Mastering the Nuances of Acquiring Tenanted Investment Properties

Investing in real estate can be a lucrative venture, especially when considering a tenanted investment property. This approach offers the allure of immediate rental income and a potentially lower initial investment. However, purchasing a property with existing tenants comes with its unique set of challenges and opportunities. In this guide, we delve into the intricacies of acquiring tenanted investment properties, ensuring you make an informed decision.

Understanding Tenant History and Rights

Before purchasing a tenanted investment property, it’s crucial to understand the history and rights of the current tenants. This includes reviewing their payment history, lease agreements, and any past disputes. Familiarize yourself with local tenant laws to ensure compliance and avoid legal pitfalls. Remember, the existing tenants’ rights remain intact even after the property changes hands.

Property Assessment and Maintenance Responsibilities

Evaluating the condition of the property is essential. Assess any pending repairs or maintenance issues, as these will be your responsibility post-purchase. Consider the age of the property and the state of major components like the roof, plumbing, and electrical systems. A well-maintained property can mean fewer headaches down the line.

Lease Agreements and Rent Adjustments

Existing lease agreements are transferred to the new owner, so it’s important to review these documents carefully. Understand the terms, especially regarding rent amounts, lease duration, and termination clauses. If you plan to adjust rents, be aware of legal limitations and required notice periods.

Property Management Decisions

Decide whether to retain the current property manager, hire a new one, or manage the property yourself, with the assistance of a mortgage broker. Each option has its advantages and challenges. Professional property managers can alleviate the burden of day-to-day operations, but this comes at a cost. Self-management might be more economical but requires time and effort.

Financial Considerations and Loan Options

When buying a tenanted investment property, it’s crucial to focus on the financial side. Look into various loan options, including home loans and personal loans, and grasp the terms and rates involved. Evaluate the property’s income potential and any tax implications. Creating a solid financial plan will guarantee that your investment stays profitable.

Market Trends and Future Outlook

Stay informed about the latest market trends in tenanted properties. Research the area’s rental demand and potential for property value appreciation. Understanding the market will help you make a more strategic investment decision.

Researching Rental Demand in the Area

Local Demographics and Employment Trends: Understanding the local population demographics and employment trends provides insights into the potential demand for rental properties. Consider factors such as population growth, job opportunities, and the presence of industries that attract renters.
Rental Vacancy Rates: Analyzing rental vacancy rates in the area is key to gauging demand. Low vacancy rates generally indicate a strong demand for rental properties, which can be favorable for landlords seeking consistent rental income.
Proximity to Amenities: Properties located near essential amenities such as public transportation, schools, shopping centers, and recreational facilities are likely to attract tenants. Researching the proximity of the property to these amenities is vital in assessing its rental appeal.

Potential for Property Value Appreciation

Historical Property Appreciation: Reviewing historical property appreciation trends in the area provides insights into the potential for future value growth. Analyze how property values have evolved over the past years to identify patterns and assess the market’s resilience.
Development and Infrastructure Projects: Investigate any planned development or infrastructure projects in the area. These projects can significantly impact property values, especially if they enhance the overall appeal of the neighborhood.
Economic Growth of the Region: The economic growth of the region plays a pivotal role in property value appreciation. Regions experiencing economic prosperity, job growth, and increased investment often witness a positive impact on property values.

Understanding Broader Market Trends

Interest Rate Environment: Keep an eye on the prevailing interest rate environment. Lower interest rates can stimulate demand for property purchases, potentially driving property values up. Conversely, rising interest rates may impact affordability and demand.
Market Supply and Demand: Understanding the balance between supply and demand in the real estate market is crucial. An oversupply of rental properties may lead to increased competition and affect rental income, while high demand can be advantageous for landlords.
Legislative Changes Affecting Tenanted Properties: Stay informed about any legislative changes that may impact tenanted properties. Changes in rental regulations, tax policies, or landlord-tenant laws can have significant implications for property investors.

Investing in a tenanted property can be a smart move, offering immediate rental income and potential long-term gains. However, it requires careful consideration of tenant rights, property condition, financial implications, and market trends. With thorough research and planning, you can navigate the complexities of this investment type successfully.

What are the benefits of buying a tenanted investment property?

Acquiring a property with existing tenants can provide immediate rental income and reduce vacancy periods, offering a more stable cash flow from the outset.

What should I consider before purchasing a tenanted investment property?

It’s important to review the current lease agreements, tenant history, and rental yield, as well as the condition of the property and any legal obligations you’ll inherit as the new landlord.

How does the existing lease affect my purchase of a tenanted property?

The existing lease terms will be transferred to you upon purchase, so you must honor the current lease conditions, including rental rates and lease duration.

Can I increase rent immediately after purchasing a tenanted property?

Rent increases are typically governed by the terms of the existing lease and local tenancy laws, so immediate increases may not be possible until the lease is renewed or renegotiated.

What are the risks involved in buying a tenanted investment property?

Risks include inheriting problematic tenants, facing unexpected maintenance issues, and dealing with lease terms that may not align with your investment strategy.

How can I assess the financial viability of a tenanted investment property?

Analyze the rental yield, occupancy rate, property condition, and potential for capital growth. Also, consider the local market conditions and future development plans in the area.

Phone: 1300 855 022

Email: clientservices@zippyfinancial.com.au

Zippy Financial is an award-winning mortgage brokerage specialising in home loans, property investment, commercial lending, and vehicle & asset finance. Whether you are looking to buy your first home, refinance or build your property investment portfolio, the team at Zippy Financial can help find and secure the right loan for you and your business.

About the Author:

Louisa Sanghera is an award-winning mortgage broker and Director at Zippy Financial. Louisa founded Zippy Financial with the goal of helping clients grow their wealth through smart property and business financing. Louisa utilises her expert financial knowledge, vision for exceptional customer service and passion for property to help her clients achieve their lifestyle and financial goals. Louisa is an experienced speaker, financial commentator, mortgage broker industry representative and small business advocate.

Connect with Louisa on Linkedin.

Louisa Sanghera is a Credit Representative (437236) of Mortgage Specialists Pty Ltd (Australian Credit Licence No. 387025).

Disclaimer: This article contains information that is general in nature. It does not take into account the objectives, financial situation or needs of any particular person. You need to consider your financial situation and needs before making any decisions based on this information. This article is not to be used in place of professional advice, whether business, health or financial.

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Your First Investment Property: Essential Steps for Market Navigation

Entering the property market as an investor is a significant step towards financial growth and stability. For many, the acquisition of a first investment property is the initiation into a world of potential wealth and long-term returns. However, the journey to purchasing your first property can be as daunting as it is exciting. This guide aims to navigate you through the essential steps to make your first property investment a success.

Understanding the Property Market

Before diving into property investment, it’s crucial to understand the current market conditions. The landscape has evolved, and what was once a surefire strategy may now require adjustment. As a first home buyer investment property enthusiast, you must stay informed about market trends, interest rates, and economic indicators that influence property values.

Financial Readiness

Financial preparation is the bedrock of any successful investment. For first-time investors, this means:

Establishing a robust savings plan for your down payment.
Ensuring your credit score is in good standing.
Understanding the financial commitment involved in property investment.

The Investment Plan

A clear and concise investment plan is your roadmap to success. Define your investment goals, risk tolerance, and timeline. Whether you’re looking for immediate rental yields or long-term capital growth, your strategy should reflect your financial aspirations.

Choosing the Right Property

The adage “location, location, location” still holds true. However, it’s not just about the where; it’s also about the what. Are you looking for a residential unit to rent out or a commercial space with potential for appreciation? Each property type comes with its own set of considerations and market behaviors.

Securing Finance

Understanding mortgages and financing options is paramount. As a first home investment property seeker, getting pre-approved for a mortgage can give you a clear idea of your budget and strengthen your position when negotiating purchases.

Mortgage and Loans

Understanding mortgages and loans is vital. As a first-time investor, you’ll need to get familiar with different loan types and what they mean for your investment. Look into getting pre-approved for a mortgage to understand your budget better and make you a more attractive buyer. Mortgage brokers can be invaluable in this process, helping you navigate the complex landscape of home loans and financing options.

Due Diligence

Never skip the due diligence. This includes:

Conducting thorough property inspections.
Getting the property appraised.
Ensuring all legal checks are in place.

This step can save you from future headaches and financial losses.

Building Your Team

Surround yourself with experts. A reliable real estate agent, a knowledgeable lawyer, and a savvy accountant can make all the difference. Consider enlisting a property manager to handle day-to-day operations if you’re not keen on being a landlord.

Managing Your Investment

Once you’ve secured your investment, effective property management becomes key. This includes finding the right tenants, setting competitive rent prices, and maintaining the property to ensure it continues to grow in value.

The Long Game

Property investment is not a get-rich-quick scheme. It’s about playing the long game. This means being prepared for market fluctuations, understanding the tax implications, and knowing when to hold or sell your asset.

Your first investment property is a learning experience and an opportunity to grow your financial portfolio. With careful planning, due diligence, and the right support, you can make informed decisions that pave the way to a prosperous investment future.

What are the first steps to consider when buying an investment property?

Research the market to understand property values and rental demand. Assess your finances to determine your budget and borrowing capacity. Consider the location and type of property that aligns with your investment goals.

How much deposit do I need for an investment property?

Typically, a 20% deposit is standard for investment properties, but this can vary depending on the lender and your financial situation.

What should I look for in a good investment property?

Look for properties in areas with strong growth potential, high rental demand, and low vacancy rates.

Is it better to invest in residential or commercial properties?

This depends on your investment strategy, budget, and risk tolerance. Residential properties are generally considered less complex, while commercial properties can offer higher yields but may come with more risks.

How can I finance my first investment property?

Explore options like traditional mortgages, investment loans, or leveraging equity from another property. Compare rates and terms from multiple lenders.

How can I mitigate risks when investing in property?

Diversify your investments, maintain a cash reserve for unexpected expenses, and stay informed about market trends and property management best practices.

Phone: 1300 855 022

Email: clientservices@zippyfinancial.com.au

About the Author:

Connect with Louisa on Linkedin.

Louisa Sanghera is a Credit Representative (437236) of Mortgage Specialists Pty Ltd (Australian Credit Licence No. 387025).

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Elevating Your Property Purchase on The Art of Due Diligence

When it comes to purchasing a property, it’s not just about the aesthetics or the location. One of the most crucial steps in the property buying process is due diligence, which often involves seeking guidance from a mortgage broker. This comprehensive approach ensures that you understand all aspects of a property before making a purchase. But what exactly does due diligence mean, and what does it entail? Let’s dive in.

Understanding Due Diligence

Due diligence is a term often thrown around in the property and business world, but its significance in property transactions cannot be understated. At its core, due diligence is the research and analysis of a property or company before a business transaction. In the context of property buying, it means ensuring that the property you’re about to purchase doesn’t have any hidden issues or liabilities.

The Due Diligence Checklist

A thorough due diligence process involves a checklist that potential buyers should consider:

Pest Inspections:

As highlighted in our previous article, pest inspections are crucial. They ensure the property isn’t infested, saving potential future costs.

Property Valuation:

Understanding the true value of the property ensures you’re not overpaying.

Legal Checks:

This includes checking the property’s title, zoning, and any other legalities to ensure there are no surprises post-purchase.

Structural Inspections:

Ensuring the property is structurally sound is vital. This can prevent potential safety hazards and future repair costs.

Neighborhood Analysis:

Researching the neighborhood’s safety, amenities, and future development plans can influence your property’s future value.

Historical Data:

Understanding previous ownership, any past issues, or disputes can provide a clearer picture of what you’re getting into.

The Depth of Due Diligence Meaning

While the term “due diligence” might seem straightforward, its depth goes beyond just ticking off a checklist. It’s about understanding the essence of the property, its past, present, and potential future. It’s an ongoing process that doesn’t just end once the property is purchased. Regular checks, especially in the case of investment properties, can ensure your investment remains sound.

Expert Tips for Effective Due Diligence

Conducting due diligence effectively can be daunting, especially for first-time buyers. Here are some expert tips:

Engage Professionals:

Consider hiring experts, especially for areas you’re unfamiliar with. This could include legal experts, property valuers, or structural engineers.

Visit the Property Multiple Times:

Visiting at different times of the day can give you a better feel for the property and the neighborhood.

Ask Questions:

Don’t be afraid to ask the seller or agent questions. The more information you have, the better.

What is due diligence in property purchase?

Due diligence in property purchase refers to the comprehensive research and analysis conducted by a potential buyer to assess the value, risks, and potential of a property before finalizing the purchase.

Why is due diligence important in real estate?

Due diligence is crucial in real estate to ensure that the buyer is making an informed decision, understanding all potential risks, verifying property details, and ensuring that the investment is sound and free from legal complications.

How can due diligence elevate my property purchase?

Conducting thorough due diligence can help you identify potential issues, negotiate better terms, ensure the property’s value, and make a confident and informed investment decision.

What are the key components of due diligence in property buying?

Key components include verifying property ownership, checking for any liens or encumbrances, assessing property condition, reviewing local property market trends, and ensuring compliance with local regulations and zoning laws.

How long does the due diligence process typically take?

The duration of the due diligence process can vary based on the property’s complexity and the buyer’s specific requirements. It can range from a few weeks to several months.

What happens if issues are identified during the due diligence process?

If issues are identified, the buyer can negotiate with the seller to address them, adjust the purchase price, or even decide to walk away from the deal if the concerns are significant.

Phone: 1300 855 022

Email: clientservices@zippyfinancial.com.au

About the Author:

Connect with Louisa on Linkedin.

Louisa Sanghera is a Credit Representative (437236) of Mortgage Specialists Pty Ltd (Australian Credit Licence No. 387025).

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Making Investment Properties Affordable on Your Path to Success

Have you ever caught yourself thinking, “I wish I could invest in property, but I just can’t afford it”? You’re not alone. Many potential investors feel priced out of the property market. However, with the right approach and tools, such as the investment property affordability calculator, you might find that dream investment property is within your reach.

Understanding Affordable Investment Properties

The term “affordable investment properties” might seem like an oxymoron in today’s competitive market. But it’s all about perspective and strategy. An affordable investment property doesn’t necessarily mean the cheapest property on the market. It refers to a property that aligns with your financial capacity and long-term investment goals. By understanding market trends, leveraging financial tools, and seeking expert advice, you can pinpoint properties that offer good value for your money.

The Magic of Investment Property Affordability Calculators

One of the game-changers for potential investors is the investment property affordability calculator. This tool provides a clear picture of what you can afford based on your income, expenses, and other financial commitments. Here’s how it works:

Input Financial Details:

Enter your income, monthly expenses, existing debts, and any other relevant financial information.

Property Details:

Input details about the property you’re interested in, including its price, expected rental income, and associated expenses.

Get Results:

The calculator will provide an estimate of your borrowing capacity, potential home loan repayments, and whether the property is within your affordability range.

By using this calculator, you can make informed decisions and avoid overextending yourself financially.

Strategies to Make Property Investment Affordable

So, how can you make property investment more affordable?

Leverage Equity:

If you already own property, you might have built up equity that can be used as a deposit for an investment property.

Diversify Your Search:

Instead of focusing on prime locations, consider emerging markets or different property types that might offer better value for money.

Budget and Save:

It might sound basic, but a well-planned budget can help you save for a deposit faster.

Remember, it’s not about finding the cheapest property; it’s about finding a property that offers the best return on investment.

Seeking Expert Advice

Navigating the property market can be daunting. That’s where experts come in. A mortgage broker, especially one with experience in investment properties, can provide invaluable insights. They can guide you on loan options, interest rates, and even introduce you to the right investment property affordability calculator. With their expertise, you’ll be better equipped to answer the question, “Can I afford an investment property?”

What does it mean to make investment properties affordable?

Making investment properties affordable refers to strategies and approaches that allow individuals to purchase and maintain properties as investments without straining their finances.

How can I determine if an investment property is affordable for me?

To determine affordability, consider factors like your current income, expenses, potential rental income from the property, property maintenance costs, and any loan interest rates.

Are there specific strategies to make property investments more affordable?

Yes, strategies can include negotiating a better purchase price, seeking properties in emerging markets, renting out portions of the property, or leveraging tax benefits associated with property investments.

How does purchasing an affordable investment property contribute to success?

An affordable investment property can provide steady rental income, potential tax benefits, and capital appreciation over time, contributing to financial growth and stability.

How do I factor in potential rental income when considering property affordability?

Estimate the potential monthly rental income from the property and subtract expenses like maintenance, taxes, and mortgage payments. If the result is positive, it indicates potential profitability.

How can I ensure that my investment property remains affordable in the long run?

Regularly review your property expenses, keep up with maintenance to avoid costly repairs, and stay informed about market trends to adjust rental rates accordingly.

Phone: 1300 855 022

Email: clientservices@zippyfinancial.com.au

About the Author:

Connect with Louisa on Linkedin.

Louisa Sanghera is a Credit Representative (437236) of Mortgage Specialists Pty Ltd (Australian Credit Licence No. 387025).

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MY TWO CENTS ON THE FIRST HOME LOAN DEPOSIT SCHEME

A new scheme from the Federal Government will allow first-time homebuyers to purchase a property with as little as a 5% deposit. The $500 million scheme was a key election promise, but it doesn’t seem to be the generous leg-up it was hyped to be.

The $500 million scheme was a key election promise. However, now that the details of the program are being revealed, it doesn’t seem to be the generous leg-up it was hyped to be.

And as is often the case: if it seems too good to be true, it probably is.

Here’s my take on the First Home Loan Deposit Scheme

The First Home Loan Deposit Scheme (FHLDS) seems like a good idea – at first glance.

Unlike shared equity schemes we’ve seen in the past, like HomesVIc, it provides homebuyers with a guarantee against the remaining 15 per cent of their deposit.

However, I don’t know that the program is going to have the impact that first homebuyers hoped for.

It will be limited to just 10,000 participants per year, on a first-come, first-served basis. With around 110,000 first homebuyers purchasing properties each year, it’s barely a drop in the ocean, with less than 10% of buyers able to benefit from this scheme.

It means that the yearly allocation is likely to be exhausted in mere months, or perhaps even weeks, so it may not even be an option for those looking to buy a property in the latter half of the year.

How Much Can You Spend Under he Scheme?

This is where the real issue with this scheme arises.

First homebuyers should be aware of the price caps that are set with the FHLDS.

These caps set a limit on the value of the homes you are able to purchase under the scheme.

At present, these limits are set at just $700,000 for a home in Sydney and $600,00 for a home in Melbourne. This will do practically nothing to help anyone in Sydney – my clients here would be jumping for joy if they could find a decent first-home for sub $700,000.

It seems a ridiculous, arbitrary amount to set as a cap. You can certainly forget living anywhere near the CBD.

Do You Have Your Deposit Ready to Go?

Meanwhile, anyone hoping to score one of these elusive 10,000 spots will need their 5 per cent deposit stashed away and accessible, with all their paperwork and supporting documents ready to go, or they risk missing out.

Another thing to keep in mind is that buying a property with just a 5 per cent deposit, particularly in those markets that are cooling after a massive boom, could be risky.

Yes, the government is guaranteeing the remaining 15 per cent of your deposit, so you don’t need to pay LMI – this is great. But the fact still remains that you’ve only contributed 5 per cent to the purchase price. You don’t have 20 per cent equity, you have 5 per cent equity. House prices don’t need to fall very far for you to end up in negative equity, and on the flip side, they’d have to grow pretty darn fast for you to gain any decent ground. And you’re not paying back 80 per cent of the purchase price, you’re paying 95 per cent, so your repayments could be huge.

Have you considered the bigger picture?

Something else I’ve heard bandied around a lot in relation to this scheme is the concern that if you can’t save up more than a 5 per cent deposit, can you even really afford to own a home?

I get it: paying rent while saving is hard work, and you’re probably forking out close to what your mortgage repayments will be in between rent and savings right now anyway. But owning a home involved more expenses than just the mortgage.

You’ll have council rates to pay, to the tune of a couple of thousand dollars a year, and water rates, too. There is also building insurance and possibly strata or body corporate fees. Things around the home break, and there’s no landlord to call to get them fixed.

What is the First Home Loan Deposit Scheme?

The First Home Loan Deposit Scheme is a government initiative aimed at supporting eligible first home buyers in purchasing a home sooner. It allows first home buyers to purchase a home with a significantly lower deposit than usually required.

Who is eligible for the First Home Loan Deposit Scheme?

Eligibility for the scheme is subject to several criteria including income caps, property price thresholds, and being a first-time home buyer. It’s essential to review the specific eligibility requirements or consult with a financial advisor to determine individual eligibility.

How does the First Home Loan Deposit Scheme benefit first home buyers?

The scheme benefits first home buyers by allowing them to purchase a home with a deposit as low as 5%, without needing to pay for Lenders Mortgage Insurance, potentially saving them a substantial amount of money.

Can the First Home Loan Deposit Scheme be used in conjunction with other government grants and schemes?

Yes, the First Home Loan Deposit Scheme can typically be used in conjunction with other government grants and schemes, such as the First Home Owner Grant, allowing buyers to maximize their benefits.

How can Zippy Financial assist with the First Home Loan Deposit Scheme?

Zippy Financial can provide expert advice and guidance on the First Home Loan Deposit Scheme, helping first home buyers understand their options, eligibility, and the application process, ensuring a smooth and informed home-buying experience.

Are there any restrictions on the type of property that can be purchased under the First Home Loan Deposit Scheme?

Yes, there are restrictions and property price thresholds that vary depending on the location of the property. It’s crucial to be aware of these limitations and consult with a financial advisor or mortgage broker to explore suitable options within the scheme’s parameters.

My advice? Keep saving. And if you’re really keen to get into the property market, speak to your mortgage broker today about your options. With a solid savings plan and some strategies to get ahead financially, you could be well on your way to home ownership, regardless of whether you’re successful with the First Home Loan Deposit Scheme or not.

Phone: 1300 855 022

Email: clientservices@zippyfinancial.com.au

About the Author:

Connect with Louisa on Linkedin.

Louisa Sanghera is a Credit Representative (437236) of Mortgage Specialists Pty Ltd (Australian Credit Licence No. 387025).

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The 2024 Launch of the Help to Buy Scheme is Imminent

The highly anticipated Help to Buy Scheme will kick off next year, giving more Australians a chance to score their dream home.

A key election promise of the Albanese government, Help to buy  is a shared equity scheme aimed at helping 40,000 low and middle-income earners buy a place of their own (10,000 allocations per year). The scheme involved the government making an equity contribution worth up to 40% of the value of a new home, or 30% of the value of an established home.

Homebuyers need a minimum 2% deposit and must be able to qualify for a home loan with a participating lender to fund the balance of the purchase. No lender’s mortgage insurance is payable. Homebuyers can choose to boost their stake in the property at any time, and the government won’t charge rent on its share of the home.

Who Is Eligible for Help to Buy?

Help to Buy is not limited to first homebuyers. You need to be an Australian citizen and you can’t currently own your home or have a share in a residential home. Income limits apply too. Singles can earn up to $90,000 annually or up to $120,000 for couples. 

Help to Buy Property Price Limits

Property price limits apply for Help to Buy across state capitals, regional centres and ‘rest of state’ areas. The price caps are shown below.

NSW capital city and regional centres: $950,000

Rest of state: $600,000

VIC capital city and regional centres: $850,000

Rest of state: $550,000

QLD capital city and regional centres: $650,000

Rest of state: $500,000

WA capital city and regional centres: $550,000

Rest of state: $400,000

SA capital city and regional centres: $550,000

Rest of state: $400,000

TAS capital city and regional centres: $550,000

Rest of state: $400,000

ACT: $600,000

NT: $550,000

Regional centres are Newcastle and Lake Macquarie Illawarra, Central Coast, North Coast of NSW, Geelong, Gold Coast and Sunshine Coast.

How Much Can I Save with Help to Buy?

Under Help to Buy, homebuyers can take out a much smaller home loan. This provides valuable savings in loan repayments and interest costs. The federal government estimates homebuyers can save up to $380,000 on a new home purchased through the scheme or as much as $285,000 on an established home. 

The Fine Print to Be Aware of

For low and middle-income earners struggling to buy a home, Help to Buy could be a game-changer. But before you rush in, bear in mind that the scheme will see you share a stake in your home with the government.

So, if or when you decide to sell the property, the federal government will put its hand out for a slice of the sale proceeds.

In this way, you won’t get the full benefit of the property’s long-term price growth, but rather a share of the profits in line with the proportion of ownership you hold.

Now Is the Time to Start Planning

With Help to Buy due to launch in 2024, now is the time to start planning. If it is something you might be interested in, don’t delay reaching out to us to find out more – it is bound to be popular, and places are limited, so you will want to start preparing now. 

Phone: 1300 855 022

Email: clientservices@zippyfinancial.com.au

About the Author:

Connect with Louisa on Linkedin.

Louisa Sanghera is a Credit Representative (437236) of Mortgage Specialists Pty Ltd (Australian Credit Licence No. 387025).

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Should You Pay Off the Home Loan or Invest in Property?

We have been told that our home loan is the first one we should get rid of. After all, it is the biggest debt, so it makes sense that most people want to pay it off as quickly as possible.

But is that really the smartest way to manage your finances? Should homeowners pay off their home loan completely before considering other investments such as buying an investment property?

For some people, this may make sense. If you want a low-risk profile, can see your income going down in the future or there are other reasons why you want to get rid of this debt, then it could be the right way to go. But when you avoid investing because you want to pay off your home loan first, you will pay a big cost.

This is known as an opportunity cost. This is simply a way of saying – how much will it cost you to wait 10 or 20 or 30 years before you start investing? How much profit and market growth will you miss out on by waiting?

If you bought a home in Sydney 10 years ago and waited until you paid it off before you invested in property, you would still be waiting to buy another investment. It would be at least 5 or 10 years, if not more, before owning it outright. BUT if you used some of your equity to buy an investment property 3 or 4 years ago, you would have 2 quality property assets that have both gone through a massive growth spurt. Your wealth would be greater with 2 properties than it would be with 1, even though you have more debt.

The extra wealth of profit is the “opportunity cost” you miss out on if you wait for until your home loan is paid off.

How Can You Safely Invest Before You Own Your Home Outright?

How can an investor use their home equity safely, so it does not impact their lifestyle and enables them to buy a property at the same time?

Our suggestion is that people pay off their home loans enough to be able to avoid paying Lenders Mortgage Insurance. This means you want to borrow no more than 80% of your property’s total value when you withdraw some equity to buy an investment property.

Let us explain… say your home is worth $800,000 and your loan is $500,000. A loan worth 80% of its total value is $640,000. You owe $500,000 so you can borrow another $140,000 against your home to use as a deposit and stamp duty on an investment property.

Here are a few tips for people who are considering this strategy:

Always take out a principal and interest loan on an owner-occupied property – this means you will repay the principal debt from day 1.

Take out an interest only loan on an investment property – this is a tax-deductible debt and principal payments are not deductible, so this is the smartest way to leverage your money.

Any extra money you would have paid into your interest only debt should be paid into your personal home loan – this way you repay the non-taxable debt even sooner.

What Are the Traps to Know About?

Over the years we have seen a similar pattern play out in that inexperienced people don’t structure their debt correctly and end up with loan products that don’t suit them or that restrict their borrowing capacity.

Other traps we have seen is that borrowers fall into is include using redraw, causing them to lose tax advantages, taking out principal and interest loans on an investment loan that is not tax-effective, or they don’t think about using the equity they have built on their properties to use on purchasing investment properties.

To best leverage your loans for both your home and investment properties, it is ideal to set up the right structures and loan features from the beginning. Working with a mortgage broker and an accountant can be so powerful – it can save you from making mistakes that could cost you thousands, tens of thousands or even hundreds of thousands in lost profits, missed opportunities and unnecessary fees.

What is the main dilemma addressed in this article?

The article addresses the common financial dilemma faced by homeowners: whether to prioritize paying off their existing home loan or to invest in additional property to potentially increase wealth.

How can investing in property potentially lead to increased wealth?

Investing in property can lead to increased wealth through capital growth, rental income, and tax benefits, allowing individuals to leverage their assets and diversify their investment portfolio.

What are the benefits of paying off the home loan early?

Paying off the home loan early can lead to reduced interest payments, financial peace of mind, and increased financial security, allowing homeowners to utilize their income for other financial goals or investments.

How does one decide between paying off the home loan and investing in property?

The decision depends on individual financial goals, risk tolerance, market conditions, and personal circumstances. It’s crucial to assess one’s financial situation, consider long-term objectives, and possibly consult with a financial advisor to make an informed decision.

Can someone do both, pay off the home loan and invest in property, simultaneously?

Yes, it is possible to allocate funds to both paying off the home loan and investing in property, depending on one’s financial capacity and strategy. This approach requires careful planning and budgeting to balance financial commitments effectively.

How does Zippy Financial assist individuals in making this decision?

Zippy Financial offers expert advice and tailored solutions to assist individuals in navigating their financial options and making informed decisions based on their unique circumstances and goals. They provide comprehensive financial consultations to explore the most suitable strategies for achieving financial objectives, whether it’s paying off a home loan or investing in property.

If you are interested in property investment but don’t know where to start or whether you should pay off your home loans first, feel free to get in contact with our friendly team today and we can help look.

Phone: 1300 855 022

Email: clientservices@zippyfinancial.com.au

About the Author:

Connect with Louisa on Linkedin.

Louisa Sanghera is a Credit Representative (437236) of Mortgage Specialists Pty Ltd (Australian Credit Licence No. 387025).

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First Time Buyers: Your Time is Now

If you’ve been thinking about purchasing your first home, right now you have the best opportunity there has been in years to get onto the property ladder.

Not only have property prices dipped across the big cities, but the RBA has lowered interest rates yet again and many banks and lenders are passing on the cut – making it cheaper than ever to borrow money for property.

Add to this recent changes from APRA, which reduce the loan assessment rate and effectively boost your borrowing power – and first home buyers are in the box seat!

In fact, in some suburbs, you may find that you’ll be saving money once you buy as opposed to renting, as your mortgage repayments could be lower than your weekly rent.

On a typical $400,000 loan taken out over 30 years at 3.5% interest, your monthly repayments would be $1,796. However, the latest rate cuts make this loan even more affordable, dropping it by more than $100 to just $1,686.

This works out to be around $390-$415 per week – which could be on par with (or lower than) your current rent.

The tide really has turned for those first-time buyers who may have been feeling disheartened as the market ran away from them over the last few years. This is your chance to buy a home of your own, possibly for less that you’re currently spending on rent, and enjoy all the benefits home ownership has to offer – security, building equity and financial freedom, and of course painting, decorating and renovating any way you want!

Why is now a good time for first-time homebuyers?

Now is an excellent time for first-time homebuyers because property prices have dipped in major cities, and the Reserve Bank of Australia (RBA) has lowered interest rates. Additionally, changes from APRA have boosted borrowing power, making it easier to get a loan.

How have the latest rate cuts impacted loan affordability?

The latest rate cuts have made loans more affordable. For example, a typical $400,000 loan taken out over 30 years at 3.5% interest would have monthly repayments of $1,796. With the rate cuts, this amount drops by more than $100 to just $1,686.

How do the new loan rates compare to current rent prices?

The new loan rates could make your monthly mortgage payments around $390-$415 per week, which may be on par with or even lower than your current rent.

What are the benefits of home ownership?

Home ownership offers various benefits, including security, building equity, financial freedom, and the ability to decorate and renovate your home as you wish.

How can Zippy Financial help first-time homebuyers?

Zippy Financial can simplify the home loan process, making it stress-free for first-time buyers. They can guide you through the steps to secure a loan that suits your needs.

What should I consider before making any financial decisions based on this article?

It’s essential to consider your financial situation and consult with professionals before making any decisions, as the article contains general information that may not apply to your specific circumstances.

We’d love to help you take that first step towards buying your very own home. Give us a call to discuss how we can make the home loan process simple and stress-free, so all you have to worry about is the house-hunting.

Phone: 1300 855 022

Email: clientservices@zippyfinancial.com.au

About the Author:

Connect with Louisa on Linkedin.

Louisa Sanghera is a Credit Representative (437236) of Mortgage Specialists Pty Ltd (Australian Credit Licence No. 387025).

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4 Helpful Tips When Buying Your Next Property

Have recent rate hikes made you nervous about taking the plunge into the property market? You are not alone! It is a buyer’s market for a reason. Here is how to stay cool and calm when buying your next property.

As you have probably seen, the Reserve Bank of Australia (RBA) has increased its official cash rate to 3.60%. It is now the highest it has been since September 2021, so it is only natural to feel a bit hesitant about buying property right now. But rest assured, with the right buying strategies in place, you can navigate rate hikes and mitigate potential financial stress.

1. Know Your Borrowing Capacity

Get to know your borrowing capacity and consider leaving yourself a bit of a buffer by purchasing under the maximum amount. That is because, over the many years it takes to pay off a home loan, your financial and personal circumstances may change, and interest rates could rise further.

By buying under your capacity, it will allow you to create a financial buffer to adjust and adapt to any unforeseen changes.

We can help you calculate your borrowing capacity before you start hunting for a property so you don’t fall in love with a place that could create more financial stress than what it is worth.

2. Take Advantage of It Being a Buyer’s Market

With rising interest rates and inflation, there has been a softening of the market, and this may reward those who are ready to buy now. According to CoreLogic, “it’s a buyers’ market!”

In the three months to December, the median time a property spent on the market increased to 31 days across the capital cities and 41 days in regional Australia. That is a big increase from a median of 20 days in November 2021.

This means that buyers are no longer facing a sense of urgency when making a purchase decision, and they can negotiate on price more aggressively. If they do not secure a price that they think reflects good value, they can move to the next property amid the declining prices.

By targeting properties that have been on the market for a while, there could potentially be more bargaining power (but make sure to do your due diligence).

3. Take Advantage of Government Schemes

There are several government schemes that may help reduce the size of the mortgage and other associated costs.

For instance, the federal government offers low deposit, no lenders mortgage insurance (LMI) schemes through the NHFIC. The schemes can save eligible first home buyers thousands of dollars and speed up home ownership by 4 to 4.5 years on average.

All state and territory governments (except the ACT) offer first-home buyer grants, while most (except South Australia) offer concessions to take the stamp duty sting out of house buying. On average, stamp duty can tack an extra 3-4% onto your property value depending on the state and property price, so keeping this hefty sum in your pocket is a good deal.

We have all the low-down on government schemes and can help you navigate eligibility criteria. We can also explore the possibility of bundling the schemes together for more savings.

What is the current official cash rate set by the Reserve Bank of Australia (RBA)?

The RBA has increased its official cash rate to 3.60%, which is the highest it has been since September 2021.

How can knowing my borrowing capacity help me in the current market?

Knowing your borrowing capacity allows you to purchase under the maximum amount, creating a financial buffer for unforeseen changes in your financial and personal circumstances or interest rates.

What does it mean that it’s a “buyer’s market”?

A buyer’s market means that buyers have more negotiating power due to a softening of the market. Properties are staying on the market longer, allowing buyers to negotiate on price more aggressively.

Are there any government schemes that can help me buy a property?

Yes, there are several government schemes, such as low deposit, no lenders mortgage insurance (LMI) schemes through the NHFIC, and first-home buyer grants offered by state and territory governments.

What should I be cautious about when looking at home loan advertisements?

Be cautious of hidden fees in fine print and understand that sending in multiple loan applications can negatively impact your credit rating.

How can a mortgage professional assist me in buying property?

A mortgage professional can help you find the right lender, home loan rate, and terms that suit your individual needs. They can also help you organize your finances for your application and navigate all the red tape.

4. Let Us Help Guide You

That super-low interest rate loan you saw on a Facebook advert might have looked like an absolute steal, but did you notice the eye-watering fees in fine print? Did you know that shopping around for a home loan by sending in multiple loan applications can negatively impact your credit rating?

Speak to a mortgage professional like us, to help you avoid common pitfalls. We can help you find the right lender, home loan rate and terms that will suit your individual needs. Better still, we can help you organise your finances for your application and navigate all the red tape.

So, if you have been a bit nervy about purchasing in this current financial climate, give us a call. We love nothing more than helping people navigate the complexities of the finance and property markets.

Phone: 1300 855 022

Email: clientservices@zippyfinancial.com.au

About the Author:

Connect with Louisa on Linkedin.

Louisa Sanghera is a Credit Representative (437236) of Mortgage Specialists Pty Ltd (Australian Credit Licence No. 387025).

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Why Keep Renovation Receipts for 15 Years or More?

If you have renovated the kitchen, extended the deck, or transformed your carport into a fully enclosed garage in your home, you have likely left the entire experience in the past.

But if you ever plan to sell your property, you will need to keep all the receipts, documents, and certificates for future reference, and here is why…

A client of mine recently made the decision to sell their property. Fifteen years ago, they did some renovations. They applied for and received all the relevant planning permissions at the time, but they did not keep any records.

So, when they went to sell and the buyer did their due diligence, they requested copies of the council paperwork and approvals, but my client did not have this.

The Paper Trail That Almost Ended the Sale

With the settlement date fast approaching, my client contacted the Council to get copies of the relevant permissions and files. Without this evidence, the buyer was willing to walk away from the deal because they did not want to buy a property with illegal extensions, which they could be forced to remove at their own cost. But that process takes time.

The contract was extended, and the settlement was delayed while they attempted to get the required documentation. My client also had to request letters from the Council, confirming that the upgrades they had made 15 years ago did not require planning permission at the time.

This is not the first time that I have had a client deal with this sort of stressful situation when selling their property. I have also known of clients who had their settlement delayed, who had the stress and chaos of chasing up old invoices, or who had to request contract extensions over things like:

Renovations and upgrades where they could not remember how much they had spent, where they had purchase applicates from or how long they remained on the warranty period.

Failing to remember who had done the surveys or who the architect was.

Keeping few records about the projects and renovations they built, the extensions they have done or the builders they had used.

Precautions to Avoid This from Happening

It is as simple as setting up a folder on your computer, or better yet, in the cloud, where you can keep a log and record of all renovations on your home or investment property. In this folder, you can store receipts and invoices related to any work that has been done on the house, copies of planning, permission and approvals, copies of warranties and a list of suppliers that you have used over time.

This is not just helpful for when you go to sell, but it can also help you quickly sort out any issues if you need to chase up a defect on a warranty or contact a previous tradie for follow up work.

When you decide to sell, you can hand this folder over to the buyer’s solicitors so that they have a history of the home’s renovations on record. It will be less delays for you, less headaches for them and a smoother conveyancing process for everyone. A win-win all around!

Why is it important to keep renovation receipts for 15 years or more?

Keeping renovation receipts is crucial for future reference, especially if you plan to sell the property. Lack of these documents can lead to delays in the settlement process and may even jeopardize the sale.

What kind of documents should I keep?

It’s advisable to keep all receipts, invoices, planning permissions, approvals, and warranties related to any work done on the house. This includes information about suppliers and tradespeople you’ve used over time.

How can keeping these documents benefit me?

Having a well-documented history of your home’s renovations can make the conveyancing process smoother for both you and the buyer. It can also help you quickly sort out any issues related to warranties or defects.

What should I do if I haven’t kept any of these documents?

If you haven’t kept these documents, you may need to contact the Council or other relevant authorities to obtain copies, which can be a time-consuming process.

Can the absence of these documents lead to the cancellation of a property sale?

Yes, the absence of these documents can make buyers hesitant, as they may not want to buy a property with illegal extensions or renovations. This can lead to delays or even cancellation of the sale.

What is a convenient way to store these documents?

The article suggests setting up a folder on your computer or in the cloud where you can keep a log and record of all renovations, receipts, and invoices.

Who can help me with a home loan health check?

Zippy Financial offers a home loan health check service that looks at your overall financial situation, your mortgage, and the market to find suitable loan products and potential savings.

Get in Touch

If you are considering selling your property, buying another property or you just want to find out whether you can get a better deal on your home loan and financial situation, get in touch with us for a home loan health check. We will look at your overall financial situation, your mortgage, and the market to look for suitable loan products and potential savings.

Phone: 1300 855 022

Email: clientservices@zippyfinancial.com.au

About the Author:

Connect with Louisa on Linkedin.

Louisa Sanghera is a Credit Representative (437236) of Mortgage Specialists Pty Ltd (Australian Credit Licence No. 387025).

Mastering the Nuances of Acquiring Tenanted Investment Properties

Understanding Tenant History and Rights

Property Assessment and Maintenance Responsibilities

Lease Agreements and Rent Adjustments

Property Management Decisions

Financial Considerations and Loan Options

Market Trends and Future Outlook

Researching Rental Demand in the Area

Potential for Property Value Appreciation

Understanding Broader Market Trends

Frequently Asked Questions

What are the benefits of buying a tenanted investment property?

What should I consider before purchasing a tenanted investment property?

How does the existing lease affect my purchase of a tenanted property?

Can I increase rent immediately after purchasing a tenanted property?

What are the risks involved in buying a tenanted investment property?

How can I assess the financial viability of a tenanted investment property?

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Your First Investment Property: Essential Steps for Market Navigation

Understanding the Property Market

Financial Readiness

The Investment Plan

Choosing the Right Property

Securing Finance

Mortgage and Loans

Due Diligence

Building Your Team

Managing Your Investment

The Long Game

Frequently Asked Questions

What are the first steps to consider when buying an investment property?

How much deposit do I need for an investment property?

What should I look for in a good investment property?

Is it better to invest in residential or commercial properties?

How can I finance my first investment property?

How can I mitigate risks when investing in property?

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Elevating Your Property Purchase on The Art of Due Diligence

Understanding Due Diligence

The Due Diligence Checklist

Pest Inspections:

Property Valuation:

Legal Checks:

This includes checking the property’s title, zoning, and any other legalities to ensure there are no surprises post-purchase.

Structural Inspections:

Neighborhood Analysis:

Historical Data:

The Depth of Due Diligence Meaning

Expert Tips for Effective Due Diligence

Engage Professionals:

Visit the Property Multiple Times:

Visiting at different times of the day can give you a better feel for the property and the neighborhood.

Ask Questions:

Don’t be afraid to ask the seller or agent questions. The more information you have, the better.

Frequently Asked Questions

What is due diligence in property purchase?

Why is due diligence important in real estate?

How can due diligence elevate my property purchase?

What are the key components of due diligence in property buying?

How long does the due diligence process typically take?

What happens if issues are identified during the due diligence process?

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Making Investment Properties Affordable on Your Path to Success

Understanding Affordable Investment Properties

The Magic of Investment Property Affordability Calculators

Input Financial Details:

Property Details:

Get Results:

The calculator will provide an estimate of your borrowing capacity, potential home loan repayments, and whether the property is within your affordability range.

Strategies to Make Property Investment Affordable

Leverage Equity:

Diversify Your Search:

Budget and Save:

It might sound basic, but a well-planned budget can help you save for a deposit faster.

Remember, it’s not about finding the cheapest property; it’s about finding a property that offers the best return on investment.

Seeking Expert Advice

Frequently Asked Questions