Plant and equipment
Effective life of each item in a rental property
Every removable item in a rental is deducted over its effective life, as the Commissioner of Taxation determines it; the lives here are those of the Income Tax Assessment (Effective Life of Depreciating Assets) Determination 2025. An item contracted for before 16 September 2025, when it took effect, and first used or installed ready for use within 5 years of the contract, takes the life in the determination in force when it was contracted for (s 40-95(2), ITAA 1997). The life sets both rates: prime cost at 100% ÷ life, diminishing value at 200% ÷ life (150% for plant first held before 10 May 2006). Each item here shows its life, its rates, what it costs installed new and five years' deductions under each method.
| Item | Where | Life | DV rate | PC rate | Installed new | Sole owner |
|---|---|---|---|---|---|---|
| Blinds | every window | 10 yrs | 20% | 10% | $1,734 | Each asset on its own cost |
| Carpet | bedrooms and living areas | 8 yrs | 25% | 12.5% | $4,545 | Each asset on its own cost |
| Ceiling fan | bedrooms and living areas | 5 yrs | 40% | 20% | $309 | Low-value pool |
| Clothes dryer | laundry | 7 yrs | 28.57% | 14.29% | $670 | Low-value pool |
| Cooktop | kitchen | 12 yrs | 16.67% | 8.33% | $753 | Low-value pool |
| Curtains | bedrooms and living areas | 6 yrs | 33.33% | 16.67% | $2,571 | Each asset on its own cost |
| Dishwasher | kitchen | 8 yrs | 25% | 12.5% | $1,276 | Over its life |
| Ducted air conditioning | whole house | 15 yrs | 13.33% | 6.67% | $12,139 | Each asset on its own cost |
| Electric hot water system | outside or in the laundry | 12 yrs | 16.67% | 8.33% | $1,734 | Over its life |
| Evaporative cooler | roof | 15 yrs | 13.33% | 6.67% | $4,485 | Over its life |
| Exhaust fan | bathrooms and laundry | 10 yrs | 20% | 10% | $128 | Written off at once |
| Fire extinguisher | apartment common areas and kitchens | 15 yrs | 13.33% | 6.67% | $36 | Written off at once |
| Floating timber floor | living areas | 15 yrs | 13.33% | 6.67% | $10,824 | Each asset on its own cost |
| Garage door motor | garage | 10 yrs | 20% | 10% | $643 | Low-value pool |
| Gas hot water system | outside | 12 yrs | 16.67% | 8.33% | $2,191 | Over its life |
| Gas space heater | living room | 15 yrs | 13.33% | 6.67% | $2,062 | Over its life |
| Heated towel rail | bathrooms | 10 yrs | 20% | 10% | $454 | Low-value pool |
| Lift | apartment buildings | 30 yrs | 6.67% | 3.33% | $45,029 | Over its life |
| Microwave | kitchen | 8 yrs | 25% | 12.5% | $586 | Low-value pool |
| Oven | kitchen | 12 yrs | 16.67% | 8.33% | $1,914 | Over its life |
| Pool chlorinator | pool | 10 yrs | 20% | 10% | $1,288 | Over its life |
| Pool filter | pool | 10 yrs | 20% | 10% | $1,017 | Over its life |
| Pool pump | pool | 10 yrs | 20% | 10% | $721 | Low-value pool |
| Rainwater tank | outside | 15 yrs | 13.33% | 6.67% | $3,169 | Over its life |
| Rangehood | kitchen | 12 yrs | 16.67% | 8.33% | $730 | Low-value pool |
| Refrigerator | kitchen | 12 yrs | 16.67% | 8.33% | $1,160 | Over its life |
| Security alarm system | whole house | 5 yrs | 40% | 20% | $1,495 | Over its life |
| Smoke alarm | hallways and bedrooms | 6 yrs | 33.33% | 16.67% | $122 | Written off at once |
| Solar hot water system | roof | 15 yrs | 13.33% | 6.67% | $3,996 | Over its life |
| Solar power system | roof | 20 yrs | 10% | 5% | $4,899 | Over its life |
| Split-system air conditioner | living areas and bedrooms | 10 yrs | 20% | 10% | $2,751 | Over its life |
| Television | living room | 8 yrs | 25% | 12.5% | $706 | Low-value pool |
| Video intercom | front door | 10 yrs | 20% | 10% | $592 | Low-value pool |
| Vinyl plank flooring | kitchen, laundry and living areas | 10 yrs | 20% | 10% | $4,784 | Each asset on its own cost |
| Washing machine | laundry | 8 yrs | 25% | 12.5% | $490 | Low-value pool |
| Water filter | kitchen | 15 yrs | 13.33% | 6.67% | $167 | Written off at once |
| Window or wall air conditioner | a bedroom or living room | 10 yrs | 20% | 10% | $861 | Low-value pool |
Prices are typical installed costs new from our cost database, but for a window or wall air conditioner, a shelf price with its fitting not priced, for one of the item unless the item says otherwise (a whole house's carpet). "Sole owner" is how the engine treats the whole cost for one owner: $300 or less written off at once, under $1,000 pooled; co-owners test their share, and each asset in a whole house's price is tested on its own cost.
Shortest lives
- Ceiling fan5 yrs
- Security alarm system5 yrs
- Curtains6 yrs
- Smoke alarm6 yrs
- Clothes dryer7 yrs
Longest lives
- Lift30 yrs
- Solar power system20 yrs
- Ducted air conditioning15 yrs
- Evaporative cooler15 yrs
- Fire extinguisher15 yrs
Dearest new
- Lift$45,029
- Ducted air conditioning$12,139
- Floating timber floor$10,824
- Solar power system$4,899
- Vinyl plank flooring$4,784
By room
Every window
Bedrooms and living areas
Laundry
Whole house
Outside or in the laundry
Bathrooms and laundry
Apartment common areas and kitchens
Living areas
Garage
Living room
Bathrooms
Apartment buildings
Hallways and bedrooms
Living areas and bedrooms
Front door
Kitchen, laundry and living areas
A bedroom or living room
Every asset in the Commissioner's table Diminishing value or prime cost: which to choose The low-value pool and the $300 write-off
General information only, not advice about your circumstances. Speak to a registered tax agent before relying on it.