Rental property depreciation and expenses tax calculator

Don't let dollars go down the drain.We provide a long list of common rental property items to claim so you do not miss anything, together with the ATO-approved effective life for depreciable assets, and estimated new price. Review the cost prices, enter your estimated age for each of the fittings, and click 'Calculate' to prepare a report for you tax returns for the first 5-years. Sites like costhelper.com can help with typical new prices - the site is in US$ so add approximatley 25% to get A$. Set cost price to nil for items your property does not have. Save the completed webpage to your hard-drive after calculating so you can access it again later.

Address (optional):

Date property acquired (required format is YYYY-MM-DD):

Figures for Item 21 of the Tax Return for Individuals (Supplementary Section):
Year					2016/2017		2017/2018		2018/2019		2019/2020		2020/2021
Gross rent (P):
Interest deductions (Q):
Capital works deductions (F):					3,736.61		14,987.50		14,987.50		14,987.50		14,987.50
Other rental deductions, including decpreciation of fittings (U):					17,246.13		22,509.15		17,493.23		13,814.75		11,059.64
Net rent ( P - ( Q + F + U ) ):     'L' indicates a loss					38782.74 L		55296.65 L		50280.73 L		46602.25 L		43847.14 L
Data below for calculation of F and U.
Fittings	Life (if new)	Age (when acquired)	New cost ($)	Opening value ($)	Depreciation 2016/2017	Closing value 30-06-2017	Depreciation 2017/2018	Closing value 30-06-2018	Depreciation 2018/2019	Closing value 30-06-2019	Depreciation 2019/2020	Closing value 30-06-2020	Depreciation 2020/2021	Closing value 30-06-2021
Outside
Hot water system				1,500.00	62.33	1,437.67	239.61	1,198.06	199.68	998.38	166.40	831.99	138.66	693.32
Central heating unit and air pipes				3,500.00	87.26	3,412.74	341.27	3,071.47	307.15	2,764.32	276.43	2,487.89	248.79	2,239.10
Evaporative cooler and air pipes				5,500.00	137.12	5,362.88	536.29	4,826.59	482.66	4,343.93	434.39	3,909.54	390.95	3,518.58
Solar panels and inverter				4,000.00	99.73	3,900.27	390.03	3,510.25	351.02	3,159.22	315.92	2,843.30	284.33	2,558.97
Security alarm system and intercom				1,300.00	129.64	1,170.36	468.14	702.21	280.89	421.33	168.53	252.80	101.12	151.68
Electric garage door and gate motor				1,000.00	49.86	950.14	190.03	760.11	152.02	608.09	121.62	486.47	97.29	389.18
Shed (freestanding)				2,500.00	83.11	2,416.89	322.25	2,094.64	279.29	1,815.36	242.05	1,573.31	209.77	1,363.53
Shelving in garage/shed (freestanding)				500.00	18.70	481.30	72.20	409.11	61.37	347.74	52.16	295.58	44.34	251.24
Door bell and chimes				300.00	29.92	270.08	108.03	162.05	64.82	97.23	38.89	58.34	23.34	35.00
Storm blinds/security shutters				3,000.00	149.59	2,850.41	570.08	2,280.33	456.07	1,824.26	364.85	1,459.41	291.88	1,167.53
Awning and motor				4,000.00	199.45	3,800.55	760.11	3,040.44	608.09	2,432.35	486.47	1,945.88	389.18	1,556.70
Garden statues, figurines, pots and fountains (freestanding)				800.00	39.89	760.11	152.02	608.09	121.62	486.47	97.29	389.18	77.84	311.34
Play equipment, cubby house, dog kennel				1,100.00	54.85	1,045.15	209.03	836.12	167.22	668.90	133.78	535.12	107.02	428.09
Outside lights				1,200.00	119.67	1,080.33	432.13	648.20	259.28	388.92	155.57	233.35	93.34	140.01
TV aerial, lead and room sockets				450.00	11.22	438.78	43.88	394.90	39.49	355.41	35.54	319.87	31.99	287.88
Clothes hoist				500.00	12.47	487.53	48.75	438.78	43.88	394.90	39.49	355.41	35.54	319.87
Barbeque or pizza oven				5,000.00	498.63	4,501.37	1,800.55	2,700.82	1,080.33	1,620.49	648.20	972.30	388.92	583.38
Water pumps etc , eg for tank, pool, spa				500.00	20.78	479.22	79.87	399.35	66.56	332.79	55.47	277.33	46.22	231.11
Other pool and spa equipment, inc. above ground pool and spa				10,000.00	293.31	9,706.69	1,141.96	8,564.72	1,007.61	7,557.11	889.07	6,668.04	784.48	5,883.56
Kitchen
Stove top, oven and rangehood				3,000.00	124.66	2,875.34	479.22	2,396.12	399.35	1,996.77	332.79	1,663.97	277.33	1,386.64
Dishwasher				1,000.00	83.11	916.89	305.63	611.26	203.75	407.51	135.84	271.67	90.56	181.12
Garbage bins				100.00	4.99	95.01	19.00	76.01	15.20	60.81	12.16	48.65	9.73	38.92
Sink waste mulcher				400.00	29.90	370.10	110.97	259.12	77.70	181.43	54.40	127.02	38.09	88.94
Taps				200.00	9.97	190.03	38.01	152.02	30.40	121.62	24.32	97.29	19.46	77.84
Freestanding island bench				3,000.00	112.22	2,887.78	433.28	2,454.50	368.27	2,086.24	313.01	1,773.22	266.05	1,507.17
Bathrooms and laundry
Taps (for bason, bath and shower) and shower head				800.00	39.89	760.11	152.02	608.09	121.62	486.47	97.29	389.18	77.84	311.34
Freestanding bath tub				800.00	19.95	780.05	78.01	702.05	70.20	631.84	63.18	568.66	56.87	511.79
Overhead heater and exhaust fans				250.00	12.47	237.53	47.51	190.03	38.01	152.02	30.40	121.62	24.32	97.29
Mirror				400.00	13.30	386.70	51.56	335.14	44.69	290.46	38.73	251.73	33.56	218.17
Spa pump				500.00	12.47	487.53	48.75	438.78	43.88	394.90	39.49	355.41	35.54	319.87
Washing machine				750.00	37.40	712.60	142.52	570.08	114.02	456.07	91.21	364.85	72.97	291.88
Clothes dryer				400.00	19.95	380.05	76.01	304.04	60.81	243.24	48.65	194.59	38.92	155.67
Miscellaneous
Carpets and linoleum/vinyl				20,000.00	997.26	19,002.74	3,800.55	15,202.19	3,040.44	12,161.75	2,432.35	9,729.40	1,945.88	7,783.52
Floating timber floor				20,000.00	664.84	19,335.16	2,578.02	16,757.14	2,234.29	14,522.85	1,936.38	12,586.47	1,678.20	10,908.28
Light fittings, chandeliers				2,000.00	99.73	1,900.27	380.05	1,520.22	304.04	1,216.18	243.24	972.94	194.59	778.35
Ceiling fans				600.00	59.84	540.16	216.07	324.10	129.64	194.46	77.78	116.68	46.67	70.01
Air conditioners				2,300.00	114.68	2,185.32	437.06	1,748.25	349.65	1,398.60	279.72	1,118.88	223.78	895.11
Heaters				5,000.00	166.21	4,833.79	644.51	4,189.28	558.57	3,630.71	484.10	3,146.62	419.55	2,727.07
Central vacuum cleaner and pipes				2,000.00	99.73	1,900.27	380.05	1,520.22	304.04	1,216.18	243.24	972.94	194.59	778.35
Blinds/venetians				8,000.00	398.90	7,601.10	1,520.22	6,080.88	1,216.18	4,864.70	972.94	3,891.76	778.35	3,113.41
Curtains				6,000.00	498.63	5,501.37	1,833.79	3,667.58	1,222.53	2,445.05	815.02	1,630.04	543.35	1,086.69
Portion of cost of camera and ipad used for condition reports etc				500.00	62.33	437.67	218.84	218.84	109.42	109.42	54.71	54.71	27.35	27.35
Portion of cost of all your own tools and ladders etc used for repairs				2,000.00	166.21	1,833.79	611.26	1,222.53	407.51	815.02	271.67	543.35	181.12	362.23
Total depreciation					5,946.13		22,509.15		17,493.23		13,814.75		11,059.64
Capital works	Life	Age	Original cost ($)		Amortisation 2016/2017		Amortisation 2017/2018		Amortisation 2018/2019		Amortisation 2019/2020		Amortisation 2020/2021
Building and outdoor structures
Main building construction, permits & plans	40	After 17 July 1985			2,181.51		8,750.00		8,750.00		8,750.00		8,750.00
Garage/carport	40	After 17 July 1985			155.82		625.00		625.00		625.00		625.00
Fences and walls (including front, side and back)	40	After 17 July 1985			62.33		250.00		250.00		250.00		250.00
Exterior paint (cost of paint and painting)	40	After 17 July 1985			74.79		300.00		300.00		300.00		300.00
Interior paint (cost of paint and painting)	40	After 17 July 1985			49.86		200.00		200.00		200.00		200.00
Driveway, paths and garden edging	40	After 17 July 1985			62.33		250.00		250.00		250.00		250.00
Decking and outdoor entertaining area	40	After 17 July 1985			124.66		500.00		500.00		500.00		500.00
Re-stumping upgrade wood to concrete	40	After 17 July 1985			62.33		250.00		250.00		250.00		250.00
In-ground swimming pool and spa	40	After 17 July 1985			62.33		250.00		250.00		250.00		250.00
Garden statues and fountains (fixed to ground)	40	After 17 July 1985			12.47		50.00		50.00		50.00		50.00
Water tanks, septic tanks	40	After 17 July 1985			12.47		50.00		50.00		50.00		50.00
Built-in cupboards and benctops etc
Kitchen built-in cupboards, benchtops and tiles	40	After 17 July 1985			186.99		750.00		750.00		750.00		750.00
Bathroom built-in cabinets, shower, bath, toilet, sink, mirror, towel rails and tiles (all bathrooms)	40	After 17 July 1985			186.99		750.00		750.00		750.00		750.00
Laundry built-in cupboards and tiles (and extra toilet if one)	40	After 17 July 1985			31.16		125.00		125.00		125.00		125.00
Bedroom built-in wardobes (all bedrooms)	40	After 17 July 1985			37.40		150.00		150.00		150.00		150.00
Garage built-in cupboards	40	After 17 July 1985			12.47		50.00		50.00		50.00		50.00
Wiring, pipes and insulation
Ceiling, wall and floor insulation	40	After 17 July 1985			155.82		625.00		625.00		625.00		625.00
Electrical wiring (or re-wiring)	40	After 17 July 1985			49.86		200.00		200.00		200.00		200.00
Water pipes (including for garden sprinkler system)	40	After 17 July 1985			37.40		150.00		150.00		150.00		150.00
Gas pipes	40	After 17 July 1985			15.58		62.50		62.50		62.50		62.50
Windows and doors
Windows, eg aluminium frame windows	40	After 17 July 1985			37.40		150.00		150.00		150.00		150.00
Door and window handles and locks (including indoor, garage and gates)	40	After 17 July 1985			12.47		50.00		50.00		50.00		50.00
Floor
Removal of old carpet and polishing floorboards underneath	40	After 17 July 1985			18.70		75.00		75.00		75.00		75.00
Other interior floor tiling or floating floorboards	40	After 17 July 1985			93.49		375.00		375.00		375.00		375.00
Other
Other	40	After 17 July 1985			0.00		0.00		0.00		0.00		0.00
Total capital works amortisation					3,736.61		14,987.50		14,987.50		14,987.50		14,987.50
Other expenses					Cost ($) 2016/2017		Cost ($) 2017/2018		Cost ($) 2018/2019		Cost ($) 2019/2020		Cost ($) 2020/2021
Property manager fees
Advertising and new tennant fees
Property inspection costs (agent and your costs)
Legal costs, eg for lease documents
Body corporate fess
Insurance
Water rates
Council rates
Land tax
Repairs and maintenance
Servicing equipment
Cleaning
Gardening and mowing
Pest control
Security patrols
Accounting and bookkeeping fees
Bank charges (besides interest)
Other deductions
Total other expenses					11,300.00		0.00		0.00		0.00		0.00