ATO releases finalised guidance on deductions for holiday homes
What happened
The ATO released final guidance (TR 2026/1 and PCG 2026/2 and PCG 2026/3) clarifying when holiday-home expenses can be claimed and how to apportion income and deductions. The guidance introduces a time-based apportionment method and explicitly covers short-term rental platforms, making day-level availability and advertising evidence operationally relevant. Watch whether advisers adapt fee models, shorten quote validities, or start demanding specific client records to comply with the new approach
Buyer takeaway
Treat this as a real scope change: require day-level apportionment records and clear deliverables from suppliers to avoid downstream compliance exposure
Cost / money
Directional upward pressure on advisory fees for cases needing detailed apportionment and record assembly; expect suppliers to price for the extra evidentiary work
Supplier / commercial
Use the guidance to force-fit deliverable specifications into statements of work and limit pass-throughs; suppliers without evidence-retention policies will be higher-risk or charge premiums
Safety / operations
Missing or poor-quality booking and availability records increase audit and payroll risk; intake and record-retention controls become critical operational requirements
What to watch
Watch for suppliers shortening quote validity or inserting pass-through language referencing ‘additional evidence’ after applying the guidance
Key facts
- TR 2026/1 finalised guidance on holiday-home deductions
- PCG 2026/2 introduces a time-based apportionment method
- Guidance explicitly covers short-term rental platforms and advertising/commercial-terms factors
Source excerpts
The tax ruling and practical compliance guidelines outline the ATO's views on when expenses can be claimed for rental properties that double as holiday homes. The Tax Office has published detailed guidance to explain how it assesses rental property income and expenses where a client has a rental property that also doubles as a holiday home
This is because when a room in your home is not being rented out, it is treated as being used privately as part of your home and is not considered available for rent on commercial terms," the ATO said
The guidance also explains how to apportion deductions when there are income-producing and non-income-producing periods, and when deductions for a holiday home will be denied. The ATO said the update applies to the short-term rental market, such as those available on online booking or sharing platforms, as well as long-term rentals