Structuring Property Developments the Right Way From Day One

Getting the structure right before a development begins can save developers significant tax and legal exposure down the track. Here’s what to consider before you sign anything.

Anthony Watson

Principal · Solicitor & Chartered Accountant

Key Takeways

  • Audits Aren’t a Verdict: Many are triggered by routine data-matching or industry-wide reviews, not because the ATO believes something’s wrong.
  • The First 30 Days Matter Most: How you respond early — checking the scope, gathering records, and not over-sharing — shapes the rest of the audit process.
  • Clear Rights During an Audit: You have clear rights, including fair treatment, reasonable timeframes, and the right to seek independent advice at any stage.
  • Distinct Legal Protections: A lawyer can offer protections an accountant can’t, particularly around legal professional privilege for certain advice and documents.
  • Early Legal Advice is Key: Once a position is on record, it’s harder to change — acting early keeps your options open and gives you more room to shape the outcome.

An ATO audit can feel like the ground has shifted overnight. One day you’re running your business as usual; the next, you’re holding a formal letter requesting documents, explanations, or access to records going back several years. For many Sydney business owners, this is the first time they’ve had direct contact with the Australian Taxation Office beyond routine lodgements — and it’s natural to feel uncertain about what happens next.

The good news is that an audit is a process, not a verdict. How it unfolds — and how it concludes — depends heavily on the decisions made in the first few weeks. Here’s what business owners need to know.

Why the ATO Opens an Audit

Audits are triggered for a range of reasons, and receiving one doesn’t necessarily mean the ATO believes something has gone wrong. Common triggers include:

• Data-matching discrepancies between your reported figures and third-party information (banks, other agencies, industry benchmarks)

• Unusual fluctuations in income, deductions, or GST claims year on year

• Involvement in a transaction type the ATO is actively reviewing across an industry (for example, property development, trusts, or employee share schemes)

• Random selection as part of a broader compliance program

In many cases, the audit relates to a specific issue rather than the business as a whole. Understanding the precise scope of what’s being reviewed is the first and most important step.

The First 30 Days Matter Most

The initial ATO letter will typically set out what information is being requested and a deadline for response. It’s tempting to reply immediately, especially if you feel you have nothing to hide — but a rushed or incomplete response can create problems that are difficult to unwind later.

Before responding, it’s worth taking the time to:

1. Read the request carefully. Identify exactly which years, transactions, or categories are in scope. Audits are often narrower than they first appear.

2. Gather your records methodically. Disorganised or inconsistent documentation is one of the most common reasons audits escalate or extend.

3. Resist volunteering more than what’s asked. Cooperation is important, but so is precision — providing unrequested material can inadvertently expand the scope of the review.

4. Seek advice before you respond, not after. Once a position has been put to the ATO in writing, it becomes part of the record. Getting the framing right the first time is far easier than correcting it later.

Know Your Rights During the Process

Taxpayers in Australia have clearly defined rights during an ATO audit, including the right to:

• Be treated fairly, professionally, and with respect throughout the process

• Understand why information is being requested and how it relates to your tax affairs

• Reasonable timeframes to gather and provide documentation

• Seek independent advice at any stage, including engaging a lawyer to manage correspondence with the ATO on your behalf

• Have your matter reviewed through formal objection and appeal rights if you disagree with the outcome

Many business owners aren’t aware that a lawyer — rather than only an accountant — can act on their behalf throughout an audit, including managing all direct communication with the ATO. This can be particularly valuable where legal professional privilege may apply to certain advice or documents.

Why Early Legal Advice Changes the Outcome

Accountants play an essential role in most audits, particularly around the accuracy of figures and lodgements. But where an audit touches on a significant transaction, a technically complex position, or carries real commercial or reputational stakes, involving a lawyer early — alongside your accountant, not instead of them — often changes the trajectory of the matter.

Early legal involvement typically helps in three ways:

• Framing the response strategically, rather than reactively, so that the ATO’s understanding of the facts is shaped accurately from the outset

• Protecting privileged material, ensuring that legal advice obtained during the process isn’t inadvertently disclosed

• Preserving your objection and appeal rights, by ensuring positions taken during the audit don’t unintentionally weaken your options if the matter isn’t resolved at that stage

By the time an audit reaches a formal amended assessment, many of the strategic opportunities to influence the outcome have already passed. The earlier specialist advice is sought, the more options remain available.

If You’ve Received an Audit Notice

An ATO audit is rarely welcome news, but it’s a manageable process when approached methodically and with the right advice at the right time. If your business has received an audit notice, or you’d simply like a second opinion on how to respond, a confidential conversation early in the process is the best place to start.

This article is general in nature and does not constitute legal advice. If you are facing an ATO audit or dispute, contact Watson Tax Lawyers for a confidential discussion about your specific circumstances.

JUMP TO...

JUMP TO...

Table of Contents

Request consultation

Discuss how these reforms affect your group.

Discuss Your Matter in Confidence.

If you are facing a serious tax, commercial, private wealth or whistleblower issue, contact Watson Tax Lawyers for a confidential discussion about your position and the options available. 

CLIENT CONFIDENCE

01 / 05

Join Our Newsletter

Tax Insights, Straight to Your Inbox

Get timely updates on ATO disputes, private wealth planning, and commercial law — written for business owners, private groups and their advisers.

DISCUSS YOUR MATTER IN CONFIDENCE

Begin a Confidential Conversation.

If you are facing a serious tax, commercial, private wealth or whistleblower issue, contact Watson Tax Lawyers for a confidential discussion about your position and the options available.