Archive for the ‘Property’ Category

Residential Tenancy

Residential Tenancy – What forms do you need?

So you’ve got an investment property and you want to rent it out but don’t know what forms to fill out and whether you should manage it yourself or try it out yourself.

Well if you’re in Western Australia and you’ve been looking for some free forms, then look no further. These are all publicly available from the Department of Commerce – Consumer Protection website.

Residential Tenancy

The only one you really need is the Application to Rent Residential Premises and the Property Condition Report (Version 2.0)

Buying Residential Property

When people talk about buying residential property, one of the first things to cross a person’s mind is “location, location, location”. Where is the best and right place to buy their next property? There is a very simple answer to this question and it makes sense because of the simple rule of supply and demand. Below we can see the 4 different outcomes for each combination of supply and demand.

Housing Affordability – Westpac Property Analysis

Here’s the summary of the housing affordability study done by Westpac, its worth a ready but I think the below sums it all up. I’ve attached the pdf so you can read more about it and look at the pretty graphs.

it gives an indication of what is most likely to happen and also a ‘likely worse case’ scenario. Definitely an interesting read if you have a couple of minutes

Affordability has been an issue since 2002, sitting below the 10-year rolling average, however during this time house prices have still shown periods of strong growth.

The current forecast by Westpac Economics is for interest rates to fall a further 100bps by end 2009. If passed through to mortgages this would help improve affordability further. However the improvement will continue to be driven by interest rates remaining low rather than price falls.

If, as currently expected, job losses accelerate between 2H 2009 and 2H 2010, sentiment and purchasing activity is likely to fall further. Falling sentiment, coupled with a decrease in housing activity and rising job losses, could result in house price falls as forced sales filter through from late 2009. Such a scenario in a historically low interest rate environment would provide further relief to affordability in 2009 and 2010.

However, as the economy improves from 2011 and interest rates begin to rise to a more neutral level, affordability issues will re-emerge if loan size (and thus price?) falls are not high enough between 2009 and 2011. In order for affordability to revert to long-term average levels by end 2011, the average loan to purchase a dwelling needs to fall 10%, nominally.

REIA data from 1980 suggests that national house price falls of 10% have never occurred. Current house prices are down around 5% nationally, which is the highest on REIA records since 1980.  Westpac Property are of the view that prices are likely to remain stable until accelerated job losses bring confidence down in late 2009, after which further price falls are likely to occur through to early 2010. However, as the economy and employment numbers recover and interest rates rise in 2011, house prices are likely to enter a period of stabilisation.

Despite the expectation of further house price falls, Westpac Property expects that the declines will not be large enough to assist housing affordability as the economy recovers. As such, affordability will remain constrained well beyond 2011 as interest rates revert to a more neutral level.

There is the possibility that the economy performs better than expected. As such, if job losses are limited this could potentially place upward pressure on prices in an environment of low interest rates and low housing supply. Should this occur, housing affordability would be a much greater issue than suggested above, once interest rates start to rise.

Attachment:  home-affordability-q1-2009

Free Insulation for Your Home

Free Insulation for Your Home? It doesn’t get any better than this… the Australian Government has decided to go green. One way they are going to do it is by giving people a rebate of up to $1,600 if they put insulation in their home. This will not only save us on our heating and cooling bills, but save the environment through the reduction of electricity generation and mining of coal or gas to actually generate the electricity. Maybe it’s just the Government’s way to delay building another power plant? either way, its free insulation for your home(Unless you have a huge home, then it might cost you a bit)

As everybody is affected by the global financial crisis, it is not surprising that everybody is doing their part to save a penny or two…
Remember the saying… “Penny Wise, Pound Fooling”, Well, here is an opportunity to save both pounds and pennies… so read carefully.

For people who live in their own homes:

Go get a quote or two to have your house insulation checked out by a professional to see if you are eligible for the $1,600 government rebate. This will obviously save you $1,600 (be pound wise) and also save you ongoing heating and cooling cost in your home (be penny wise) – For Home Owners

For people who are renting or land lords:

About the same as above, except you only get $1,000 rebate, so don’t miss this opportunity to add value to your investment and save your tenant future heating and cooling cost! – For Renters

Read the links above for more information, there’s actually different eligibility for owner occupiers and renters/landlords. So spend a bit of time to find out how to get Free Insulation for your home… beat’s paying your electricity bill..

Free Financial Advice

No, I’m not giving free financial advice today. I’m just proving a point to a friend that I can actually get this post up on to the first page of Google for the keyword: “Free Financial Advice”. That said, I don’t want any readers to miss out especially if they are looking on resources on Free Financial Advice.

  • If you’re interested in Property Investing, such as how to finance a property or just to see how a property deal looks like then check out these Property Examples
  • If you’re more interested in Share Trading or Investing in the stock market I highly recommend you read what Warren Buffet has been doing over the past 6 months. Personally, I think in the current market you’ll want to find out about about Value Investing
  • If you’re looking for resources on personal development, property investing, share market investing, building businesses you’ll want to visit Your Success Club where you can get access to hundreds of online resources for just $1. There’s books in there that are worth thousands of dollars if you actually go to the book store and buy them

It’s not exactly Free Financial Advice here, but hopefully you’ve got some useful information that you can use. Let me know what you want me to research and write about in the comments and I’ll do my best the find the answers for you! Anyways, fingers crossed for me to get to the first page on Google…

Residential Property Investing

Burning House

I’m putting together a series to answer some of the hard questions in residential property investing based from my personal experiences and other investors that I have meet along the way. I wrote this one on Your Success Club so you can either click on the link below to read about it or just scroll down. I haven’t finished posting the rest up yet, so I’ll update it when I get to it.

Residential Property Investing – Barriers

Here are some of the most common questions people ask me when they are thinking about residential property investment. It’s always the same questions every time, so I’ll be linking up this page over the next few weeks with the answers and also adding extra things when I think of it. Hopefully this will help you take the next step or ideas to increase your sleep at night factor.

It makes sense to ask these questions, in residential property investment there are very limited areas to actually worry about. It’s either something to do with the income (ie. rental) or the expense (ie. interest expense)

Here are the usual suspect:

Australian Bank Starting to Axe No Deposit Loans

It’s going to be interesting as more and more banks tighten their lending policy and make it harder for people to borrow. In the article below, CBA is axing their no deposit loans. I think its important to interate that the Property market is “moved” by the ability to finance the asset (ie the property).

Reducing/tightening credit policies and rules will obviously make it harder for individuals, investors and of course businesses and large corporations to finance things. Which means people will fail the credit assessments and not be able to purchase (ie. reducting in the demand of property due to the inability to finance the asset)

So keep an eye out for other signs of tightening credit which will effect the economy and all other markets!

 

CBA axes no-deposit loans
Prospective homebuyers will find it hard to get no-deposit loans in the wake of the global credit crisis.

The Commonwealth Bank of Australia has banned no-deposit loans and the ANZ has tightened eligibility requirements.

JPMorgan banking analyst Brian Johnson says stricter lending standards are here to stay.

”The era of getting very easy credit to buy a house is over,” he told ABC Radio, adding the move could have negative implications for house prices.

Aussie Home Loans boss John Symond says the change signals a return to sensible lending practices.

”Banks have got to have prudent lending,” he told ABC Radio.

”People buying home in Australia with little or no deposit is flawed process.”

Source – AAP

Depreciation Schedule – The Benefits Explained

Last week I wrote about Depreciation Schedule – Where Can I Get One?, I realised that some people may not know what a depreciation schedule is and why you actually want to get one. So I better explain myself…

The dictionary definition for depreciation is: “A decrease or loss in value, as because of age, wear, or market conditions.”

The good news for property investors is that the Australian Tax Office (ATO) allows us to claim this “decrease or loss in value” an expense. The best thing is that we actually didn’t pay for it, i.e. we didn’t have to pay anybody for the “decrease or loss in value”, but we are allowed to claim it! People in the accounting industry call this paper loss since no money actually comes out of the investor’s pocket.

Let me help you understand with an example. I will be using a slightly modified version of my personal transaction:

  • Property Purchase Price: 370,500
  • Loan Amount: $359,385
  • Annual Interest (8.2%): $29,469.57
  • Annual Rental: $15,600
  • Water Rates: $800
  • Council Rates: $800
  • Strata Rate: $1,000
  • Depreciation (First Year): $3,000 (This is the number from your depreciation schedule – and will vary from property to property and is dependent on the age of the property and capital improvements that has been done on the property)
  • Tax Rate: 30% (My Assumption)

If I don’t have a Depreciation Schedule:

  • Net Income: $15,600 – $29,469 – $800 – $800 – $1,000 = -$16,469
  • Tax Deduction (30%): $4,940.7
  • Actual Cash Outflow: $4,940.7 – $16,469 = -$11,528.3

If I have a Depreciation Schedule

  • Net Income: $15,600 – $29,469 – $800 – $800 – $1,000 – $3,000 = -19,469
  • (used for tax calculation)
  • Net Income: $15,600 – $29,469 – $800 – $800 – $1,000 = -16,469 (actual
  • cash out flow – however depreciation does not cost you real cash and is not included)
  • Tax Deduction (30%): $5,840.7
  • Actual Cash Outflow: $5,840.7 – 16,469 = -$10,628.3

As you can see there is $900 worth of savings (real money). That’s potentially a short holiday, a new computer, an iPhone, 15 months subscription to Your Success Club, saving to offset your interest paid, the list goes on!

Depreciation Schedule – Where Can I Get One?

 

I was talking to some people who owned investment properties last week and I was astonished that even though they knew about depreciation they didn’t know they could actually buy a depreciation schedule. Most people know about claiming depreciation for investment properties, but obviously not everybody knows that you can pay a qualified valuers to get an Australia Tax Office (ATO) approved depreciation schedule which you can used in your tax return. So this post is dedicated to closing this gap!

I have used several companies to purchase depreciation schedule for my properties, this is just the ones I have personally used and this is definitely not the definitive list. Feel free to Google one or ask your friends or even go look through the yellow pages

  • Deppro (full service – a valuer will come to your property and calculate the depreciation for your property)
  • Tax Shield (budget service, desktop estimates are done, I don’t think an actual real life valuer actually comes on site to see your property. This is better for those older type properties with not much depreciation left, ie. no new renovations or improvement done to the property for decades)
  • Local Valuers (full service – a valuer will come to your property and calculate the depreciation for your property. Its usually cheaper than Deppro and those bigger companies, you can find them in the yellow pages or Google) The service is sometimes better from local valuers compared to the big boys because they want your business. So its really up to you…

So if you have an investment property, do yourself a favour and order a depreciation schedule especially if you don’t already have one. You are literally throwing good money away if you don’t have a depreciation schedule.

PS: You can actually negotiate on the price with Deppro (for that matter, with anybody), I told my colleague about deppro and he was smart enough to ASK for a better price. I think he got $100 off simply because he asked! So the question is, are you brave enough to ask?

Income Tax Withholding Variation – Get Your Taxes Back Before the Financial Year!

This is my first approved article on ezine. It’s a regurgitated version of a previous post I did which I cleaned up a bit before submitting it… so here it is again! Enjoy!

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Income Tax Withholding Variation – Get Your Taxes Back Before the Financial Year!

For the people who are new to this I will briefly explain what Income Tax Withholding Variation is:

PAYG income tax withholding variation (ITWV) is used for people on the PAYG (Pay As You Go) system, i.e. pretty much everybody who is on a salary. This just means that your employer is withholding some part of your salary base on your tax payable and sending it to the tax man, Mr ATO (Australian Taxation Office).

You might be thinking, what’s the point of all this and how is this going to benefit you? Well If you have tax deductible expenses such as interest on an investment property, margin loan, land rates, water charges, property management expenses etc. then this will be useful for you. What usually happen is that you get a tax refund at the end of the financial year because your employer has withheld too much tax for the tax man (simply because your employer doesn’t know that you have investment properties or other tax deductible expenses).

By completing a PAYG income tax withholding variation (ITWV) application, you are applying for all those investment deductions to be refunded during the year via reduction in the tax withholding that’s been applied by your employer to your pay slips. This way it seems like you are getting more cash from your pay slips due to the reduction in the tax withheld. This money can be used for anything, hopefully you will use it to pay for those expenses when it happens or simply set it aside to offset interest or even earn interest in some high interest account, instead of sitting in the tax man, Mr ATO’s bank account earning interest for them.

Once you complete this form, the ATO will tell your employer to make the necessary changes to your pay slips. So get on-line today and complete one, especially if you have deductible expenses!

There are two ways of submitting the application:

  1. complete the e-form and submit it on-line (highly recommended because you get it done straight away)
  2. printing the form out and completing it yourself and ’snail’ mail it to the ATO, if you don’t know how to fill out the form ask you accountant about it. The form is actually very easy to fill out!

Example:

Here’s a quick example of how PAYG income tax withholding variation (ITWV) will help you:
For simplicity i am going to assume the following:

  • Tax rate is 30%( flat rate across all income)
  • You get paid monthly
  • You earn $50,000 a year
  • You have net $12,000 worth of investment expense ($1,000 per month)

BASE CASE

  • Your taxable income is $50,000, so your tax payable is $15,000 (30% x $50,000)
  • Your employer will withhold 30% ($15,000 per year) of your salary and send it to the tax man
  • This means your monthly pay slip is $2,916.67 ($35,000 / 12)
  • You will need to spend $1,000 for your investment expense monthly
  • This leaves you with $1,916.67 for your living expenses and savings per month
  • You get a huge tax refund at the end of the financial year $3,600 (30% x$12,000)

AFTER PAYG income tax withholding variation (ITWV)

  • Your taxable income is $38,000 ($50,000 – $12,000), so your tax payable is $11,400 (30% x $$38,000)
  • Your employer will withhold 30% ($11,400 per year) of your salary and send it to the tax man
  • This means your monthly pay slip is $3,216.67 ($38,600 / 12)
  • You will need to spend $1,000 for your investment expense monthly
  • This leaves you with $2,216.67 for your living expenses and savings per month
  • You get NO tax refund at the end of the year, but you received $300 more a month which could be better used in your hands than the tax man, Mr ATO’s hand

So the question is will you be doing your PAYG income tax withholding variation (ITWV) this year? or at least find out from your accountant what this is all about!

Download your Free Printed Interview of Ed Chan – “Tax Matter” from http://www.YourSuccessClub.com

Yong-Long Lai - EzineArticles Expert Author
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