请问结婚前各有一套自住房，结婚后如何可以合理多退税？

bre_zhou

我跟我LG结婚之前，都各有自己的自住房，在各自的名字之下。

结婚之后，我就搬到我老公房子了，我自己名下的房子父母居住着。但是水电煤宽带电话等都也都是在我名下没变。

请问是不是结婚那天起，其中一套房子就自动转成投资房了？

如果我名下的房子转成投资房，我父母就相当于我的租客，给我交一定的房租。

那么请问，我应该怎样合理多退税呢？像水电煤宽带这些账单我可以退税吗也？父母的租金是按怎么算最合适？那我每月的还款是不是退税的时候是支出的部分？

没结婚前都是个人退税，普通上班族，所以情况简单的etax就ok了。现在这部分有点糊涂，还请高人指点一二？

谢谢(monkey37)

michelleyl

1. 像水电煤宽带这些账单我可以退税吗也？
只有水费可以退税，其他的都不可以。当然前提是这套房子是投资房，

2. 父母的租金是按怎么算最合适？
market price,可以稍微低一些，但是必须是合理的，不能低的太多。否则查起来很麻烦。

3.那我每月的还款是不是退税的时候是支出的部分？
没明白这问题想问什么？投资房退税部分是房租-支出（包括银行利息，但不包括本金部分以及七七八八的杂费）


如果有错误，请各位指正！

Effie2011

不太明白，如果给家人住也能算投资房吗？是不是一定要家人付房租才可以。
另外，不明白为什么不能扣除电费，煤气，宽带，因为都是房子主人在付钱。

bre_zhou

谢谢michelle mm的热心回复~

我的还贷都是按照本金+利息一起还的。按照你的说法，就是我只能减去还贷银行利息部分的东东。如果是这样的话，我应该把还款的金额调整成只还利息的部分比较合适？

水电煤等账单，通常来说都tenent自己开通和付款，如果我是包括在房租之内的（就是房租包括水电煤等费用），我是不是可以算成支出呢？

click

水电煤气等等当然可以包在租金中，但是如果这种情况下，租金仍然比MARKET PRICE低，被ATO REVIEW的可能性要大大增加。
如果ATO认为你的租金不够合理，他会加到他认为合理的数值。

bre_zhou

谢谢回复。那我如果把租金算成比market price稍高一点，在退税的时候就可以把水电煤等算成支出了？

Momotaba

原帖由 bre_zhou 于 2012-2-4 13:31 发表
谢谢回复。那我如果把租金算成比market price稍高一点，在退税的时候就可以把水电煤等算成支出了？

我的理解是只要水电煤的费用是你付的而不是房客付的，你就可以claim作为你的deduction.

给你个ato的链接吧

Rental property guide 2010-2011：
http://www.ato.gov.au/content/downloads/IND00270214N17290611.pdf
第9页上有一个deduction list,上面有提到水电煤的费用可做为deduction.

Effie2011

不需要改变成只付利息的形式吧，年底银行账单会帮你总结总共付了多少利息的吧。

bluesknight

原帖由 Effie2011 于 2012-2-4 18:27 发表
不需要改变成只付利息的形式吧，年底银行账单会帮你总结总共付了多少利息的吧。

改成只付利息的比较好，投资房没必要还本金，因为本金不能抵税，有多余的钱可以放到自住房的帐户里。

云妈

原帖由 bre_zhou 于 2012-2-4 12:12 发表
我跟我LG结婚之前，都各有自己的自住房，在各自的名字之下。

结婚之后，我就搬到我老公房子了，我自己名下的房子父母居住着。但是水电煤宽带电话等都也都是在我名下没变。

请问是不是结婚那天起，其中一套房子就自动转成投资 ...

谢谢分享。

墨尔本砖工

同求

Momotaba

原帖由 bre_zhou 于 2012-2-4 12:12 发表
我跟我LG结婚之前，都各有自己的自住房，在各自的名字之下。

结婚之后，我就搬到我老公房子了，我自己名下的房子父母居住着。但是水电煤宽带电话等都也都是在我名下没变。

请问是不是结婚那天起，其中一套房子就自动转成投资 ...

Well, because 我跟我LG结婚之前，都各有自己的自住房，在各自的名字之下, so I assume you as a wife you only own one property.

When you married you chose to move into your hubby's property but you did not own that property. It is solely owned by your hubby.

When you rent out your property to your parents then it will become a rental property.

But have you heard of 6 year absence rule for capital gains tax?

What 6 year absence rule is about:

1. You used to live in your main residence (you own that property and that is your principal place to live)
2. You stopped living in that property (say you moved out)
3. You can rent the property out for maximum 6 years provided you did not choose any other property as your main residence, you can still call that rental property as your main residence even you stopped living in it.
4. As a result when you sell that rental property your CGT will be exempt

So I guess when you married and rented out your main residence, then that property became a rental property from that day but it does not necessarily mean that is not your main residence anymore.

I hope this makes sense to you!

mxgong

原帖由 Momotaba 于 2012-2-9 12:54 发表


Well, because 我跟我LG结婚之前，都各有自己的自住房，在各自的名字之下, so I assume you as a wife you only own one property.

When you married you chose to move into your hubby's property but you did not  ...

are you sure???

Momotaba

原帖由 mxgong 于 2012-2-9 14:36 发表



are you sure???

What do you mean? which part?

idontknow

LZ has same situation as me, refer to LS, probably I will not have any CGT exemption

mxgong

原帖由 Momotaba 于 2012-2-9 14:41 发表


What do you mean? which part?

this part!!

============================================
When you married you chose to move into your hubby's property but you did not own that property. It is solely owned by your hubby.

When you rent out your property to your parents then it will become a rental property.

But have you heard of 6 year absence rule for capital gains tax?
==========================================

2个人一人一套，结婚后还算一人一套？应该算1个自住1个投资吧，算整体的吧。 所以楼主出租的那套算纯投资房，没有6年全免100%的CGT 的政策

Momotaba

原帖由 mxgong 于 2012-2-9 14:46 发表



this part!!

============================================
When you married you chose to move into your hubby's property but you did not own that property. It is solely owned by your hubby.

When yo ...

The key here is that the wife (let's call her W) chose to move to his hubby's house when married (Let's call the hubby H).

But W did not own H's property after getting married. That property was still solely owned by H unless there was a transfer of ownership has happened when they got married. I did not see it in the question so I assume that did not happen. W has the right to live in H's property cause they got married.

After they got married, each of them still owned a property but W chose to live in H's property.

To qualify for a full main residence exemption you need to meet three conditions according to ATO:

To get the full exemption from CGT:

1.the dwelling must have been your home for the whole period you owned it
2.you must not have used the dwelling to produce assessable income, and
3.any land on which the dwelling is situated must be 2 hectares or less.


So from W's point of view, she can still qualify for 6 year absence rule for her own property if conditions have been met.
W cannot say H's property is her main residence as she did not own that property.

忘记发链接了，现在送上：

Main residence conditions:
http://www.ato.gov.au/individual ... amp;page=77&H77

[ 本帖最后由 Momotaba 于 2012-2-9 17:46 编辑 ]

mxgong

原帖由 Momotaba 于 2012-2-9 15:34 发表


The key here is that the wife (let's call her W) chose to move to his hubby's house when married (Let's call the hubby H).

But W did not own H's property after getting married. That property was st ...

GOOD， 我去确认一下 还有这好事。。

那以后人家买房，都一人一个名字好了哇。。

LENNY_DONG

结婚后，只有一套MAIN RESIDENCE.只能说你可以选那套做自主，要看你卖的时候那个更值钱，升值更多，在没有破6年时间前提

出租那一套可以估价出租前的价值作为将来卖房的COST BASE。

颓废的败家子

两套房子是可以两个main resident 的 细节麻烦 没会计师愿意做而已

LENNY_DONG

原帖由 颓废的败家子 于 2012-2-10 02:23 发表
两套房子是可以两个main resident 的 细节麻烦 没会计师愿意做而已

If they married, the time will become single main residence. One family can only have one main residence.

Impossible 2 have 2 unless they not married

mxgong

原帖由 STS-TAX 于 2012-2-10 10:12 发表

If they married, the time will become single main residence. One family can only have one main residence.

Impossible 2 have 2 unless they not married

这个是对的，所以我才质疑楼上的哪位。

Momotaba

原帖由 mxgong 于 2012-2-10 13:01 发表



这个是对的，所以我才质疑楼上的哪位。

哎，我说你这个玩游戏的，我只想说走别人的路，让别人无路可走。

我最后再讲一点，CGT主要是看ownership,如我上面所说，W结婚后住在H的房子里，不等于W拥有H的房子，所以你怎么能说那个房子也是W的main residence呢？

好了，我也就能说到这了，咱们掀篇了，成吗？

bre_zhou

先谢谢Momotaba的回复~

我们都没有改名字，但我的疑虑也是这样：结婚之后，按楼上所说一家只能有一套自住房。虽然我们2套房子分别在各自名下，但是一旦结婚，还能算各自的自住房吗？结婚之后，应该是2个个体变成一个家庭吧？

颓废的败家子

请 google different main resident

[ 本帖最后由 颓废的败家子 于 2012-2-11 12:09 编辑 ]

lee2267

房子啊。。永久的话题啊 。。。。