Tax deduction for internal paint, polishing floor boards and maintenance

Hi there,

situation we bought a house in Brisbane June 2021 with existing tenants.
Tenants have now vacated since 12th December and we are doing some works to have it back on market in January.

The floorboards are really worn, the painting needs to be done and some structural work for front and back balcony for safety.

If we do all this work are any claimable straight away or and would they be under repair, maintenance or capital works?

Im thinking that the structural work is a repair therefore claimable, painting and floorboards same as they are in really bad condition

 

I would classify the structural as initial repairs and this should be eligible for Div 43. The paint etc where the tenants had been occupants prior to acquisition and the wear and tear is due to them then that should be a deductible repair despite the short period of time. However if it was a short tenancy or the former owners leased it back I wouldnt claim it and that cost would also be Div 43.

The floor wear and tear however is not a deductible item - Div 43 as an initial repair also.

 

You might not be able to claim an immediate deduction unless the damage has been caused by the tenant and not simply the age of the items which need to be replaced.

You might have a reasonable argument to claim tax deductions as deductible repairs if this resulted from damage whilst you were deriving rental income and that the costs incurred were for restoring things to their original condition.

 

These would be initial repairs as the house was in this condition when you bought it (less than 6 months ago) which would have influenced the price you paid.

 

Thank you everyone