

By Zoe Ma @ Pitt Martin Tax

澳大利亚税务局（ATO）最近针对自管养老金（SMSF）的受托人发出了严厉警告，强调了资产估值实践中存在的重大问题。据 ATO 称，超过 16,500个 SMSF 报告的资产价值连续三年未变。这种趋势尤其令人担忧，因为相关资产通常包括住宅或商业地产等重大投资，而这些资产的市场状况通常多变。

资产估值不准确的影响

持续评估报告同样的资产价值的做法会促使 ATO 加强审查。这些估值的准确性相当重要，因为它们影响到养老基金管理和成员福利的各个方面。这些影响包括成员余额的准确性、向养老基金投保的限额以及分离资产以计算当前免税养老金收入的能力。此外，精确的估值还会影响工作测试豁免和追加优惠投保的资格。鉴于这些影响，资产估值的准确性不仅仅是遵守法规，它还是有效管理养老基金和实现成员权益的基石。

即将到来的第296条款养老金税

针对余额超过 300 万澳元的养老基金征收的第296 条款养老金税的引入，使得准确的资产估值变得更加重要。即将实施的税收制度将影响对养老基金收益的征税，可能会增加估值不准确的养老基金的纳税义务。受托人需要确保其资产估值反映真实的市场状况，以避免落入代价高昂的税收陷阱。

SMSF 估值要求

ATO要求每个财政年度对SMSF资产的市场价值进行估值，受托人必须向其养老基金审计师提供这些估值的支持证据。市场价值是根据合理买方在公平交易中愿意支付给自愿卖方的价格来确定的。对于收藏品和个人使用资产（如艺术品和珠宝），规定了更严格的要求，有必要在处置时由合格的独立估价师提供意见，并建议每三年提供一次意见。

具体估值指导

对于房地产，年度独立估值并不是一项全面的要求，除非发生影响房地产价值的重大变化，或者该房地产是独特的或难以估值的。在这种情况下，文件应包括详细的资产特征和相关的销售数据。商业地产，尤其是租赁给关联方的商业地产，需要仔细记录净收益率和可比市场租金，以支持其估值。

非上市公司和信托基金的估值本身就很复杂，最好能反映相关资产的收入和增长潜力，同时考虑到类似股票或信托单位的近期交易价格。

在缺乏明确市场数据的情况下，受托人可能需要依赖专业评估或相关市场数据的推断，以确保估值尽可能准确。

不合规的后果

未达到这些估值标准的受托人不仅面临税收计算错误的风险，还可能受到澳大利亚税务局的处罚。这凸显了遵守既定估值惯例的重要性，确保所有 SMSF 受托人通过合规的战略管理实践来维护养老基金的完整性和绩效。 总之，ATO 的警告及时提醒了 SMSF 受托人需要重新审视并在可能的情况下改进其资产估值实践。通过确保估值准确并反映当前的市场价值状况，受托人可以保护其养老基金免受税负增加的影响，并适应遵守不断变化的监管环境。

皮特马丁会计师事务所 Pitt Martin Group 是一家提供税务，会计，生意咨询, 自管养老金及审计的贷款等综合性服务的经澳洲会计师公会认证的注册会计师事务所。我们每年会花上几百个小时去研究新的税法，以保证我们的客户可以最大化合理避税。我们的中文联系方式是 Robert Liu +61292213345 或邮件 info@pittmartingroup.com.au。皮特马丁会计师事务所Pitt Martin Group坐落在交通便利的悉尼市市中心，是一家拥有可以说中文合伙人的会计师事务所。我们的荣誉包括2018年CPA新州首席优秀奖， 2020年澳大利亚小生意年度冠军入围奖, 2021年澳洲知名媒体《每日会计师》年度最佳会计师事务所冠军入围奖，2022年最佳会计师事务所新人入围奖和2023香港澳大利亚商业协会最佳积极生意入围奖。

皮特马丁会计师事务所 Pitt Martin Group资质包括超过十五年的从业经验，澳大利亚注册会计师协会（CPA）执业认证会员，澳大利亚税务注册代理，新州、维州和西澳律师协会信托账户 (Trust Account) 认证审计师，澳大利亚金融贷款经纪人协会（FBAA）执业认证会员，澳大利亚证券及投资委员会注册代理，XERO, QUICKBOOKS, MYOB等会计软件授权单位及认证顾问。

本文内容仅供参考，不构成对任何个人或团体的具体情况而形成建议。任何个人或团体应该在征求专业人士的意见后方可采取行动。由于税法的时效性，我们在发布时已致力于提供及时、准确的信息，但不能保证所称述的内容在今后任然可以适用。转发该文内容请注明出处。

By Zoe Ma @ Pitt Martin Tax

The Australian Taxation Office (ATO) has recently issued a stern warning directed at trustees of self-managed superannuation funds (SMSFs), underscoring a significant issue with the practices surrounding asset valuations. According to the ATO, there is a noticeable pattern where over 16,500 SMSFs have reported unchanged asset values for three consecutive years. This trend is particularly concerning given that the assets in question often include major investments such as residential or commercial properties, which typically experience variable market conditions.

The Implications of Inaccurate Asset Valuations

The practice of consistently reporting static asset values can prompt increased scrutiny from the ATO. The accuracy of these valuations holds considerable importance, as they impact various facets of fund management and member benefits. These include member balance accuracy, contribution limits, and the ability to segregate assets for calculating exempt current pension income. Furthermore, precise valuations influence work test exemptions and eligibility for catch-up concessional contributions. Given these implications, the accuracy of asset valuations goes beyond mere regulatory compliance; it is a cornerstone of effective fund management and member equity.

The Oncoming Division 296 Superannuation Tax

The introduction of the Division 296 superannuation tax, which targets funds with balances exceeding $3 million, makes accurate asset valuation even more critical. This upcoming tax regime will affect taxation on fund earnings, potentially increasing tax liabilities for inaccurately valued funds. Trustees need to ensure their asset valuations reflect true market conditions to avoid falling into costly taxation pitfalls.

SMSF Valuation Requirements

The ATO mandates that SMSF assets be valued at their market value each financial year, and trustees must provide supporting evidence of these valuations to their fund auditor. Market value is determined based on what a reasonable buyer would be willing to pay a seller in an arm’s length transaction. More stringent requirements are set for collectibles and personal use assets, such as artwork and jewellery, where a qualified independent valuer’s input is necessary upon disposal and advisable every three years.

Specific Valuation Guidance

For real property, annual independent valuation isn’t a blanket requirement unless there are significant changes affecting the property’s value or the property is unique or hard to value. In such cases, documentation should include detailed property characteristics and relevant sales data. Commercial properties, particularly those leased to related parties, require careful documentation of net income yields and comparable market rents to support their valuations.

Valuing unlisted companies and trusts is inherently complex and should ideally reflect the underlying assets’ potential for income and growth, taking into account recent transaction prices for similar shares or units.

In situations lacking clear market data, trustees may need to rely on professional assessments or extrapolations from related market data to ensure valuations are as accurate as possible.

The Consequences of Non-compliance

Trustees who fail to meet these valuation standards risk facing not only tax inefficiencies but also potential penalties from the ATO. This underscores the critical nature of adhering to established valuation practices, ensuring that all SMSF trustees maintain the integrity and performance of their funds through compliant and strategic management practices.

In conclusion, the ATO’s warning is a timely reminder for SMSF trustees to revisit and possibly revamp their asset valuation practices. By ensuring valuations are accurate and reflective of the current market conditions, trustees can safeguard their funds against increased tax liabilities and ensure compliance with the evolving regulatory landscape.

Pitt Martin Group is a CPA accounting firm, providing services including taxation, accounting, business consulting, self-managed superannuation funds, auditing and mortgage & finance. We spend hundreds of hours each year on training and researching new tax laws to ensure our clients can maximize legitimate tax benefit. Our contact information are phone +61292213345 or email info@pittmartingroup.com.au. Pitt Martin Group is located in the convenient transportation hub of Sydney’s central business district. Our honours include the 2018 CPA NSW President’s Award for Excellence, the 2020 Australian Small Business Champion Award Finalist, the 2021 Australia’s well-known media ‘Accountants Daily’ the Accounting Firm of the Year Award Finalist and the 2022 Start-up Firm of the Year Award Finalist, and the 2023 Hong Kong-Australia Business Association Business Award Finalist.

Pitt Martin Group qualifications include over fifteen years of professional experience in accounting industry, membership certification of the Australian Society of Certified Practising Accountants (CPA), Australian Taxation Registered Agents, certified External Examiner of the Law Societies of New South Wales, Victoria, and Western Australia Law Trust Accounts, membership certification of the Finance Brokers Association of Australia Limited (FBAA), Registered Agents of the Australian Securities and Investments Commission (ASIC), certified Advisor of accounting software such as XERO, QUICKBOOKS, MYOB, etc.

This content is for reference only and does not constitute advice on any individual or group’s specific situation. Any individual or group should take action only after consulting with professionals. Due to the timeliness of tax laws, we have endeavoured to provide timely and accurate information at the time of publication, but cannot guarantee that the content stated will remain applicable in the future. Please indicate the source when forwarding this content.

By Zoe Ma @ Pitt Martin Tax

近来，澳大利亚税务局（ATO）通过提醒个人及其税务代理人注意尚未支付的历史税务债务，在纳税人群体中引起了轰动。这一突如其来的通知让许多以前不知道存在这些债务的人感到十分困惑。在本文中，我们将重点关注历史税收债务的最新进展、ATO 的做法、以及纳税人在管理其税务义务时可采取的基本步骤。

了解基本情况

ATO只有在特殊情况下才有权免除债务，比如严重的经济困难。如果在这样做不经济的情况下，ATO 有时可能会选择将债务“搁置”。在这种情况下，债务会被暂时中止，但不会取消，这意味着它可能会在以后重新出现在纳税人的账户上，并有可能从未来的退税中扣除。值得注意的是，在 COVID 期间，ATO暂停了这种抵消债务的做法，使这些暂时搁置的债务不受处理。

然而，在2023 年，澳大利亚国家审计署(Australian National Audit Office)强调，无论债务的账龄有多长，将债务排除在抵消范围之外都是违反法律的。因此，ATO开始与纳税人就搁置的历史债务问题进行联系，这让许多人感到措手不及。

揭露隐藏的债务

许多纳税人在不知不觉中积累了债务，因为这些债务在澳大利亚税务局的系统中一直被标记为 “未激活”。虽然ATO已保证，在重新评估其方法期间，已暂停对 2017 年之前搁置的债务采取行动，但重要的是要明白这并不意味着债务不存在了。未解决的纳税义务负担可能对个人和企业都有重大影响，因此必须及时有效地解决这些问题。

 对小型企业的影响

在欠ATO的500亿澳元可收债务中，小企业占了三分之二，它们尤其受到这些事态发展的影响。随着ATO从2023年7月开始恢复其标准债务催收做法，包括向信用局报告超过10万澳元的债务，小企业主必须保持警惕。对于有尚未支付税款的企业来说，积极主动地与ATO保持联系是至关重要的，以减轻进一步升级的风险。

管理纳税义务

对于那些为未解决的历史税收债务而苦苦挣扎的纳税人来说，需要采取战略性的方法来解决这一问题。首先，个人和企业应仔细评估其纳税记录，以确定任何未付债务。寻求税务专业人士或会计师的专业建议，可以对复杂的税法和澳大利亚税务局的程序提供有价值的见解。此外，直接与ATO讨论付款计划或困难条款也可以帮助减轻未支付款的负担。

皮特马丁会计师事务所 Pitt Martin Group 是一家提供税务，会计，生意咨询, 自管养老金及审计等综合性服务的经澳洲会计师公会认证的注册会计师事务所。我们每年会花上几百个小时去研究新的税法，以保证我们的客户可以最大化合理避税。我们的中文联系方式是 Robert Liu +61292213345 或邮件 robert@pittmartingroup.com.au。皮特马丁会计师事务所Pitt Martin Group坐落在交通便利的悉尼市市中心，是一家拥有可以说中文合伙人的会计师事务所。我们的荣誉包括2018年CPA新州首席优秀奖，2019年澳洲知名媒体《每日会计师》年度最佳会计师奖，2020年澳洲知名媒体《每日会计师》年度最佳咨询师奖及澳大利亚小生意年度冠军入围奖, 2022年澳洲知名媒体《每日会计师》年度最佳新人入围奖。

皮特马丁会计师事务所 Pitt Martin  Group资质包括超过十五年的从业经验，澳大利亚注册会计师协会（CPA）执业认证会员，澳大利亚税务注册代理，新州和维州律师协会信托账户 (Trust Account) 认证审计师，澳大利亚证券及投资委员会注册代理，XERO， QUICKBOOKS, MYOB等会计软件授权单位及认证顾问。

本文内容仅供参考，不构成对任何个人或团体的具体情况而形成建议。任何个人或团体应该在征求专业人士的意见后方可采取行动。由于税法的时效性，我们在发布时已致力于提供及时、准确的信息，但不能保证所称述的内容在今后任然可以适用。转发该文内容请注明出处。

By Zoe Ma @ Pitt Martin Tax

In recent times, the Australian Taxation Office (ATO) has been sending shockwaves through the taxpayer community by alerting individuals and their tax agents to unpaid historical tax obligations. This unexpected notice confused many people who were previously unaware of the existence of these debts. In this article, we will focus on the latest developments in historical tax debt, the ATO’s approach, and the basic steps taxpayers take in managing their obligations.

Understanding the Situation

The ATO possesses the authority to waive debts only under specific circumstances, such as severe financial hardship. Occasionally, ATO may choose to place a debt “on hold” if it is not economical to do so. In such scenarios, the debt is temporarily suspended, not cancelled, meaning it could resurface in the taxpayer’s account later, potentially being deducted from future refunds. Notably, the ATO paused this practice of offsetting debts during the COVID period, leaving these amounts untouched.

However, in 2023, the Australian National Audit Office highlighted that excluding debts from offsetting contradicts the law, regardless of the debt’s age. Consequently, the ATO initiated contact with taxpayers regarding the historical debts placed on hold, catching many off guard.

Unveiling Hidden Debts

Numerous taxpayers accumulated debt unknowingly, as these obligations remained labelled as “inactive” within the ATO’s systems. Although the ATO has assured that action on debts placed on hold before 2017 has been suspended while they reevaluate their approach, it’s vital to understand that this does not nullify the debt. The burden of unpaid tax obligations can have significant implications for individuals and businesses alike, making it imperative to address these issues promptly and effectively.

Impact on Small Businesses

Small businesses, which constitute two-thirds of the $50 billion collectible debt owed to the ATO, are particularly affected by these developments. With the ATO resuming its standard debt collection practices as of July 2023, including reporting debts exceeding $100,000 to credit bureaus, small business owners must remain vigilant. Proactive engagement with the ATO is crucial for businesses with outstanding tax debts to mitigate the risk of further escalation.

Managing Tax Obligations

For taxpayers struggling with unpaid historical tax debts, a strategic approach is needed to address the issue. Firstly, individuals and businesses should carefully assess their tax records to identify any outstanding debts. Seeking professional advice from a tax professional or accountant can provide valuable insight into the complexities of tax law and the ATO’s procedures. In addition, discussing payment plans or hardship clauses directly with the ATO can help reduce the burden of outstanding tax debts.

Should you please have any question in regards to above, please feel free to contact our friendly team in Pitt Martin Tax at 0292213345 or info@pittmartingroup.com.au.

The material and contents provided in this publication are informative in nature only.  It is not intended to be advice and you should not act specifically on the basis of this information alone.  If expert assistance is required, professional advice should be obtained.

By Zoe Ma @ Pitt Martin Tax