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To claim repairs/maintenance as an expense, the work must relate to damage done while you were renting out the place. There is a logic to this - otherwise people would buy burnt out hovels and claim the cost of fixing them up as an expense. Even if you rent a place out first, you still can't...

Surely one is not going to depreciate the cost of paint over 40 years... But it also seems pretty lousy if the costs are just added to the cost base. The ATO class this stuff as 'initial repairs' i.e. stuff done before a place is rented out. Most people depreciate these 'improvements'...