If you have a rental property, be aware of the rules regarding tax deductible expenses on rental properties if you begin using that rental for personal residency. When a tenant vacates your rental and you switch to using the property for personal use, any repairs and maintenance expenses incurred after that date become non tax deductible. This is true even if the expenses relate to damage inflicted by the tenants. If you do not switch the property to personal residency use then the expenses continue to be tax deductible.
As soon as you make a property available for renting and are marketing it as available to rent (even if it remains vacant for some time), any property maintenance costs become tax deductible. For example, lawn mowing and garden maintenance, rates and house cleaning costs would all be tax deductible from the time the property is available for renting – not from the time it is actually tenanted.