The 2026 Budget Changed the Rules. Here Are the Experts You Need in Your Corner and What to Ask Them.
The dust has barely settled on the 2026 Federal Budget and already property investors are asking the same question: what do I do now?
The honest answer is: it depends on your situation. And that's exactly why the right professional advice has never mattered more.
Whether you already own investment property, are thinking about buying, or are trying to get into your first home there are three key experts who can help you navigate what just changed. Here's who they are, what they do, and the questions worth asking at your next meeting.
🏦 YOUR MORTGAGE BROKER
A good mortgage broker does far more than find you a loan. In the context of these budget changes, they can help you understand how the new rules affect your borrowing strategy, your loan structure, and whether now is the right time to act.
How they can help after this budget: The negative gearing changes mean the tax benefit of holding a loss-making established property has shifted. This changes the cashflow conversation and your broker can help you model what your repayments actually look like without the tax offset you may have been relying on. They can also help first home buyers navigate the 5% Deposit Scheme and Help to Buy shared equity options currently available.
Questions worth asking your mortgage broker:
Given the negative gearing changes, how does my borrowing capacity change if I can no longer offset losses against my salary?
Does it make more financial sense for me to look at new builds versus established property right now?
How does the Help to Buy shared equity scheme work and am I eligible?
Should I be fixing or staying variable given the current rate environment?
Is my current loan structure still the most efficient one for my situation?
🧾 YOUR ACCOUNTANT
Your accountant is arguably the most important person in your corner right now. The CGT changes, negative gearing limits, and trust reforms all have direct tax implications and the right accountant will help you understand exactly how they apply to your specific portfolio.
How they can help after this budget: They can model what the new CGT inflation indexation method means for you when you eventually sell. They can review your trust structure before the 2028 changes come in and advise whether restructuring makes sense. And they can help you understand the carry-forward loss rules for any established property you buy going forward.
Questions worth asking your accountant:
Based on my current portfolio, how will the new CGT rules affect my tax position when I sell?
Am I better off under the old 50% CGT discount or the new inflation indexation method and how do I know which applies to me?
If I buy an established property after the budget, how do the carry-forward loss rules actually work in practice?
Do I currently use a discretionary trust and if so, how do the new 30% minimum tax rules affect my distributions?
Should I be restructuring anything before July 2027 or July 2028 to protect my position?
Are there any small business exemptions that apply to my situation under the trust changes?
🏗️ YOUR DEPRECIATION SPECIALIST (QUANTITY SURVEYOR)
This is the expert most investors forget and one of the most valuable. A depreciation specialist prepares a tax depreciation schedule for your investment property, identifying all the assets and building elements you can claim as a deduction each year.
How they can help after this budget: With negative gearing on established properties now limited to offsetting rental income only (not salary), maximising every legitimate rental deduction becomes even more critical. Depreciation is a non-cash deduction meaning you don't spend any extra money, but you reduce your taxable rental income. This directly improves the cashflow of a property that can no longer offset against your wages.
Questions worth asking your depreciation specialist:
Do I have a current depreciation schedule for all my investment properties and is it up to date?
For a new build purchase, what depreciation can I expect in the first 1, 3 and 5 years?
If I renovate an existing property, what new depreciation entitlements does that create?
How does depreciation interact with the new carry-forward loss rules for established properties?
Am I claiming everything I'm legally entitled to — and is there anything I've missed in previous years?
The Bigger Picture
These three professionals work best when they work together. Your accountant understands your tax position. Your mortgage broker understands your borrowing capacity. Your depreciation specialist maximises your deductions. When they're all across your situation and talking the same language — you're in a far stronger position than acting on any one piece of advice in isolation.
The budget changed the rules. But the fundamentals of good property strategy haven't: surround yourself with the right people, ask the right questions, and make decisions based on your specific situation not headlines.
Not sure where to start?
At Naviyo, we match you with verified property experts including mortgage brokers, accountants, and specialist advisers — who understand the current landscape and can give you a straight answer.
No guesswork. No generic advice. Just the right expert for your situation.
Please note: the questions above are general in nature and provided as a starting point only. They do not account for your personal financial situation, goals, or tax position. This post is general information only and does not constitute financial, legal or tax advice. Everyone's situation is different — please speak with a qualified financial adviser, accountant, or mortgage broker before making any decisions. Information is based on the 2026–27 Federal Budget announcements and is subject to legislative change.
