Choose the free ATO tool when you already hold reliable cost and asset information and only need the calculations; consider a quantity-surveyor report when an inspection, construction-cost estimate or help with renovations, missing records or ownership splits is needed.[1][10] 
ATO calculations versus a supplied schedule
A property depreciation schedule sets out potential annual deductions for an income-producing property, separated into capital works and plant and equipment.[4][10] The ATO tool instead produces calculations from information you enter yourself.[1]
ATO depreciation and capital allowances tool
- What it is: A free online ATO calculator covering rental-property depreciation, capital works, multiple assets, partnership shares, prime-cost and diminishing-value comparisons, and balancing adjustments.[1]
- Suited to: Taxpayers who already have the asset and construction-cost information and do not need an inspection.[1]
- Limits: The tool excludes specified immediate deductions and complex claims involving certain intangible assets.[1] Calculations can be saved through myGov linked to the ATO, or downloaded and sent to a tax agent.[1]
Supplied quantity-surveyor schedule
- What it is: A paid report prepared after the provider collects property information, often including an on-site inspection and liaison with the property manager.[4][5]
- Suited to (provider descriptions): Properties where renovations, missing construction records or ownership splits complicate costs or allocations.[3][10]
- Limits: Fees, turnaround and terms differ by provider and are generally set by quote.[4][6][9]
Duo Tax describes a schedule as support for accurate claims rather than a promise of tax savings, and says your accountant or registered tax agent decides what you can claim.[10]
Second-hand assets in residential rentals: the ATO rule
The ATO explains that, for residential rental properties, you generally cannot claim the decline in value of second-hand depreciating assets that came with the property if you acquired it under a contract entered into after 7:30pm (AEST) on 9 May 2017.[2] The ATO lists exceptions, including some excluded entity types and properties used in carrying on a business.[2]
- Division 40 (depreciating assets): Plant and equipment such as hot water systems, air conditioning units, blinds and curtains. This is the category the second-hand restriction affects.[2][4]
- Division 43 (capital works): The building structure and fixed improvements. TDA says the second-hand restriction does not affect capital-works deductions.[4][6]
- Excluded entities: TDA lists corporate tax entities, super funds other than SMSFs, public unit trusts and managed investment trusts as excluded from the restriction.[6]
- New and renovated assets: TDA says new assets installed by the current owner and substantially renovated properties may still qualify for plant-and-equipment deductions.[6]
- Earlier purchases: Washington Brown says properties bought before 9 May 2017 and available for income-producing use before 1 July 2017 were not affected.[3]
Before ordering, give the provider the contract date, owner type and renovation history, and ask how the report separates previously used assets, newly installed assets and capital works.[2][6]
Provider-by-provider comparison
The descriptions below summarise what each provider says about itself. They are not independent rankings.
Washington Brown
- Output: A schedule that the provider says considers effective-life adjustments, past renovations, previous-owner works, periods you lived in the property and furniture packages.[3]
- Suited to (provider description): Renovated properties and joint ownership; Washington Brown says joint-ownership and split reports are included as standard where applicable.[3]
- Price: Quote-based; the provider also offers a free online calculator.[3]
BMT Tax Depreciation
- Output: An inspection-based schedule with a 40-year forecast, Division 40 and Division 43 deductions, both depreciation methods, and split schedules for co-owned properties.[4]
- Suited to (provider description): Owners anywhere in Australia; BMT says it offers an Australia-wide service and uses its own inspection staff.[4]
- Price and timing: Quote-based. BMT says the schedule is ready within 7 days of receiving all information, and that it will not charge if it does not find double its fee in first-full-financial-year deductions.[4]
The Home Inspection Hub
- Output: An information sheet, property-manager liaison, an on-site inspection, a qualified quantity-surveyor report, and an emailed report and receipt.[5]
- Suited to (provider description): Owners who want the provider to coordinate access, and renovated properties that may need a second schedule.[5]
- Price and timing: Quote-based. The provider says it can prepare a second schedule after renovation works costing more than $30,000, and that reports take about 3 business days after the inspection.[5]
TDA Quantity Surveyors
- Output: A residential schedule prepared by a registered quantity surveyor after property review.[6]
- Suited to (provider description): Owners who want a published starting price and guidance on second-hand assets.[6]
- Price and timing: TDA publishes a starting price of $450 plus GST for residential schedules; the final fee requires a fixed-fee quote.[6] TDA says reports take 3 to 5 business days once the inspection is done, and that it will not charge if it cannot deliver at least double its fee in first-full-financial-year deductions.[6]
Acumentis
- Output: Acumentis explains that a schedule identifies deductions for capital works and plant and equipment.[7]
- Price: Not published on the reviewed page; request a quote.[7]
Depreciator
- Output: A residential schedule ordered online, with a no-obligation quote or estimate.[8]
- Credentials (provider statement): Depreciator publishes Registered Tax Agent number 26741008 and says its staff are members of the Australian Institute of Quantity Surveyors.[8]
- Price: Quote-based. For residential properties built after September 1987, Depreciator promises twice its fee in first-full-year deductions or a free schedule.[8]
Tax Schedule
- Output: Consultation, paperwork, calculations and a qualified-quantity-surveyor report that the provider describes as ATO compliant.[9]
- Price: A free quote or estimate; the provider says it has no hidden fees but publishes no amount.[9]
Duo Tax
- Output: A year-by-year report for your accountant that separates capital works from plant and equipment.[10]
- Suited to (provider description): Properties with missing construction records; Duo Tax says a qualified quantity surveyor can estimate construction costs where original records are missing.[10]
- Price: Not published on the reviewed page; request a quote.[10]
Matching common complications to an option
- Joint ownership: The ATO tool calculates partnership shares, while Washington Brown and BMT say they supply split reports for co-owned properties.[1][3][4]
- Renovations: BMT says substantial renovations may need a new schedule and cosmetic changes an update.[4] The Home Inspection Hub offers a second schedule for renovations over $30,000.[5]
- Missing construction records: A quantity surveyor can estimate construction costs where records are missing; the ATO tool relies on the figures you enter.[1][10]
- Second-hand residential purchases: Under the ATO rule described above, confirm with your adviser which assets fall under the restriction before relying on any plant-and-equipment figure.[2]
Fee-back promises and starting prices
BMT, TDA and Depreciator each publish a fee-back promise tied to first-year deductions:
- BMT: double its fee in first-full-financial-year deductions, or no charge.[4]
- TDA: at least double its fee in first-full-financial-year deductions, or no charge; TDA also says it will tell you if a schedule would not pay for itself.[6]
- Depreciator: twice its fee in first-full-year deductions, or a free schedule, for residential properties built after September 1987.[8]
These are commercial promises by each provider, not independent evidence of tax savings.[4][6][8] TDA’s $450 plus GST is a published starting price, not a quote; confirm the final fee in writing.[6]
When to order and what to gather
BMT recommends ordering once the property is genuinely available for rent and soon after settlement.[4] Providers commonly ask for:
- settlement date and purchase price;
- the date the property became income producing;
- property-manager or tenant contact details for the inspection; and
- details of improvements and additions.[4]
Also disclose the contract date, owner type, joint ownership, renovations, previous-owner works, periods you lived in the property, furniture packages and missing construction records.[2][3][10]
What to give your accountant or registered tax agent
- ATO tool: The downloaded calculations, or send them directly to your tax agent from the tool.[1]
- Commercial schedule: The report and receipt, plus the settlement date, purchase price, income-producing date and improvement history you gave the provider.[4][5]
- Method choice: Ask whether prime cost or diminishing value suits you; Duo Tax describes prime cost as spreading deductions evenly and diminishing value as front-loading them.[10]
- Earlier returns: Duo Tax says a schedule may help claim missed deductions from previous returns, subject to ATO rules and professional advice.[10]
Quote checklist
- Cost: Total fee, whether GST is included, payment timing and quote expiry.
- Timing and inspection: Turnaround, whether an on-site inspection is included, and any travel or rescheduling charges.
- Cancellation: Cancellation steps and refund conditions.
- Deliverables: Split reports, renovation treatment, later updates and responses to accountant queries.[3][4][5]
- Fee-back promise: Measurement period, property criteria, exclusions and how to claim the no-charge outcome.[4][6][8]
- Second-hand assets: How the report applies the ATO second-hand asset rule to your contract date and owner type.[2]
References
- Depreciation and capital allowances tool | Australian Taxation Office (ato.gov.au)
- Depreciating assets in rental properties | Australian Taxation Office (ato.gov.au)
- Property Depreciation Schedules – Washington Brown (washingtonbrown.com.au)
- Depreciation Schedule | BMT Tax Depreciation (bmtqs.com.au)
- Tax Depreciation Schedule – The Home Inspection Hub (thehomeinspectionhub.com.au)
- Depreciation Schedule Example: New vs Purchased – TDA (tdaqs.com.au)
- What is a tax depreciation schedule? – Acumentis (acumentis.com.au)
- Tax Depreciation Schedule | Depreciator (depreciator.com.au)
- Tax Schedule – Tax Depreciation Consultants (taxschedule.com.au)
- Depreciation Schedule For Investment Property – Duo Tax (duotax.com.au)
