what are capital works deductions

What are Capital Works Deductions?

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Understanding tax depreciation lingo can sometimes be confusing but as an investor, it’s important that you have a good understanding of the depreciation deductions you can claim to ensure you’re getting the most out of your investment property. 

As outlined by the Australian Taxation Office there are two categories that makeup depreciation deductions – division 43 capital works deductions and division 40 plant and equipment depreciation 

Capital works deductions are income tax deductions an investor can claim for the wear and tear that occurs to the structure of the property and items considered to be permanently fixed to the property. This includes any structural improvements that may have been made during a renovation within the relevant dates. 

In a residential property, capital works deductions cover the following items: 

  • Bricks, mortar, walls, flooring and wiring 
  • Built-in kitchen cupboards 
  • Clotheslines 
  • Doors and door furniture (handles, locks etc.) 
  • Driveways 
  • Fences and retaining walls 
  • Sinks, basins, baths and toilet bowls 

Some common items in commercial properties that can be claimed as capital works deductions include: 

  • Bricks, mortar, walls, flooring, roofing and wiring 
  • Sinks, tiles, basins and toilet bowls 
  • Mezzanines 
  • Ducting for air conditioning 

Particular assets can cause confusion because some parts will qualify for plant and equipment depreciation while other parts qualify for capital works deductions. An example of this is an air conditioning unit, where the unit itself depreciates under division 40 whilst the ducting for the same unit falls under division 43. 

As a general rule, any residential building where construction commenced after the 15th of September 1987 will entitle their owner to capital works deductions at a rate of 2.5 per cent per year for up to forty years. 

In a commercial building, capital works deductions generally apply to buildings where constructed commenced after the 21st of August 1984. 

If your property was constructed prior to these dates, it is still important to get in touch with a qualified Quantity Surveyor such as BMT Tax Depreciation as often these buildings will have undergone some form of renovation which can result in capital works deductions for the owner. 

A BMT Tax Depreciation Schedule will ensure you’re maximising the depreciation deductions for your investment propertyRequest a Quote online or call us on 1300 728 726. 

Article provided by BMT Tax Depreciation.  


Bradley Beer (B. Con. Mgt, AAIQS, MRICS, AVAA) is the Chief Executive Officer of BMT Tax Depreciation.  
Please contact 1300 728 726 or visit www.bmtqs.com.au for an Australia wide service. 



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