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Short-stay books,quarter-ready.
Short-term accommodation is generally a taxable supply for GST, unlike residential rent. Private use days affect what’s deductible. Setup costs are usually capital. Most STR investors run these through the wrong column until their tax agent finds it at EOFY. This tool handles the quarterly bookkeeping so the next conversation with your tax agent starts with a clean workbook, not a shoebox.
Why this matters
**Why this *matters***
If your annual STR turnover exceeds $75,000, GST registration may be required. Most STR operators don’t realise this until it’s too late. The threshold is on gross revenue, not net income — which makes it closer than it looks on a busy property. This tool flags it every quarter.
Days you block for personal use change the proportion of expenses you can claim as deductions. The tool tracks nights available vs nights booked vs nights blocked separately — so the apportionment calculation is explicit when your tax agent reviews the return.
Platform fees, cleaning, consumables, and guest supplies are immediate deductions. Furniture, appliances, and initial setup costs are generally capital — depreciated over time. The tool separates them and flags anything that doesn’t fit cleanly, so your tax agent makes the call rather than discovering the misclassification at lodgement.
“AI preps the workbook. Your tax agent reviews and lodges.
What you're building
Connect your accounts
Paste the prompt and run
Review the workbook
Review the draft email and send
Short-stay is not a long-term rental.
The ATO treats short-term accommodation differently to residential rental in three ways that matter: GST can apply to short-term accommodation (it generally does not apply to residential rent), private-use days require expense apportionment, and setup costs are usually capital rather than immediately deductible repairs. A quarterly review that uses the right categories from the start saves the tax agent time at EOFY and reduces the risk of a correction later. This tool builds that review. Your tax agent makes the calls and lodges.
Your first run is fine. Your fifth is sharp.
Check the GST exposure first
If your annualised STR revenue is approaching $75,000, that is the most urgent item. GST registration changes how you lodge and how you price. Discuss with your registered tax agent before the threshold is crossed.
Track private-use days separately
Days you block for personal use affect the deductible proportion of every expense. Keep a record of blocked dates per property — the tool uses it for apportionment.
Flag capital items before the appointment
If you spent money on furniture, appliances, or renovation work this quarter, flag it before sending to the tax agent. Capital vs deductible affects this year’s return and future depreciation claims.
Save the quarterly summary to your Property File. This becomes the comparison baseline for next quarter and gives your EOFY accountant a clean year of data.
What it still gets wrong.
GST registration is a compliance obligation
If annual STR turnover exceeds the GST registration threshold, registration is required — not optional. A registered tax agent or BAS agent advises on this. This tool flags the exposure; the advice comes from a professional.
The tool categorises; your tax agent decides
The workbook flags items that need human judgment: capital vs deductible, GST coding, apportionment. The final call is with your registered tax agent or BAS agent, not the AI output.
The draft email does not send itself
Claude drafts the email to your tax agent and saves it to Gmail Drafts. You review it before it sends. This is never automated.
How this stacks.
Your EOFY property file.
At tax time, your accountant needs one thing: everything in one place. This organises income, expenses, capital works, and depreciation questions, and generates the document list before the appointment.
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