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As flagged in our breaking news post earlier in the week, the ATO has announced a significant change around the issue of Self Managed Super Funds (SMSF’s) being able to improve properties acquired with borrowed funds. They had previously advised that whilst repairs were no problem, a trustee could not make improvements to a property owned by a super fund where borrowings had been used.
This caused investors considerable angst, as it was common to acquire a property for rent, and perhaps put in a new kitchen or modernise the bathroom for instance.
Thankfully, the ATO has had a change of heart. They have now stated that improvements are okay, so long as the SMSF does not use borrowings to complete the improvement.
The full Draft Ruling can be found here.
Within the ruling there is a helpful definition of what constitutes an improvement:
In contrast to repair, an asset is improved if the functional efficiency of the asset or the value of the asset is substantially increased through the addition of new and substantial features or rights or bringing a thing or structure into a more valuable or desirable form, state or condition than a mere repair would do.
The crucial change in approach from the ATO is found here however:
Money other than borrowings used to improve an asset
Although borrowings under an LRBA cannot be used to improve a single acquirable asset that is the subject of the LRBA, money from other sources could be used to improve (or repair or maintain) that asset. However, any improvements must not result in the acquirable asset becoming a different asset.
LRBA stands for Limited Recourse Borrowing Arrangement which is the technical jargon for the mechanism through which SMSF’s are able to borrow.
This change in approach should open up further the opportunities for Australian’s to utilise there superannuation savings to engage in property investment as a means to funding there future retirement.
Looking to set up a Self Managed Super Fund (SMSF)? We have the experience and expertise to ensure this is a painless experience for you. – phone 03 9870 6544.
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