Private ruling: Rental deductions
Published: January 2013
Ruling period: Year ended 30 June 2011
Date scheme commenced: 1 July 2010

Ruling: Q1: Are you entitled to a deduction for the cost of replacing the walking boards on the deck of your rental property? | A1: Yes.


Relevant legislative provisions: Income Tax Assessment Act 1997 Section 25-10

Reasons for decision: Summary: Section 25-10 of the Income Tax Assessment Act 1997 (ITAA 1997) states expenditure incurred by you for repairs to premises used by you for the purpose of producing assessable income is an allowable deduction. However, a deduction is not allowable if the expenditure is of a capital nature. Taxation Ruling TR 97/23 provides the Tax Office's view on repairs that are allowable under section 25-10 of the ITAA 1997 and indicates that expenditure for repairs to property is of a capital nature where: · the extent of the work carried out represents a renewal or reconstruction of the entirety, or · the work results in a greater efficiency of function in the property, therefore representing an 'improvement' rather than a 'repair', or · the work is an initial repair. | Detailed Reasoning - Replacement of a subsidiary part or an entirety: In the case of W Thomas & Co Pty Ltd v. Federal Commissioner of Taxation [1966] ALR 915;115 CLR 58; (1965) 14 ATD 78; 39 ALJR 246; (1965) 9 AITR 710, which involved a claim for general repairs to a building, it was said that the question was not whether the roof or floor or some other part of the building, looked at in isolation, was repaired as distinct from wholly reconstructed, but whether what was done to the floor or the roof was a repair to the building. In your case, the building itself is considered to be the entirety. The deck is considered a subsidiary part of the building. | Detailed Reasoning - Improvement v repair: The Commissioner accepts that the use of a different material does not necessarily prevent the work from being a repair, provided the work merely restores a previous function to the property. Whether the use of a more modern material to replace the original material qualifies as a repair is a question determined on the facts of each case. It is restoration of a thing's efficiency of function (without changing its character) rather than exact repetition of form or material that is significant. In your case the work undertaken to your rental property merely restores the efficiency of the previous function. The work is not an improvement and is not considered an initial repair. Therefore the work undertaken is considered to be a repair and you are entitled to a deduction under section 25-10 of the ITAA 1997.

Please check this edited version to be sure that there are no details remaining that you think may allow you to be identified. If you have any concerns about this ruling you wish to discuss, you will find our contact details in the fact sheet. | Relevant facts: You own a rental property which had been rented for several years. Early in the relevant year you replaced the walking boards on the wooden deck. | The previous walking boards had rotted, had multiple holes, gaps, protruding nails and splintered timbers. | The original boards had been in place more than 20 years. | You replaced the decking boards with exactly the same type of boards previously used. | You have attached a copy of the original invoice for the removal and replacement of the treated decking.