Tax Implications of Renting Out Your Property on Airbnb or Similar Platforms in Australia

In recent years, platforms like Airbnb, Stayz, and other short-term rental sites have revolutionised the way Australians earn extra income from their properties. While these platforms offer attractive financial prospects, it is crucial to grasp the tax consequences of renting out your property through them.

Understanding the short term rental tax implications will help you to ensure compliance with regulations and potentially avoid unexpected liabilities. Here’s a few things you’ll need to consider:

1. Declaring Your Rental Income

Regardless of whether you offer short-term or long-term rentals, and whether you have used Airbnb or another platform, any income earned from renting out your property must be declared on your tax return. Just like traditional property leasing, the Australian Taxation Office (ATO) considers rental income from the likes of Airbnb and Stayz as assessable. This means it is subject to income tax and will be taxed at the marginal rate.

Even if you’re only renting out a room in your home or hosting guests for just a few weekends throughout the year, the tax implications remain the same.

2. Claiming Deductions

Owning rental properties is a popular tax-saving strategy. By leasing your property, you can offset some expenses against your rental income to lower your overall taxable income and subsequently reduce your tax liability.

It’s crucial to remember that any deductions claimed must be directly associated with the rental part of your property. For instance, if you rent out a granny flat and decide to add a kitchenette, the renovation costs can be depreciated. Conversely, if you renovate the main house (the owner-occupied part), those costs cannot be claimed since they are not related to the rented portion of your property.

Some of the expenses you may be able to claim include:

• Utilities and maintenance: A portion of the electricity, gas, water, and cleaning costs that are related to the rental period.
• Property management fees: If you use a management service to handle your bookings, the fees they charge are deductible.
• Depreciation: You can claim depreciation on furniture and appliances used by guests, as well as capital works deductions on the property itself.
• Mortgage interest: If you have a loan on the property, you can claim a portion of the interest. This is usually based on the percentage of time the property is rented out versus personal use.
• Insurance and council rates: Costs like short-term rental insurance and council rates can also be claimed.

It is essential to only claim expenses that are directly associated with the rental period and space. Overstating expenses may draw scrutiny from the ATO, as they closely monitor short-term rental hosts during audits.

3. Capital Gains Tax (CGT) Considerations

If you are renting out a section of your primary residence, you might face capital gains tax (CGT) when the time comes to sell the property. Normally, your main home is CGT-exempt, but this exemption decreases if a portion of the property is used for income generation.

The part of your property used for income-generating purposes, such as Airbnb rentals, will be liable to CGT. The tax amount will be calculated based on the rented area’s proportion and the duration of the rental. This aspect should be thoughtfully considered if you have plans to sell the property down the track.

4. GST and Airbnb

Some good news for small-scale hosts is that Airbnb and similar platforms fall under residential rental income, making them exempt from Goods and Services Tax (GST). As a result, you are not required to levy GST on the rent you collect, nor can you claim GST credits for associated expenses.

However, if your short-term accommodation business surpasses an annual turnover of $75,000, different GST regulations might come into play. If you believe this situation applies to you, it is advisable to seek advice from a tax professional.

5. Impact on Other Benefits

Renting out your property could impact other benefits or obligations, such as:

• Land tax: Depending on your state or territory, the value of your property for land tax purposes may be reassessed based on its use as an income-generating asset.
• Pension and social security benefits: Earning rental income could affect your eligibility for pensions or other government benefits, particularly if your rental income is significant.

6. Record Keeping

Keeping precise records is crucial for accurately reporting your rental income and expenses. Remember to keep track of the following:

• All rental income received.
• Dates when your property was rented out.
• Receipts for any expenses that are claimed as deductions.
• Mortgage interest statements and other pertinent financial documents.

Maintaining a well-structured record-keeping system will not only simplify tax time but also safeguard you in case of an ATO audit.

7. Proactive Tax Planning

Given the complex tax implications, especially concerning deductions and CGT, consulting a tax professional can help improve your tax situation. They can help develop strategies to maximise deductions, mitigate potential risks, and prepare for selling a property in the future.

To Summarise…

Renting out your property on Airbnb or similar platforms can provide a valuable source of extra income, but understanding the tax obligations linked to this endeavour is essential. From income reporting to claiming deductions and preparing for potential Capital Gains Tax (CGT), being informed about these obligations is crucial for avoiding setbacks and maximising benefits.

Prior to venturing into short-term rentals, it’s important to ensure you’re equipped with the right tax knowledge. If you’re unsure, it might be beneficial to seek advice from a tax professional to keep everything above board.