Tax Time 2026: Property investor tips

If you’re a property investor or managing investment assets, this episode features expert ATO guidance to help guide you through tax time in 2026. Want an example? Rental property tax can be straightforward until ownership structures, short-term rentals, loan redraws and capital gains tax enter the picture. This episode explores the tax issues investors most commonly get wrong and the practical steps that can help avoid costly mistakes. You’ll learn: • Common mistakes involving interest deductibility and loan redraws • The difference between repairs, maintenance and capital improvements • Understanding the rules around apportionment • Why record keeping matters throughout the life of an investment • Overlooked capital gains tax triggers that investors should understand • How data matching helps identify discrepancies in tax returns • Practical steps to stay compliant and avoid unnecessary errors Tune in now. Host: Jenny Wong, Tax Lead, CPA Australia Guest: Anita Challen, Assistant Commissioner, ATO Links: For more, head to CPA Australia’s tax time tools and resources page. And of course, you can head to the ATO website or you can download the ATO app. The ATO also has online services and you can go on the ATO website and search verify or report a scam or how to stay scam safe for more information. And you can phone the ATO on 1800 008 540. You can revisit the first three episodes of the tax time 2026 series at our website, with episodes on the ATO’s main focus areas, SME guidance and the ATO’s counter-fraud program. Loving this episode? Listen to more With Interest episodes and other CPA Australia podcasts on YouTube.    / @cpaaustralia   And don’t forget to click subscribe to the channel for a wide range of content that will help your career. CPA Australia publishes four podcasts, providing commentary and thought leadership across business, finance and accounting: With Interest https://www.cpaaustralia.com.au/tools... INTHEBLACK https://www.cpaaustralia.com.au/tools... INTHEBLACK Out Loud https://www.cpaaustralia.com.au/tools... Excel Tips https://www.cpaaustralia.com.au/tools... Search for them in your podcast platform. Email the podcast team at [email protected] Chapters: 00:00 Episode opening 00:13 Introduction: CPA Australia “With Interest” + ATO Insights with Anita Challen 00:47 Rental Property Tax 2026: Getting Deductions, Records & Advice Right (ATO Guidance) 02:48 Short-Term Rentals & Holiday Homes: Deduction Rules and ATO Focus Area 03:59 Claimable Costs for Airbnb/Short-Term Rentals: Advertising, Cleaning, Fees 04:18 Apportionment Explained: Claim Only When Property Is Available for Rent 04:40 Cost Base & CGT: When Non-Deductible Costs Still Matter 05:15 Interest Deductibility: Mixed-Use Loans, Redraws & Private Expenses 06:30 Apportionment Mistakes: Personal Use, Below-Market Rent & Family/Friends 07:19 Ownership Structures: Joint Tenancy vs Tenants in Common (Tax Implications) 08:02 Partial-Year Rentals & Renting a Room: Floor Area + Days Method 09:04 Repairs vs Improvements: Immediate Deductions vs Capital Works Depreciation 10:56 ATO Data Matching: Banks, Platforms & Compliance Checks Explained 11:40 Record Keeping for CGT: What Investors Must Track (Property, Shares, Crypto) 12:44 Common CGT Events: Selling, Gifting Assets & Managed Fund Distributions 13:00 Main Residence to Rental: Hidden CGT Triggers & Valuation Tips 14:08 Final Tips: Avoid Misinformation, Ask Clients Questions, Use ATO Resources