Refinance Investment property to home loan offset account 非月经贴 (有亮点)

KKei

如果refinance investment property到homeloan account 那是显然refinance 那部分产生的利息是not tax deductible的.

但是,

如果refinance investment property去支持或者进行new investing activity (包括new investing property),那refinance那部分产生的利息却是100% tax deductible. 所以有此产生一种可能, 如果把refinance的钱投进term deposit or other investing account 那refinance部分所产生的利息却是tax deductible. 当然你investing所赚的利息也是taxable的.

有了以上结论后, 我们回到主题:

home loan offset account 其实是个separated account from your home loan. 换句话说是个会产生利息的investing account(只不过银行允它能抵消home loan account 产生的利息, 所谓抵消也是一个loan account balance 增加每月的利息,而你的offset 产生和loan account一样rate 的利息base on your principle in offset account.然后同时自动转账到loan account去reduce loan account所产生的利息/或者offset account 是no interest bearing 但是loan account 会根据offset account balance to credit off interest charged in loan account).

所以由此可见home loan offset account其实就是一个investing account. 所以如果我们把从refinance investing property的钱转到home loan offset account里refinance 那部分产生的利息就100% tax deductible了.

到了年底报税的时候,你要把home loan offset account所产生的利息(因为refinance 部分钱)报为你income, 如果offset accout里没有利息转结的交易记录则无inocme, 而refinance 所产生的利息为你的deduction.

请各位tax agent or expert 拍砖,提意见........

如果我offset account 理解错了,各位broker请拍砖.........

PS 反之,如果以上不能成立的话. 那redraw cash from offset account of investing property to home loan 所产生的利息也是non tax deductible了 however this has been approved as tax deduction in the past.

pattieguo

问题 是 税务局 不认为OFFSET account is of investment nature.

KKei

pattieguo 发表于 2013-7-28 16:04
问题 是 税务局 不认为OFFSET account is of investment nature.

你有没有能reference 的条款 或者 有和ato correspondence ?

还是你自己这么认为?

从offset account of investing pp 里拿钱, loan acct里多产生了利息可以做deduction这已经被ato认可了.

如果这可以认可, 那以上有应该可以不是么?

wxm611

因为你从offset account of investing pp 里拿钱, loan acct里多产生的利息确实是investing了，那当然可以抵税。总结一下，投资房refinance出来的钱，如果投资了，就可以抵税。如果放自己房子里了，就不可以。好月经的话阿。。。

KKei

wxm611 发表于 2013-7-29 07:50
因为你从offset account of investing pp 里拿钱, loan acct里多产生的利息确实是investing了，那当然可以 ...

审题都不清楚.回答更不靠谱了.

哪里看见是从offset account of investing pp. 明明写的refinance investing pp 再把钱放在home loan 的offset account里. (instead of reducing loan balance in home loan)

再者如何定义investing nature. 你把refinance的钱放在任何一个interest bearing the bank account都可以视作investing 吧.

wxm611

其实你搜下以前的帖子应该能找到答案，或者对你理解上有一些帮助的。

UQ一闲人

期待专家大神回复

KKei

wxm611 发表于 2013-7-29 21:51
其实你搜下以前的帖子应该能找到答案，或者对你理解上有一些帮助的。

如果有,就不用贴上来了.

不过还是谢谢了.

其实从purpose角度,这就是tax eva. 逃不掉. 如果唯一可能的,有人apply private rule 而且成功了. 真有的话希望能分享...

angelkisser

我没明白，楼主第一句话，refinance出来的钱如果放在homeloan account里边怎么会产生利息？ 应该是对冲了才对不是么？

假设我原来贷款 100k 在homeloan里，balance 就是 -100k, refinance30k 之后变 -130k, 如果放在同一个 account里，balance不是一样还是 -130k+ 30K =-100k， 多出来的30k只要还在这个账户里就应该不产生利息的啊？ offset account不就是这个道理么？

如果我理解错了，求大神解释。。。。

KKei

angelkisser 发表于 2013-8-2 14:00
我没明白，楼主第一句话，refinance出来的钱如果放在homeloan account里边怎么会产生利息？ 应该是对冲了才 ...

我说的是放到home loan offset account 不是home loan account.意识完全不一样.

你home loan offset account 不offset loan balance.但是能offset loan account interest.

其实这没搞头,就算是牛ato说你是马你就是马,除非打官司.

jeff_lawsons

It looks like you are not entitled to receive interest on the home loan offset account. Instead of receiving interest on the account the bank allows you to offset the amount of your savings against your home loan borrowings to reduce the amount of interest charged on the home loan borrowings.

Hence any credit balance of your home loan offset account will reduce the interest payable on your home loan account. Depositing funds into the deposit account will decrease the interest payable on the loan account but will not decrease the balance of the loan account. Withdrawing funds from the deposit account will increase the interest payable on the loan account but will not increase the balance of the loan account.

If you are not entitled to receive interest from the account, it shall not be classified as incoming producing investment,  and interest on refinancing is not deductible.  

However If you are entitled to receive interest, Part IVA is most  likely to apply.