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oh yeah, that's true... you bought what you bought, so they arent repairs to bring it back to what it was, they're improvements.

I think technically, no. Landlord's insruance might be an issue though, they appear to want a lease (which can then expire and the tenant can continue to stay without one). If you feel you need it. Other question is about the rent not being "market rate", the ATO dont like that...