Expenses & Your Self-Managed Super Fund
Retirement is pretty much every Aussie’s end goal, but it can also be a daunting idea because of the lack of regular income. Luckily the government has implemented measures to encourage people to plan for their eventual retirement. The biggest way they have done this is through compulsory contributions to retirement savings into Superannuation over an individual’s working life.
While plenty of people chose to go with specific Super Funds, you are also able to self-manage if you would prefer. Self-Managed Super Funds can be great for many reasons, such as flexibility, control, effective tax management, accountability and a wider range of investment choices.
Self-Managed Super Funds can be tempting, but the claiming of expenses on them can be tricky business. There are so many things you need to ask yourself. What is an allowable expense of the fund? What is actually tax deductible?
Any costs or expenses must be allowable under the Superannuation law & fund deed, and Self-Managed Super Fund operations and investment strategy.
The biggest question you will need to ask yourself is – do the costs and expenses relate to the provision of retirement benefits?
All Self-Managed Super Fund expenses will need to be recorded and reported in your fund’s financial statements. Any fund expenses that are paid by members where no claim for reimbursement is made will also need to be recorded as an expense in the fund.
Typical expenses that can be claimed as tax deductions in a Self-Managed Super Fund would generally include:
Operating expenses
Include items like accounting, taxation, audit and actuarial fees.
Statutory fees
Include The annual Australian Taxation Office supervisory levy as well as the Australian Securities and Investments Commission’s annual fees.
Investment Expenses
These would include items such as ongoing management fees, bank fees, interest for limited resource borrowings, property insurance and other rental property expenses. You can also potentially claim financial advice when it relates to a mix of investments from the Self-Managed Super Fund and is not a new plan or strategy. You will need to keep in mind that other investment costs such as brokerage fees are not tax deductible (but instead for part of the asset cost base for capital gains tax purposes).
Legal expenses
These kinds of expenses can be a bit more tricky to navigate. Legal advice may be deductible or capital in nature, depending on the type of advice and services provided.
Trust Deed Updates
These can be made tax deductible only if the update is to ensure that the Self-Managed Super Fund complies with the changes to the superannuation legislation. Other changes will be considered a capital cost.
Member insurance
Certain member insurances can be paid by the Self-Managed Super Fund and then claimed as a tax deduction. These include life and disability cover.
Extra investments
People will often try to claim extra investment expenses such as laptops, subscriptions, and seminars. Be careful with these as the expenses can only be claimed if they directly relate to the running of your Self-Managed Super Fund. Unlike personal tax claims, you can’t have partial personal use and part tax deductible claims in the Self-Managed Super Fund.
Try to avoid falling into the trap of trying to claim everything you can as an expense for your Self-Managed Super Fund because the funds are audited. Ask yourself these questions
- Does this expense relate to the operation of my Self-Managed Super Fund?
- Is it TRULY an expense of my Self-Managed Super Fund?
- Is it for the sole purpose of my Self-Managed Super Fund?
- Is the expense tax deductible or a capital cost?
If you are in doubt, please feel free to contact us. We would love to help!
Phone: 08 6336 6200
Email: info@ascentwa.com.au
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One of the most powerful decisions you can make with your superannuation is whether to run your own self-managed super fund (SMSF) and whether to invest in property through it. Most people know it's possible to use super to buy property. Far fewer know how to do it well. The following seven tips are designed to help you make the right decisions. 1. You Can Borrow Money to Purchase Property in Superannuation. Don't have enough in your SMSF to buy an investment property outright? Since 2008, superannuation held in a self-managed super fund can be used to borrow money for property purchase. This is done through a 'limited recourse loan' using a Bare Trust as the Custodian entity. You can't borrow the total value of the property—typically it's up to 80% for residential properties and 60% for commercial properties, with the required deposit held in the SMSF as security. The SMSF then makes the loan repayments, with rental income received by the fund and property expenses paid by the fund. Importantly, if there is a default on the loan, your other assets in the SMSF are generally protected from standard debt recovery and bankruptcy proceedings. The lender only has recourse to the property itself. Upon completion of the loan repayment, ownership of the property transfers legally to the SMSF. 2. Follow These 8 Steps to Set Up Your SMSF Setting up an SMSF properly can be a complex process. It’s best to set up an SMSF with the assistance of a qualified superannuation advisor, like us! We can assist with both the initial setup and the ongoing management of your fund. There are eight core steps to SMSF set up: Select the appropriate structure and name Sign the trust deed that covers how your SMSF is set up and run (it can have up to four members) Establish a trust for the SMSF by investing assets into the fund Register your SMSF with the ATO Set up a separate bank account for your fund Submit your tax file number (and those of any other trustees) Obtain an electronic service address to receive employer contributions into your fund (if applicable) Roll over funds from your existing superannuation account into your SMSF 3. Keep a Liquidity Buffer If you're buying property through superannuation, make sure you plan to keep a liquidity buffer of cash and/or shares in your fund. Lenders will check for this before lending to you—it should be at least 10% of the value you intend to borrow. But beyond satisfying the bank, it's simply good risk management. Property is an illiquid asset. Having accessible funds in the SMSF means you're not caught short if repairs are needed, the property sits vacant, or an unexpected expense arises. Because superannuation is central to most Australians' retirement security, the government has carefully regulated what can and can't be done with it. They don't want people gambling their retirement away on poor investments or incorrectly using their superannuation fund. 4. Use the Rental Income to Repay Your Loan You cannot live in the property you purchase through your SMSF until after retirement. Most people purchase an investment property and use the rental income generated to repay the loan—which makes excellent financial sense. The key is selecting a property that rents easily and delivers a strong rental return. Your purchasing criteria may look a little different to buying a home you'd live in yourself. For example, proximity to public transport, local amenities, and average rental rates in the area matter more than personal preference. 5. Get It Right and Enjoy Significant Tax Efficiencies One of the most compelling reasons to invest in property through superannuation is the tax efficiency on offer. These benefits can significantly improve the long-term return of a property investment compared to holding it in your own name. Key tax benefits include: No capital gains tax or tax no yearly investment earnings if under super caps. Salary sacrifice advantages if you're sacrificing salary payments into super, loan repayments are effectively tax deductible. Capped tax on investment income—the maximum rate of tax on income after expenses is 15%. Any capital gains on investments held for 12 months or more, is taxed at 10%. Standard investors outside super can pay up to 47%. 6. Follow the Same Due Diligence Rules as Any Property Purchase Buying through superannuation doesn't mean relaxing your standards. If anything, the rules governing SMSFs mean you need to be more rigorous, not less. Property is likely one of the most significant financial decisions of your life. Research, not emotion, should drive your choices. The same rules apply whether you're buying in or out of super: Visit and compare multiple properties Know the values of similar properties in the same area Get all property checks performed by the right professionals Shop around for the right loan structure and lender Don't abandon good investor habits just because the structure is different. 7. Always Get Quality Professional Advice Nothing comes without risk—but the right advice significantly mitigates it. The key is understanding what you're getting yourself into: making informed decisions based on accurate data; keeping a diversified superannuation portfolio that doesn't place all your eggs in one basket; and not underestimating how complex buying property in superannuation can be. Sound Simple? It’s all in the details. If the above tips have made it sound straightforward, know that the detail is where the complexity lives. Getting professional advice from the start helps ensure you make the best possible decisions for your future. When selected according to rigorous property-purchasing criteria, property can be an excellent way to grow your superannuation and increase your chances of building a retirement fund that supports the lifestyle you want. Ready to Explore Property in Your SMSF? Whether you'd like to discuss whether an SMSF is right for you or need help setting one up, reach out to Ascent Accountants . If you want assistance managing the property within your fund, contact the Ascent Property Co team .
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