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Ever gone out and left the front door wide open by mistake? It can happen to anyone and, hopefully, nothing is stolen.
But, suppose a burglar was passing by, saw the ‘invitation’ and ransacked your house?
This could pose a problem for your insurer. ‘’Most people probably don’t realise that there is a lot of variation in home-and-contents insurance policies and the circumstances they cover,’’ says Canstar’s Steve Mickenbecker.
‘’Some policies might cover you if you leave your front door wide open by accident, while others might require multiple locks.”
Canstar found one-in-six people admit to leaving their door open and unlocked at least sometimes when not at home.
The research was conducted to mark the launch of the company’s ‘Lock before you Leave’ campaign. It includes an online tool called <a href="https://is.cinco.purlsmail.com/sendlink.asp?HitID=1384906938635&amp;StID=5401&amp;SID=18&amp;NID=63727&amp;EmID=5792248&amp;Link=aHR0cDovL3d3dy5jYW5zdGFyLmNvbS5hdS9sb2NrYmVmb3JleW91bGVhdmU%3D&amp;token=a3db7a2b8da604b75c2d3c74e5e18f8c4a6a7b90">www.canstar.com.au/lockbeforeyouleave</a> that enables homeowners to check exactly what their home-and-contents policy will and won’t cover in the event of a burglary.
The research also found that a large proportion of residents are relaxed about home security with one fifth lacking security measures, such as an alarm, window locks or motion-activated lights.
Mickenbecker also recommends people keep a detailed inventory of their valuables. “Our research found that less than a third list their valuables for insurance purposes,’’ he said.
‘’Even if your insurer covers you in the event of a burglary, they usually want to see proof of ownership before paying compensation.’’
He advises an inventory along with proof of ownership. ‘’Without that you will be spending your time hunting around for invoices or photos and, ultimately, you may not receive full compensation.”
Other key findings
<ul>
<li>Survey respondents earning over $120,000 per annum took the most risks with almost a quarter of these households leaving their doors unlocked at least sometimes when not at home.</li>
<li>Victorians are the least cautious with almost a quarter not having any household security measures, whereas South Australian residents are the safest with just 12% of respondents not having any security measures.</li>
<li>NSW appears to be the most trusting state overall with 19% of respondents admitting to leaving doors unlocked at least sometimes when not at home.</li>
<li>Baby Boomers are most safety conscious and Gen Y emerged as the most carefree with almost a third (30%) of Gen Y respondents not having any security measures in their homes.</li>
</ul>
As part of the “Lock before you Leave” campaign, Canstar has compiled its top tips for safeguarding Aussie homes:
<ol>
<li>Complete the online tool to check what you are covered for at <a href="https://www.canstar.com/lockbeforeyouleave">www.canstar.com/lockbeforeyouleave</a>
</li>
<li>Install an alarm</li>
<li>Have outside sensor lights fitted</li>
<li>Lock all windows and doors when leaving the house</li>
<li>Draft a list of all your belongings for insurance purposes, preferably with a digital photo file as well</li>
</ol>
“Being burgled is distressing, whether you are covered or not. However, knowing what your home-and-contents insurance policy covers you for – and more importantly, what it doesn’t cover you for – is the key to ensuring that you minimise your financial loss,’’ Mickenbecker said.
‘’So, in addition to being safety-conscious at home, we also encourage people to be policy-conscious as well.”
<a href="mailto:staylor@propertyobserver.com.au">staylor@propertyobserver.com.au</a>
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staylor-63KgDrKwoY

Is your property open to burglary? What you must know

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Moreland residents have had an early Christmas present with the formal gifting of the Edgars Creek parklands to the city. It will now be the size of 15 Melbourne Cricket Grounds.
Victorian Planning Minister Matthew Guy said that final negotiations with VicRoads had resulted in three parcels of land being transferred to the state department of environment and primary industry in exchange for land at Greenvale.  This deal finalises the decision of former Planning Minister Justin Madden, who declared the parkland - bounded by the former Pentridge jail and Kodak industrial sites - as Crown Land in 2010.
Now, the Edgar’s Creek parklands will cover more than 11 hectares and be bordered by the Edgars and Merri creeks and Golf and Newlands roads in Coburg North.
The win ends a long campaign for the Friends of Edgar’s Creek who fought from 2006 to safeguard the land - the largest open space left in Moreland - for the public. The Moreland Reader reported that it had been retained by VicRoads since the 1970s for a possible freeway link.
The Friends’ grass roots strategies included monthly meetings, a website, letter-box drops, stalls at shopping centres, petitions, writing to relevant ministers, and sending letters to the local paper, according to Friends member Peter Hodge (The Age, August 13, 2010). Local councillors and state and federal MPs were in the spotlight, with the Friends even protesting on the steps of Parliament House. Two “Walk through the park” events attracted hundreds of residents and politicians, and tree plantings put the focus squarely on nature – not development.
“Open space and parklands are some of Melbourne’s greatest assets and this expansion ensures that Edgars Creek Parklands will be enjoyed by the community for many years to come,” Guy said.
“The Coalition Government is committed to maintaining and creating quality open space in which communities can gather and live healthy, happy lifestyles.
“This agreement will deliver the Coburg community and future generations with over 11 hectares of quality parkland for public open space and recreation.”
The City of Moreland will be appointed as the committee of management.
“Creating healthy and active neighbourhoods is a key initiative of Plan Melbourne and is a major element of maintaining Melbourne’s liveability into the future,” Guy said.
“Parks and gardens consistently rated as No. 1 in the aspects of Melbourne that people value most in surveys we conducted as part of developing Plan Melbourne.”
Kelvin Thomson, the former Labor member for the federal seat of Wills, which covers the area, described the park at the Victorian Government’s metropolitan land inquiry in 2009 as ‘’the lungs of Coburg, pumping oxygen through the veins of our otherwise built up and urbanised community’’.
Christine Campbell, the Labor member for Pascoe Vale, has worked hard since 2005 to ensure the parkland remains a well maintained public open space.
She said the Friends expected the completion of administrative tasks and a final letter of confirmation would take ‘’about 12 months’’ from when Planning Minister Madden declared the parkland to be Crown Land in 2010.
“It’s disappointing Mr Guy has taken so long to provide the final piece of correspondence,’’ she said.
<a href="mailto:staylor@propertyobserver.com.au">staylor@propertyobserver.com.au</a>
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Moreland residents receive early present as zoning changes

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A grand and historic building with 47 rooms surely has lots of potential. It could be a hotel, guest house, student accommodation, hostel, conference centre – or even a school.
After all, this imposing piece of Victoria’s early history does have form in that area – it is the original Geelong Grammar.
At 55 Maud Street, the Gothic Tudor style building, with rendered bluestone walls and slate roof, is for sale for $2,100,000.
As well as all those rooms, it has a large kitchen and dining/conference room, three bathrooms and relaxing back garden.
Laurie McGovan, of PRDnationwide Geelong, is selling the heritage listed building in conjunction with Andrew Lewis, of Colliers International. It was built over four levels in 1857/58.  There is a large front garden and rear second dwelling/ caretaker residence and courtyard.
The land size of 2100 square metres is zoned residential 1. It is on two titles with seven lots and a frontage to Maud Street of 44.81 metres. Wayne Thompson, on behalf of Colliers International, told Property Observer that they had conducted a host of inspections – maybe 200 - over the two and a half years the old school has been on the market. "It’s a property that captures the imagination but it does need some work and people put it in the ‘too hard’ basket."
He said the property was thought to be sold 18 months ago but the ‘buyer’ failed to settle and it was taken off the market. Six months ago it was relisted at $2.1 million.
The old Geelong architectural firm of Backhouse and Reynolds won a competition in the mid-1850s to design the school for 525 pupils and a master's residence. The foundation stone was laid in June 1857 by the Governor of Victoria, Sir Henry Barkly, with the Bishop of Melbourne and the Archdeacon of Geelong in attendance, the website Onmydoorstep reports.
The new school, built with four wings around a quadrangle, opened a year later.
However, in 1860 the school was forced into bankruptcy and closed – only to reopen in 1863 with a new group of trustees and the support of influential Western District squatters. Well known families such as the Armytages, Chirnsides and Manifolds have been associated with the school from this time. By the 1870s boarding played a significant role and, despite the depression causing a decline in student numbers in the 1890s, they soon increased again.
Some alterations and additions were undertaken from 1906-1909, including a single storey extension to the north wing. But, in 1911, the school moved to a 162-hectare site at Corio, on the outskirts of Geelong.
The former Geelong Grammar School is regarded as being of architectural and historical significance to Victoria as it is an important and substantial work of Backhouse and Reynolds.
Although a portion of the building has been demolished, the remaining section is illustrative of the original school. The use of the Gothic style, particularly in the quadrangle form, shows connections to prestigious British colleges.
Also, it is regarded as historic due to its association with the founding of one of Victoria's major private schools and by its association with the early development of education in Geelong.
<a href="mailto:staylor@propertyobserver.com.au"> </a><a href="mailto:staylor@propertyobserver.com.au">staylor@propertyobserver.com.au</a>
Correction: In a previous version of the article, the spokesperson was incorrectly referred to as Andrew Thompson. 
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Heritage listed original Geelong Grammar building back on the market

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Turkey is going all out to encourage foreign buyers by easing property ownership rules. The latest strategy, introduced in October, eases the process of gaining military approval and speeds up acquisition of a property’s title deeds – known as Tapu.
It’s one of a host of rules governing property ownership that has made the country increasingly attractive to foreigners, and laid the foundations for continued growth in the property market, says Turkey property specialist Spot Blue International Property.
And, proof that the property market is benefiting from the changes are consistently rising property values. The average price of units on new developments in Istanbul rose by 1.06% between September and October, and 14.18% year-on-year, according to an index by real estate trade body, Gyoder.
“Previously, waiting for military approval could hold up a property purchase by 8-10 weeks,” said Spot Blue director Julian Walker.
“Now, a slicker system means this time will be greatly reduced. Just as significant though, under some circumstances buyers won’t need to go through the process of getting military approval – namely, if the property they are buying was granted approval after May 5, 2011, or if they’re buying into a new development where an existing buyer has already gained it.
“It’s encouraging to see Turkey rolling out changes like this, showing commitment to attracting foreign buyers.”
Visa applications for temporary visitors, such as second homeowners, and residency laws have also become more appealing this year. A revision in the law introduced in the spring means that foreign nationals are now granted a year-long, short-term residency permit when they buy property in Turkey, regardless of the value of the transaction. This visa could be extended indefinitely if the buyer keeps hold of their property. Previously, homeowners there without a residency permit were allowed to stay up to a total of 90 days out of a period of 180 consecutive days.
“Expats seeking to renew or get residence permits will find the process changes for the better again in spring 2014, too,’’ Walker said. ‘’There are plans to use dedicated government agencies to take over the process rather than the current system that goes through the police.
“Another significant change is in regards to work permits. Foreigners who obtain a work permit in Turkey are now automatically granted a residence permit, too.”
In May 2012, Turkey relaxed its reciprocity law, opening the door to foreign buyers outside of Europe, including the Middle East.
Spot Blue International has property for sale on both sides of Istanbul, including apartments in Erenkoy and Beylikduzu.
 
 
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Turkey tempting foreign buyers with easing of foreign ownership laws

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A "courageous" opening bid of $1 began proceedings at the no-reserve auction of 13 Palm Bay Street, Airlie Beach, last night.  
But things didn’t stop there: the 20 registered bidders quickly edged the price up to $120,000 for the beachfront bungalow which is on Long Island close to the resort’s pools and facilities.  
Auctioneer Steve Marks, of Ray White Witsundays, said the selling amount was "well above expectations", recalling that a similar property sold for about $60,000 recently and that another is on the market for $80,000.  
The no-reserve auction, held at the Coral Sea resort, is <a href="https://www.propertyobserver.com.au/queensland/airlie-beach-waterfront-bungalow-with-no-reserve-at-auction-this-month/2013103066048" target="_blank">said to be the first ever at the tropical Queensland holiday spot</a>.  
"Those competing drove the price up," Marks said of the night. A total of 50 bids - starting with the $1 opener – jumped to $5,000 and then went all the way to $100,000 in $5,000 increments, and then up to $120,000 in $1,000 increments.  
Registered bidders for the one bedroom, one-bathroom bungalow came from every state: "We were taking calls from Perth one minute; Darwin and Sydney the next – it was a hectic night but we had great results," Marks said. "We had nine properties on the card, we sold two prior to sale, two under the hammer and we have one going to contract today." 
The successful buyer is a local business owner who did not want to be named.  
Marks is full of enthusiasm for Ailey Beach, a town of around 8,000 people 1,123 kilometres north of Brisbane and 151 kilometres north of Mackay. "There’s money being poured into infrastructure here, such as the port, the main street and the golf course, and this is having an effect on real estate.  
"The market is the most buoyant it’s been over the past three months because there’s good value for money here. I’ve sold 14 properties in the last six months with a median of $350,000. The latest was a two-bedroom ocean-view apartment going for around that price with a permanent rent of $460 a week. Where else can you get that?"  
Marks – who’s been with Ray White Witsundays for seven years and a local resident for 19 – said the sales team had sold 27 properties in the past month "with 13 sold this month already". So things are looking up.    
<a target="_blank" href="mailto:staylor@propertyobserver.com.au">staylor@propertyobserver.com.au</a>
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No-reserve auction for waterfront Airlie Beach bungalow kicks off with "courageous" $1 bid

Suburb spotlight: Castle Hill attracting mass interest

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To granny flat or not to granny flat, that is the question. And it deserves serious consideration from the many home owners wanting extra living space for in-laws, relatives or teenage children, or perhaps to earn rental income.
But does the addition of a granny flat – at a cost of $55,000 to $200,000 – provide that much-needed space without detracting from property values? Do the cons outweigh the pros?
"They offer more to buyers than sellers," said one agent who asked not to be named. "We often get requests from buyers looking for extra in-law accommodation, especially for widowed mothers. Also, they are popular with families with interstate parents wanting to come for extended stays.
"We also get requests from parents of physically or mentally disabled teenagers who want to give their children a certain amount of independence, while also being able to keep an eye on them."
The agent said granny flats – or dependent persons’ units - make a property "more attractive" to potential buyers needing storage areas or home offices. "We don’t get many but when we do they sell quickly," he said.
In Victoria, there are restrictions on who lives in granny flats, and on renting them out. For example, in suburban Boroondara, granny flats can only be occupied by a person who is dependent on the resident of the main dwelling - normally a family member. Once they leave it has to be removed. 

Granny flats cannot be occupied or rented out privately. The council is able to enforce these rules through the enforcement provisions of the Planning and Environment Act.

But the rules on renting vary between the states. Rentals are allowed in NSW and WA.  
 
{yoogallery src=[images/stories/2013/11/13/grey]}
Starr Partners Pemulwuy, near Parramatta, are marketing <a target="_blank" href="https://www.realestate.com.au/property-house-nsw-greystanes-115070915">6 Hastings Crescent, Greystanes</a> (pictured above) for $575,000 - $615,000, saying its self contained one-bedroom granny flat gives it the potential to generate a combined rental return of around $700 per week.
Alternatively, the new owners can move in and enjoy as is or have somewhere private for in-laws and visitors to stay.
The granny flat comes with a gas kitchenette, air-conditioning, bathroom and separate private access.
Agent Matthew Carpenter said the relaxed rental rules for granny flats in NSW added to a granny flat’s appeal, such as at Hastings Street. ‘’This is one of the best granny flats we’ve had,’’ he said. ‘’It’s a complete one bedroom structure, while some others are just converted garages.’’
He said granny flats ‘’are good because they add to both rental yields and resale values’’.
 
{yoogallery src=[images/stories/2013/11/13/ham]}
Gary Peer Real Estate, of Caulfield, is auctioning <a target="_blank" href="https://www.realestate.com.au/property-house-vic-hampton+east-115196675">4 Oswald Thomas Avenue, Hampton East</a> (pictured above) on Saturday, November 16 at 11.30am. The expected price range is $680,000 - $750,000.
 
The four bedroom brick house with two bathrooms has an attached self-contained granny flat with one bedroom, one bathroom, living room and separate entry. It offers flexibility as a guest retreat or home office. The house has an L-shaped lounge and dining room, kitchen extending into a casual meals area and an updated bathroom.
The property with single garage is near schools, Wisehart Reserve, Moorabbin station, Southland shopping centre and the Bay and Church street shopping strips.
 
{yoogallery src=[images/stories/2013/11/13/nak]}
Another property with a granny flat is <a target="_blank" href="https://www.realestate.com.au/property-house-nt-nakara-115301667">3 Croker Street, Nakara</a> (pictured above) in the Northern Territory. The four bedroom, two bathroom and three car space property is being auctioned by Real Estate Central in Darwin on November 28 at 6pm. The downstairs granny flat has a kitchenette and separate bedroom.
 
The house has an open-plan living/dining area, balcony across the width of the house and U-shaped kitchen with a servery window into the dining room. The upstairs bathroom has a separate toilet and the main bedroom has air conditioning, built-in wardrobes and pleasant outlook.
The spacious home in the family-friendly suburb is ripe for renovation. It is near Casuarina shopping centre, Charles Darwin university and amenities and services.
Reasons for and against granny flats in areas where they may be rented out, include:
For:
Increase your property’s rental – adding a granny flat can add a significant amount of rental income onto an investment property. It means you’ll get two income streams from a single lot.
Turn a negatively geared property into a positively geared property – This extra income can turn a negatively geared property into a positively geared one. It may mean you can stop claiming deductions but at least you’re earning some cash.
Many tenants prefer them to apartments – granny flats allow tenants access to a back-yard, which means they’re often pet friendly and utilities are often included in the rent due to the complications of separate metering.
Always have an income from the property – If one tenant vacates then you’ll always have the other to see you through the vacancy period. It’s not a lot of money but it keeps the cashflow coming in.
Against:
Reduced rent on the main house – Tenants will demand a lower rent on the main house if they are forced to live with other tenants in their backyard.
Longer vacancy periods – Even with a reduced rent there is often a longer wait on finding tenants at a house with a granny flat. Many people simple won’t do it due to concerns about neighbour disputes and loss of privacy.
It may not add value to the house – granny flats can cost a lot to build but they don’t add much to the house, if at all. Land and houses increase in value, but granny flats don’t. They’re not that special any more in some suburbs, especially in Sydney which has had a surge in granny-flat activity. When it comes to resale, granny flats at a property might reduce interest by investors, with owner occupiers looking elsewhere.
<a href="mailto:staylor@propertyobserver.com.au">staylor@propertyobserver.com.au</a>
 
 
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Granny flats: Do the cons outweigh the pros?

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Radical strata reforms <a target="_blank" href="https://www.propertyobserver.com.au/new-south-wales/nsw-strata-law-reforms-get-thumbs-up/2013111466361?utm_source=po&amp;utm_medium=aida&amp;utm_campaign=news">announced yesterday by the Minister for Fair Trading, Anthony Roberts</a>, have been praised by a consumer advocacy group.  
“Successive parliaments have focused on the needs and aspirations of developers at the frustration and disappointment of consumers,” said Owners Corporation Network chairman Stephen Goddard.  
“To have an authentic approach by the government and industry to bring about a cultural change in the building sector is to be applauded.”  
Goddard said the OCN supported proposals to address the ‘’litany of building defects in apartment buildings which apartment owners are saddled with by many developers and builders’’.  
He praised the introduction of a mandatory defects inspection of new buildings and a bond to be paid by the developer.
The OCN also supports reforms to make strata executive committees and strata managing agents more accountable and transparent. But it disappointed that the payment of insurance commissions has not been prohibited.  
Goddard said the multitude of reforms would address the many issues encountered in close quarter living. He welcomed moves to have a ‘’fair and transparent’’ process for winding up strata schemes where older buildings urgently needed to be demolished and redeveloped. Previously, it was more advantageous for owners to redevelop older buildings than fund repairs or upgrades.  
“The O’Farrell government realises that good maintenance standards, a building’s quality and a sense of community are essential elements to a successful strata lifestyle.”
 
 
   
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New NSW strata laws applauded by consumer group 

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Telling people what they can do - rather than what they can’t – is a positive feature of the new strata bylaws in NSW.
Strata Community Australia (NSW) president Greg Haywood has welcomed the state’s new strata law reform position paper, which aims to make strata living easier for consumers.
He is supported by property developer group, Urban Taskforce, which says changes to the Strata Act will encourage the construction of apartments.
The Minister for Fair Trading, Anthony Roberts, who released the proposed reforms today, believes they will improve strata living for millions of people across NSW. He said there are more than 72,000 strata schemes in the state with an average of five new schemes registered each day.
“It is estimated that by 2030 half of Sydney’s housing stock will be multi-unit dwellings and the proposed reforms will strengthen a culture of community and cooperation in strata,” Roberts said.
SCA’s Haywood said that the consultation process had been positive and inclusive and he felt the paper reflected the changes needed in NSW strata laws.
“While we still need to go through the paper fully we are positive about the changes the government has proposed for the strata sector.
“We believe that these changes will make living and working in the strata sector a more positive experience. We are especially pleased to see the changes to the model by-laws as these are now being written in a way that tells people what they can do, rather than what they can’t, and this is a great step forward.”
Features of the reforms are:
<ul>
<li>
Managing agents must disclose at each annual meeting any commissions received in the previous 12 months and seek approval for those expected during the next year. All non-monetary benefits and gifts from third parties will be banned;
</li>
<li>
The model by-laws will allow for certain pets and prohibit smoke drift where it causes a nuisance or hazard;
</li>
<li>
Hardwood floors will need owners’ corporation approval;
</li>
<li>
Notice will be required for changes such as refitting a bathroom but approval will not be required for minor cosmetic changes, such as painting a wall or inserting a picture hook;
</li>
<li>
Owners’ corporations will be able to limit the number of people who occupy lots to prevent overcrowding;
</li>
<li>
Owners corporations may enter into an arrangement with the local council to issue penalty notices for unauthorised parking;
</li>
<li>
Tenants will be given the right to attend and participate in owners’ corporation meetings;
</li>
<li>
When registering a scheme, unit entitlements must be determined by an independent valuation to provide more transparency and consistency;
</li>
<li>
The limiting of proxy votes to prevent an individual or group controlling decisions; and
</li>
<li>
Documents may be issued and meetings held electronically as an alternative to traditional paperwork processes and meetings.
</li>
</ul>
Roberts said the NSW government would introduce a high rise development bond to protect homeowners against building defects. The bond will be equivalent of 2% of the cost of the building work. He said it would address defective work and give consumers added protection if a developer became insolvent.
“The bond will be released once an independent defects inspection has been undertaken and any defects have been rectified.”
Haywood said SCA (NSW) had been involved in the consultation process from the start and then through every step thereafter.
“We believe that the time is right for change in the strata industry and that this position paper identifies and addresses long-held concerns with a view to changing them for the better.
“We welcome continued dialog with the Minister for Fair Trading’s office and department as we work through all the proposed reforms.”
The Urban Taskforce says the changes will give greater confidence to the development industry and to owners’ corporations that apartment buildings will be well designed and managed, says CEO Chris Johnson.
"The changes are a positive move that will give confidence to the industry and to consumers. The excessive amount of litigation around defects is only funding the legal profession.
“The proposal to require at least 75% of strata owners to agree to the finalisation of a strata plan to allow demolition should unlock a vast number of poor quality apartments from the 1960s for urban renewal.”
Johnson said NSW was leading the country in terms of the number of strata apartments. “It is essential that we have the best builders and developers involved in constructing these buildings so that owners corporations can be assured of quality results.
“The changes to the current act will give greater certainty to developers and owners on how defects are managed and how an effective maintenance regime can be established.”
Johnson said the 30% of Sydney households in apartments was likely to grow to 50% over the next 20 years. “With apartments becoming such a major part of Sydney’s housing stock it is essential that we have a modern, fair Strata Act that ensures builders, developers and owners corporations are working together rather than engaging in battles.”
 
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NSW strata law reforms get thumbs up

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Investing in property can be costly and time consuming - such as having to buy how-to books, attend seminars and pay consultants - so competent operators will welcome advice on which fees and charges they can claim through their tax.
Property taxation specialist Shukri Barbara said he was often asked which of these self-education programs are tax deductible.
They include:
<ul>
<li>wealth creation using property as a class of asset</li>
<li>learning about new trends in property values</li>
<li>mentoring on property – both short and long-term programs</li>
<li>consulting fees relating to management ‘assistance’ with property investments 
</li>
</ul>
To assist, Barbara has accessed ATO correspondence regarding an audit of a claim by a client. It helps explain which expenses are deductible and includes some of the ATO’s responses.
Basic principles of claiming deductions
An expense is generally allowed as a tax deduction if it is incurred in generating income - in this case rental income.
So, first, there has to be:
-          Ownership
<ol style="list-style-type: lower-roman;">
<li>A property has be owned before it can generate rental income, then there has to be</li>
</ol>
-          Income
<ol style="list-style-type: lower-roman;">
<li>Revenue from rent before a claim for a deduction is considered to have been incurred in generating that income.  Finally, </li>
</ol>
-          Nexus
<ol style="list-style-type: lower-roman;">
<li>The expense has to have a nexus to earning the income i.e. incurred directly in generating the income e.g. agent fees, rates etc.</li>
</ol>
Timing is important if the expense is to be deductible. The expense has to be incurred after you own the property – usually after settlement.
Claiming deductions for education/mentoring/consulting fees
As regards coaching, some of the questions include:
-          If the program relates to increasing wealth  – no deduction
-          If the program relates to acquiring/sourcing property  – no deduction
-          If the program relates to improving the value of a property  – no deduction
-          If the program relates to improving rental revenue – yes deductible
-          If the program relates to reducing rental expenses  – yes deductible
-          If the program relates to getting better tenants  – yes deductible
-          If the program relates to better managing the agent  – yes deductible
What if the coaching is for all of the above?  – a proportion of the fees may be deductible
-          What’s the ATO’s attitude? – If it sees expenses as capital related to increasing wealth the expenses are usually not deductible.
Unfortunately, as suppliers continue to change the descriptions on their invoices, and descriptions of their services, to enable the client’s fees to be deductible, some things still remain unclear as they have not yet been tested in the court.
The above approach is equally applicable to seminars and mentoring. A proportion of the fees will be allowed as a deduction where they relate to the revenue and expenditure side of rental properties. Otherwise they are not deductible. This is assuming the property is owned and earns rental income.
Sourcing fees
Sourcing fees – such as hiring a buyer’s agent - are considered a capital expense and part of the cost base of a property, along with property inspections and pest inspections. When calculating capital gains on resale, the CGT will be less as a result of this cost.
If the deal falls through and the property is not purchased, while the ATO will acknowledge that an expense has been incurred, it is not accounted for anywhere for tax purposes and cannot be claimed.
In which year is the claim deductible?
Where deductible, the expense should be claimed in the financial year in which it is incurred - usually the date on the invoice of the agreement with the provider. The contract/invoice date is the relevant one where payment is made by instalments.
What is the ATO’s view?
In an audit situation the ATO will review each person’s circumstances based on the facts. They will:
-          look at the description of the services on the invoices from the providers
-          test each claim and see if, in reality, that’s what is being charged
-          look at whether the amounts are reasonable
-          look up the provider’s website and see what they are promising and then compare it to the invoices
So, if the website only talks about wealth creation, while the descriptions on the invoices are very brief, the fees are likely to be not deductible. Otherwise, they may form part of the cost base for sourcing the property.
Barbara said investors could legitimately claim for the cost of ‘’lifetime membership programs’’ offered by spruikers even if they charge by instalment. The claim should be for the full amount at the time of the first instalment.
He said those generating income through real estate – such as real estate reporters – can claim for tickets for events such as home buyer ‘expos’.
<a href="mailto:staylor@propertyobserver.com.au">staylor@propertyobserver.com.au</a>
</body></html>

How much of your “property education” is actually tax deductible? 

The Victorian Government has secured the passage of the Building Legislation and Treasury Legislation (Tax Relief) Amendment Bill 2026, introducing a suite of reforms aimed at improving consumer protection and confidence in the apartment market.

Resilience Insurance, Australia’s leading Latent Defects Insurance (LDI) provider, has welcomed the move.

The LDI elements of the Bill passed with bipartisan support and now moves to the Legislative Council where debate and passage are expected later this month. It represents a significant milestone in the national shift toward stronger, longer-term protection for apartment buyers.&nbsp;

The reform would deliver practical benefits across the housing system. Apartment owners will have stronger protection if major defects emerge, developers and builders will have a clearer quality framework to work within, and the State will reduce the risk of serious building failures becoming a long-term financial and social burden for households, communities and government.&nbsp;

LDI helps support apartment delivery while providing stronger protection for buyers and encouraging better construction outcomes.&nbsp;

Resilience LDI provides apartment owners with 10 years of insurance-backed cover for major structural defects from completion, with direct claim access to the insurer. This means owners are not required to first pursue developers or builders through costly legal action before accessing protection.&nbsp;

Resilience Insurance has been operating in Australia since 2022 and has already insured hundreds of development projects covering many thousands of apartments across Australia.&nbsp;

At approximately 1.8 per cent of build cost, it is a cost-competitive alternative to the traditional two per cent Strata Bond, bond while delivering significantly broader and longer protection.&nbsp;

“The Victorian Lower House vote shows that reforms like this succeed when they are practical, evidence-based and supported by industry," says Corey Nugent, CEO of Resilience Insurance.

"Victoria is moving quickly on a reform that will make a real difference for apartment buyers, while supporting better building outcomes and greater confidence in apartment delivery.

“This is step one. We look forward to the Bill completing its passage through the Legislative Council and to working with government and industry to implement the framework effectively.”&nbsp;

Fast Facts: What is Resilience LDI?&nbsp;

<ul>
	<li>Resilience Latent Defects Insurance (LDI): Covers major structural defects for 10 years from completion.&nbsp;</li>
	<li>Consumer-first: Direct claim access, no need for lengthy legal action.&nbsp;</li>
	<li>Cost advantage: At approximately 1.8% of build cost, LDI is typically priced below the traditional 2% Strata Bond while offering broader protection.&nbsp;</li>
	<li>Market leader: Resilience Insurance is the first approved LDI provider in NSW.</li>
</ul>

The Building Legislation and Treasury Legislation (Tax Relief) Amendment Bill 2026 has passed the Victorian Lower House, putting Victoria on track to become the first state to legislate an industry workable LDI framework as a formal alternative to the Strata Building bond. 

Joel Robinson

10-year Latent Defects Insurance for new apartment buyers set to land in Victoria

Just a few months after acquiring a prime Broadbeach site on the corner of First Avenue and Surf Parade, family-run developer <a href="https://www.apartments.com.au/developers/raptis">Raptis</a> has filed fresh plans for a new apartment development.

Raptis is seeking to deliver a <a href="https://www.apartments.com.au/new-apartments/17-19-first-avenue-broadbeach-qld-4217">29-storey tower with 73 apartments</a> on the 818 sqm site. It will be the developer's seventh project in the suburb, as they are approaching completion of The Sterling on George Avenue.

There will be a pool, barbecue and outdoor dining area, residents lounge and dining, sauna and steam room, gym, and a Yoga and Pilates studio.

<img alt="Raptis" data-entity-type="file" data-entity-uuid="b554da3f-7344-49aa-b1c9-44cf459af0d7" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-05%20at%2010.41.45%E2%80%AFAM.png?VersionId=zzjWu1iO1wnuYv4EV4fyOyf5nSXjGYut" />

Raptis Joint Managing Director, Evan Raptis, says they remain&nbsp;committed to developing quality infill sites across the Gold Coast in the lead-up to the 2032 Brisbane Olympics.

"This project continues our long track record of delivery in Broadbeach, and we look forward to bringing another premium development to this thriving precinct."

The announcement follows strong delivery momentum for Raptis, with The Sterling Broadbeach nearing completion and construction well underway on the final stage of the Waterpoint community adjacent to Harbour Town. The developer's continued investment in the Gold Coast reflects confidence in the region's apartment market fundamentals, underpinned by sustained Southeast Queensland population growth.&nbsp;

The outlook for the region is further bolstered by infrastructure investment tied to the Brisbane 2032 Olympic Games, which is expected to drive continued economic and population growth across the SEQ corridor.&nbsp;

Subject to a favourable response from Gold Coast City Council, construction on the new First Avenue tower is targeted to commence before the end of 2026.&nbsp;

Read more:&nbsp;<a href="https://www.apartments.com.au/news/qld/it-s-all-in-the-family-four-decades-later-raptis-continues-to-shape-the-gold-coast-skyline">It’s all in the family: Four decades later, Raptis continues to shape the Gold Coast skyline</a>

Read more: <a href="https://www.apartments.com.au/news/qld/raptis-secures-prime-surf-parade-site-for-next-broadbeach-apartment-development">Raptis secures prime Surf Parade site for next Broadbeach apartment development</a> 
&nbsp;

Gold Coast developer brings seventh Broadbeach project to market, targeting construction commencement before year end

First look: Raptis lodges plans for new 29-storey Broadbeach tower 

Brisbane development veteran Kevin Seymour's Seymour Group is set to deepen its presence on one of Brisbane's most tightly held riverfront addresses, lodging revised plans for a luxury apartment development on Oxlade, just a few doors down from The Oxlade, which it completed in 2024.

The <a href="https://www.apartments.com.au/new-apartments/70-72-oxlade-drive-new-farm-qld-4005">new project at 70-72 Oxlade Drive</a>, directly north of The Oxlade, will have 27 apartments across a seven-storey building&nbsp;overlooking the Brisbane River and Merthyr Park. It's a revision from a 2021-approved design.

Designed by bureau^proberts, the project has evolved from the previously approved 26-apartment scheme, introducing an additional penthouse level while maintaining a low-density, boutique character. The development will comprise 26 three-bedroom apartments and a single four-bedroom penthouse, supported by two basement levels with 86 car spaces and 34 bicycle spaces.

The architectural response is centred around two distinct building forms separated by a landscaped open-air atrium.&nbsp;"This dual composition captures and embraces Brisbane’s subtropical environment whilst breaking down built form and scale," the submission to the Brisbane City Council noted.

<img alt="First look: Seymour Group returns to Oxlade Drive with revised riverfront apartment plans in New Farm" data-entity-type="file" data-entity-uuid="c12d84d0-bc11-4067-b46f-5bd2d786a34d" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/new%20farm%20landscape.png?VersionId=YEPc2k5CAdh6aAPlu4uVpgZadh4MEfRd" />

A defining feature of the design is a deep landscaped void running through the centre of the building, creating what bureau^proberts describes as a "natural ravine" that enhances airflow, daylight penetration and resident amenity. The design report notes that the separation of the two building volumes is intended to maximise natural light, cross-ventilation and outlook while strengthening connections to the surrounding riverfront setting.

Curved balcony edges, integrated planting and extensive landscaping throughout the façade reinforce the subtropical design approach. The building's façade is softened by elevated gardens and planter beds, creating a green edge that complements the established landscape character of Oxlade Drive and neighbouring Merthyr Park.

New Farm has become one of Brisbane's most sought-after suburbs for developers delivering premium downsizer-focused apartments.

GRAYA has been particularly active in the precinct, completing both Chalk and York in recent years, while construction of Moray House, being delivered for Spyre, is now nearing completion. Architect-turned-developer Joe Adsett recently launched <a href="https://www.apartments.com.au/new-apartments/arcilla-new-farm-by-joe-adsett-28-maxwell-street-new-farm-qld-4005">Arcilla on Maxwell Street</a>, an exclusive collection of just nine apartments.

First look: Seymour Group returns to New Farm's Oxlade Drive with riverfront apartment plans

A new residential tower will be the first piece of a broader mixed-use precinct set to reshape a prominent Newcastle West site, with local developer <a href="https://www.apartments.com.au/developers/gwh">GWH</a> bringing its <a href="https://www.apartments.com.au/new-apartments/cambridge-quarter-newcastle-west-12-denison-street-newcastle-west-nsw-2302">Cambridge Quarter</a> vision to market.

The first release, Tempo, will introduce 87 apartments across a 24-storey tower, marking Stage 1 of the residential component of a larger urban regeneration project planned for the western end of Newcastle's city centre, encompassing the former Cambridge Hotel site.

Positioned on Denison Street, Tempo has been designed as the inaugural building within Cambridge Quarter, a precinct that will ultimately combine apartments, retail activation and revitalised public spaces including the revamping of the Cambridge Hotel.

[smartcode_project:default project_id=135876 project_image_fid=368853]

The tower will comprise a mix of one, two and three-bedroom apartments, including layouts with multipurpose rooms, catering to a broad cross-section of owner-occupiers. Apartment sizes range from around 60 sqm to 192 sqm, with a number of residences oriented to capture views across Newcastle Harbour, the city skyline and coastline.

GWH has emphasised liveability in the design, with open-plan layouts extending to generous balconies and terraces. Residents will have a choice of two interior palettes, while specifications include engineered stone benchtops, SMEG appliances, full-height bathroom tiling and secure building access. Premium upgrade packages will also be available.

Multiple rooftop resident retreats will provide communal outdoor space overlooking the harbour and city, offering an elevated amenity layer above the activity of the precinct below.

[smartcode_project:default project_id=135876 project_image_fid=368851]

The broader Cambridge Quarter vision extends beyond the residential tower itself. Ground-level retail activation and landscaped public areas are planned throughout the precinct, creating a walkable neighbourhood environment connected to the surrounding renewal of Newcastle West. The Cambridge Hotel is also earmarked for future redevelopment into a family-friendly hospitality venue integrated with the new precinct.

The project is strategically positioned within walking distance of Newcastle Interchange, providing access to light rail, regional rail services and direct connections to Sydney. Residents will also be close to Honeysuckle, Newcastle Harbour and the city's beaches and coastal walkways.

[smartcode_project:default project_id=135876 project_image_fid=368852]

For GWH, Cambridge Quarter represents one of its most significant Newcastle developments to date. The locally based developer, which has operated in the Hunter region since 1995, describes the project as a new chapter in the ongoing transformation of Newcastle West.

GWH Executive Director Jonathan Craig said the project had been shaped by a focus on creating lasting community connections.

"We take pride in creating places that last. Spaces where people feel connected, comfortable and a genuine sense of belonging," Craig said.

"Cambridge Quarter is something we are truly proud of, a place shaped by local knowledge, built with care and designed to be part of Newcastle's next chapter."

[smartcode_project_cta:default project_id=135876]

GWH unveils first release at landmark Cambridge Quarter precinct in Newcastle West

<a href="https://www.apartments.com.au/developers/ss-projects">S&amp;S Projects</a>,&nbsp;Rainbow Bay's busiest developer,&nbsp;has officially lodged plans for the largest development in its booming local portfolio, seeking approval for a further 88 apartments on Boundary Street.

The proposal&nbsp;at <a href="https://www.apartments.com.au/new-apartments/209-213-boundary-street-coolangatta-qld-4225">209–213 Boundary Street, Coolangatta</a>,&nbsp;marks the next chapter in the developer's transformation of the southern Gold Coast beachside precinct. It will be its fifth in the area, having already delivered Flow, Awaken and Esprit, while construction continues on the 38-apartment Radia. The new project would rise 57 metres above a consolidated 1,518 sqm site, on the same street as Radia and Esprit.

&nbsp;

Designed by <a href="https://www.apartments.com.au/architects/cottee-parker-architects">Cottee Parker</a>, the proposed development comprises 88 two and three-bedroom apartments across a contemporary podium-and-tower form that integrates extensive landscaping from street level through to the rooftop.

The tower would be delivered above a basement and multi-level podium accommodating resident and visitor parking, with the residential component commencing from level three. The design incorporates cascading planting throughout the façade, landscaped podium edges, and deep planting zones along the Boundary Street frontage.

<img alt="First look: S&amp;S Projects lodges plans for 88-apartment wellness tower at Coolangatta's Boundary Street" data-entity-type="file" data-entity-uuid="677e6615-b5c0-4b6c-b4f9-efb14fcde1a6" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/ss%20da%20pers.png?VersionId=YOnPKQm7IFXv0M5H326djEpxk80500Hi" />

A key feature of the development is its expansive rooftop wellness and recreation precinct. Plans reveal a resort-style pool deck, gymnasium, sauna, steam room, hot and cold plunge pools, rooftop terraces, barbecue areas and landscaped relaxation spaces positioned to capture views across the southern Gold Coast coastline.

The rooftop wellness focus builds on the vision S&amp;S Projects first outlined when it acquired the site for $20.25 million last year.

"We are taking every advantage to create a truly unique rooftop wellness experience with a natural feel for residents, offering stone features throughout and an underlying theme that emulates a botanical garden," S&amp;S Projects founder and director Paul Gedoun said at the time.

The proposal seeks a 57-metre building height, representing a 50 per cent uplift on the site's mapped 38-metre height limit. Planning documents argue the additional height is consistent with recently approved and emerging towers in the immediate Boundary Street and Rainbow Bay precinct.

Urbis, acting as planning consultant, said the development would provide "88 dwellings, comprising a mix of two and three-bedroom apartments, contributing to housing choice and supply within an established medium to high-rise coastal urban neighbourhood."

The scheme has undergone extensive pre-lodgement consultation with the City of Gold Coast, with the design refined following feedback relating to architectural expression, landscaping, traffic access and podium treatment.

<img alt="S&amp;S" data-entity-type="file" data-entity-uuid="0a2d70fd-62ac-4b83-97c6-b798fc1243dd" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-06-05%20at%209.16.31%E2%80%AFAM.png?VersionId=yHmghUwKM3IVGpBktQU1mE.0Lpf3WimG" />

The architectural team is led by Brisbane-based Cottee Parker, one of Australia's most active residential design studios, with landscape architecture by Dunn + Moran. The consultant team also includes ADG Engineers, Windtech and Acoustic Works.

S&amp;S Projects has become one of the most influential private developers operating on the southern Gold Coast. Since entering Rainbow Bay in 2022, the company has assembled a portfolio exceeding $1 billion in end value, establishing itself as a key player in the area's evolution into a premium apartment destination. Pezet Matheson will again handle the sales for S&amp;S.

Coolangatta is entering another wave of apartment development, following the delivery of several prominent residential projects in recent years.

John Kearney's Immerse Projects will launch&nbsp;<a href="https://www.apartments.com.au/new-apartments/kaiya-kirra-beach-5-haig-street-coolangatta-qld-4225">Kaiya on Haig Street</a>&nbsp;soon, meanwhile, Palm Beach-based Sherpa Property Group is preparing to bring its debut Coolangatta development, <a href="https://www.apartments.com.au/new-apartments/flourish-viver-87-griffith-street-coolangatta-qld-4225">Flourish Viveré</a>, to market later this year, subject to approvals.

Stephen Taylor

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