Claim $3,000 to $15,000 extra every year you own the property.
Most Australian property investors are missing a depreciation schedule. We coordinate the Quantity Surveyor and apply Division 40 & 43 properly — so the deduction runs every year for the life of the asset.
Most investors leave thousands on the table.
No schedule means no claim.
Without a Quantity Surveyor's report, you can't claim Division 43 capital works at 2.5% per year — and you probably can't claim Division 40 plant & equipment either. Year one alone often runs $5,000+ in lost deductions.
The wrong schedule under-claims.
Many cheap QS reports lump assets together, miss low-value pool opportunities, or fail to apply the immediate-deduction threshold properly. We work with QS firms who get this right and apply it correctly in the return.
Second-hand rules trip everyone up.
If you bought an established residential property after 9 May 2017, you've lost most Division 40 plant & equipment entitlements — but capital works (Division 43) is fully intact. Most accountants don't know which is which.
We sort all three. Eligible QS coordination, correct application, every year.
Call 0431 516 783End-to-end depreciation — not just a schedule sitting in a drawer.
We coordinate the Quantity Surveyor inspection, review the schedule, then apply it correctly in your tax return year after year.
Eligibility & brief
Quick property profile call — age, type, purchase date, prior owner-occupier history. We tell you whether a QS schedule will pay back in year one (it almost always does).
Quantity Surveyor coordination
We brief the QS firm, book the property inspection, and review the draft. You don't deal with paperwork chasing.
Full QS report (40-year schedule)
ATO-compliant schedule with both Division 40 (plant & equipment) and Division 43 (capital works) deductions, mapped out year-by-year for the next four decades.
Division 40 — plant & equipment
Carpets, blinds, ovens, hot water systems, air conditioners, ceiling fans, smoke alarms — all the depreciable items, claimed correctly. Second-hand rules applied where they kick in.
Division 43 — capital works
The building itself, structural improvements, fences, paving, retaining walls — claimed at 2.5% per year for 40 years (post-1987 builds). This is the big one most investors miss.
Low-value & immediate-write-off pooling
Sub-$300 items written off immediately. $300–$1,000 items pooled at 18.75% / 37.5%. Done correctly to maximise year-one deduction.
Application each year — for the life of the schedule
The schedule isn't a one-off. We apply it year after year in your return, adjust for asset disposals, and re-cost any major renovations or improvements.
Balancing adjustments & CGT cost-base impact
When assets get scrapped or the property sells, we calculate the balancing adjustment and feed the cumulative Division 43 claims into your CGT cost base correctly.
What a typical schedule unlocks.
Real-world ballpark for a 2010-built, 3-bedroom investment unit in Sydney's western suburbs. Bought as second-hand by an investor — Division 43 only on plant & equipment side, full Division 43 on the building.
Your numbers will differ. We model your specific property before you order the schedule, so you know what it'll return.
Start with a 15-min chat — 0431 516 783The accountant who actually applies the schedule.
Plenty of QS firms will sell you a depreciation report. Far fewer accountants know how to apply it correctly — which assets pool, when to scrap, how to handle second-hand restrictions, what to feed into the cost base.
- End-to-end coordination. We brief the QS, review the draft, then apply the schedule every year in your return.
- Year-one optimisation. Low-value pool, immediate write-offs and partial-year deductions all maximised in the first return.
- Second-hand rules handled. Post-9-May-2017 second-hand residential restrictions applied correctly — most accountants over-claim and get audited.
- Disposal & renovation updates. Asset scrapping, balancing adjustments, renovation re-costings — built into your annual return without extra fees.
- CGT cost-base integration. Cumulative Division 43 reduces your CGT cost base on sale. We track it so there's no nasty surprise at exit.
- One firm, one number. QS report + ongoing application bundled — no juggling two providers, no missed handoffs.
One property. One fixed price.
GST EXCLUSIVE
Standard residential property depreciation schedule from $499. Multi-dwelling, mixed-use and commercial properties quoted up front. The QS fee is itself tax-deductible — and most schedules pay for themselves in year one.
Start with a chat — 0431 516 783What property investors ask before they order.
Is my property too old to get a worthwhile schedule?
Probably not. The building itself only attracts Division 43 capital works if construction started after 18 July 1985 for non-residential or 17 September 1987 for residential — but most properties on the rental market today qualify. And even older properties usually have renovations or extensions that DO qualify. A 5-minute eligibility check tells you straight.
What if I bought the property second-hand after May 2017?
You lose most Division 40 plant & equipment entitlements, but Division 43 (the building structure) is unaffected. For a typical post-1987 build, Division 43 alone is still worth thousands a year. We model both before you commit.
How long does the schedule last?
A full 40-year forward schedule. You order it once, we apply it every year until the property sells or you renovate (in which case we re-cost the additions).
Can I claim back prior years if I never had a schedule?
Often yes. The ATO normally lets you amend the last two years of returns to include depreciation, sometimes further. We assess this on the call — and the back-claim alone often pays for the schedule several times over.
Will the QS need to visit the property?
For most schedules, yes — a physical inspection produces the strongest, most defensible report. For some property types a desktop schedule is acceptable. We brief the QS accordingly.
How does the schedule affect CGT when I sell?
Cumulative Division 43 deductions reduce your cost base on sale, which increases your taxable capital gain. We track the running total so you're not surprised — and on the math, the tax saved every year almost always outweighs the CGT impact at sale.
Got a rental property?
You probably have a deduction sitting unclaimed.
15 minutes on the phone. Tell us about the property — we'll tell you whether a depreciation schedule is going to pay for itself in the first year (usually yes).