01from $770
Residential tax depreciation schedule
Division 43 capital works and Division 40 plant, forty years, split for joint owners on request. Inspected, photographed and measured — we don't build these off a floor plan and a hope.
Ledgerline Quantity Surveyors · West Perth · est. 2009
Tax depreciation schedules and cost reports for Perth property — a fixed fee and an honest answer.
Set the building below and watch forty years of schedule draw itself. The fee never moves with it. If there is nothing in your place, we will tell you on the phone before you order anything.
AIQS member Site inspected, never desktop Schedules in 5–7 days
Fee for this report, ex GST
$770 one residential property · Perth metroYR1 $20,835 · DIV43 33Y · DIV40 DV20%
Our fee, ex GST
$7701 property
Forty year-columns, always. The axis is pinned at $48,000 and never rescales — a one-bedroom unit should look like a one-bedroom unit. Change the building age, the floor area or how it was bought and the schedule redraws; the fee in the stamp does not.
What you need from us
How many
1property
A second unit in the same block genuinely saves us a trip and a set of plans, so it's $120 off. A second cost estimate or a second progress claim saves us nothing, so there's no discount to pass on.
A second property is a second schedule — this one is still showing the first.
The inspection
When it was built
How you bought it
Floor area
180square metres
The age of the building, its floor area and how you bought it change what you can claim. None of them change what we charge. If our fee moved with the deduction you'd be right to wonder about the numbers in it.
Fee note
LQS·388
Our fee, ex GST
$770
What the drawing is, and what it isn't
The capital-works band uses $2,150 per square metre as a typical Perth project-home construction cost and the statutory 2.5% a year. The plant pool uses $310 per square metre as a typical rental fit-out and a 20% diminishing-value rate. Both rates are illustrative Perth averages. They are not a measurement of your property — that happens on site, with a tape and a camera.
Cheapest report in this fee schedule: $520 — one progress-claim certification, Perth metro.
REF 02
What we do and what it costs
Every fee below is a fixed professional fee, exclusive of GST, quoted before we start. No percentage of your deduction, no scale fee, no surprise at the end. A schedule includes the site inspection, the measure-up, the plant identification and forty years of tables your accountant can lodge from.
02$650 each
Each additional property
Second and subsequent properties on the same engagement, $120 off. A second unit in the same block saves us a trip and a set of plans and we pass that on.
03from $1,650
Commercial & industrial depreciation schedule
Warehouses, strata offices, workshops and fitted-out tenancies. Structural works, fit-out and tenant improvements identified separately so the right party claims the right asset.
04from $880
Replacement cost (insurance) valuation
What it would actually cost to rebuild today, including demolition, professional fees and escalation over the indemnity period. The report your strata manager or broker asks for at renewal.
05from $520 an inspection
Progress-claim certification
Lender-required certification of work in place, stage by stage. We attend, we measure what's been built, and we sign what we saw — usually within two business days of the builder's claim.
06from $1,800 off drawings
Construction cost estimate & feasibility
Elemental estimate from your drawings for a bank, a builder comparison or a go/no-go. The one report we'll do without an inspection, because the building doesn't exist yet.
07$340
Regional WA travel
Bunbury, Geraldton and Kalgoorlie by arrangement, added once per engagement no matter how many properties we inspect on the trip. Further afield, ask us and we'll quote the travel honestly.
08quoted after we look
Renovation measure-up, pre-1987 property
A previous owner's renovation can still be claimed on a pre-1987 house even when the original build can't — we measure what's actually there, and this illustration doesn't model it. Price depends on how much has been done and how much of it we can date.
REF 03
Who signs the report
Practising since
2009Seventeen years of Perth schedules, from Scarborough units to Kwinana workshops.
Registered
ABN 00 000 000 388Registered tax agent 00000000. Both strings are placeholders on a demonstration page.
Institute
AIQS memberThe Australian Institute of Quantity Surveyors is a real professional body, named here for realism.
Method
Inspected, not desktopEvery schedule is prepared on a site inspection. We photograph and measure what is actually there.
Effective lives
TR 2022/1Division 40 effective lives taken from the Commissioner's ruling, not from a spreadsheet someone inherited.
Insurance
$5M professional indemnityHeld in the practice's own name and current at the date of every report we sign.
Turnaround
5–7 business daysFrom inspection to the tables landing in your accountant's inbox, in their preferred format.
Before you order
We'll say if there's nothing in itRing us with the build year and how you bought it. Some calls end with "don't bother", and that's fine.
REF 04
What clients say
Settled in March on a 2019 build and my accountant said get a schedule. Ledgerline inspected on the Tuesday, the tables were with her on the Monday, and the first year came in well ahead of the fee. They also told me exactly which line was plant and which was capital works, which she said made her job easy.
Adam K. — property investor
I rang about a 1974 duplex I'd bought established. The bloke asked me two questions and told me not to order anything — the original build was too old and the plant wasn't mine to claim. He'd have taken my $770 and I'd never have known. That call is why I've sent him three other people.
Tanya M. — duplex owner
Six progress claims on a small infill job, each one certified within two days of the builder lodging. The lender never queried a single one. Fixed fee per inspection, invoiced per inspection, no scale nonsense.
Rob F. — small developer
Reviews on this page are demonstration copy written for a fictional business. They are not real client reviews, they are not attributed to real people, and they are deliberately not marked up as structured review data.
REF 05
Where we inspect
We inspect across the Perth metropolitan area from an office on Colin Street, West Perth. Most inspections are booked within three business days; a strata unit takes about forty minutes on site, a four-by-two about an hour.
- West Perth
- Perth CBD
- Subiaco
- Scarborough
- Victoria Park
- Cannington
- Wembley
- Joondalup
- Fremantle
Bunbury, Geraldton and Kalgoorlie by arrangement — regional travel is a flat $340 added once, however many properties we look at on the trip.
REF 06
The questions we get every week
Is a depreciation schedule actually worth it on my place?
Usually, on anything built after September 1987 — but not always, and that is the whole reason this page exists. The two things that decide it are the build date and whether you bought the property new or established. Ring us with those two facts and the floor area and we will tell you on the phone, before you order anything, whether we think there is enough in it to be worth our fee. Some of those calls end with "don't bother".
What happens on a pre-1987 house?
Division 43 capital works only applies to residential buildings where construction began on or after 17 September 1987. Before that date, the original structure gives you nothing. What can still be claimed is any later structural work — a 2006 kitchen, an added ensuite, a re-roof — even if a previous owner did it, because the work itself is post-1987. We measure and date what is actually there. The illustration on this page deliberately does not model renovations, because guessing at them would be exactly the kind of number you should not trust.
What is the second-hand plant rule from 9 May 2017?
For residential property, if you bought the place established after 7:30pm on 9 May 2017, you generally cannot claim Division 40 decline in value on the plant and equipment that came with it — the oven, the carpets, the blinds, the air conditioner. That is why the green curve on the schedule disappears the moment you tell it you bought established. You can still claim Division 40 on assets you buy and install yourself afterwards, and capital works is unaffected. The rule does not apply to commercial property, or to a property you bought new.
What does a quantity surveyor actually do here, and what don't you do?
We measure and we report. Your accountant applies the schedule to your return — we don't give tax advice and this page isn't any. Where the original construction cost isn't known, tax law lets a qualified quantity surveyor estimate it, and that estimate is what a schedule is built on. We inspect, we measure, we identify and value the plant against TR 2022/1 effective lives, and we produce forty years of tables in both diminishing-value and prime-cost form. We do not lodge anything, we do not advise you on your tax position, and we do not tell you what your refund will be.
Why doesn't the fee scale with the size of the deduction?
Because it would give us a reason to make the number bigger. The age of the building, its floor area and how you bought it change what you can claim. None of them change what we charge. A 400 m² house in Dalkeith takes us slightly longer on site than an 80 m² unit in Rivervale, and honestly not by enough to bill differently. A fee that moved with the deduction would put our interests and your interests on opposite sides of the report, and you would be right to wonder about every figure in it.
How long does it take, and what do you need from me?
Five to seven business days from inspection to your accountant's inbox, and we can usually inspect within three business days of your call. From you we need access, the settlement date, the purchase price, and anything you know about works done since — invoices, council approvals, a builder's contract if you've got one. If it's tenanted we give the tenant the notice the Residential Tenancies Act requires and we work around them.
REF 07
Ask us whether it's worth it
Or just ring the office
You'll get a quantity surveyor, not a call centre. Have the build year and whether you bought it new or established ready — that is usually enough for us to tell you whether to bother.
(08) 9000 0388Monday to Friday, 8:30am–5pm AWST. Colin Street, West Perth.
We measure and we report. Your accountant applies the schedule to your return — we don't give tax advice and this page isn't any. Nothing here takes account of your circumstances, and no figure on this page is anyone's actual claim.