Finance advice
Cam McLellan

How to consolidate your debt as a property investor

By Cam McLellan

Making smart decisions when consolidating your investment loans will give you a lot more access to your equity.

Blogger: Cam McLellan, CEO, OpenCorp

In order to mitigate risk, it is smart to avoid cross-collateralising or securing numerous properties with the same bank, particularly when it comes to your own home. We always disclose everything to banks but it is good to have your own home with one bank and your investment property with a totally different bank – then you simply draw down on the equity. Otherwise, if something goes wrong and you default on the loan for your investment, the bank will have access to your family home. This is especially important when you are starting out.

For example, when you purchase a home you pay the deposit and costs and have some debt; let’s say this loan was with ANZ. After a while you get some equity and at this stage most people simply go back to ANZ, say they want to buy an investment property and cross-secure the home and investment loans. Then ANZ would tick it off and say, “Well done, you have an investment property”.

Obviously, the issue with this is cross-securing. If something went wrong with your investment loan, the bank would have access to your primary place of residence. This is unlikely, but to mitigate some risk you should instead use the equity to create a line of credit with another bank and use it for the deposit and costs. You therefore have two separate loans with two separate banks.

That being said, let’s think about consolidating your debt with single banks, because there comes a time in some investors’ portfolios when they run out of banks!

I consolidate my investment loans by using a bank for each state. Let’s say I have multiple portfolios with two properties in Melbourne, two in Brisbane and two in Sydney. If all six properties were with one bank I would have a cross-collateralising issue and an issue drawing on equity from one market. If Melbourne was up, Brisbane was rising and Sydney was going backwards a bit, I’d obviously want to release some equity from the moving Melbourne market. If all of my investment loans were with one bank, they would go out and value my entire portfolio. They would probably say something like, “Melbourne has had some growth so you have $100,000 of equity there, Brisbane is ticking along and you have $20,000 there, but the Sydney market has moved down 15 per cent, so you’re minus $75,000 there”.

I would be chopped down to $45,000. So instead, I would group all of the Melbourne properties with bank A, the Brisbane properties with bank B and the Sydney properties with bank C. This way, regardless of the market in the other two capital cities, I can access my equity, which allows me to duplicate faster.

Hopefully by this stage your portfolio is reasonably neutral and you’re not too worried about defaulting on a loan or anything like that. When this time comes and you need to consolidate, you can get some pretty good deals from the banks because your business is worth quite a bit to them. You will have moved from being a consumer to a valued customer in the bank’s eyes.

We have to remember, though, to always keep our own homes safe. So whether or not you are splitting your properties between banks, as long as you have control of your primary place of residence you are on the right track.

Happy investing!

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About the Blogger

Cam McLellan

Cam McLellan

Director of OpenCorp, Cam McLellan is committed to sharing his passion and property investment knowledge with everyday Australians.

After thriving in the telecommunications, technology and recruitment sectors and making six BRW Lists in 8 years, alongside accomplished OpenCorp. entrepreneurs Matthew Lewison and Allister Lewison, founded OpenCorp. eight years ago.

Cam started investing in real estate at a young age and quickly mastered the art of building sustainable wealth. He has used the same wealth building strategy to develop a multi-million dollar business, sharing his knowledge and skill with ordinary Australians. Cam has personally bought, sold and developed numerous properties and has an extensive residential and commercial investment portfolio.

FROM THE WEB

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With the softening market impacting property values in many parts of Australia, Sally Dale, Opteon state director for NSW, ACT and Qld joins us to discuss the importance of valuations in the current property market

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Joining host Phil Tarrant, Sally will draw on her 25 years of experience in valuation and discuss the processes involved in arriving at a value for a particular property. She will also share how that process differs between commercial and residential properties and the difficulties which regional property valuations can present.

Sally will unpack the importance and cost of regular valuations on your properties, discuss whether presentation and owner input can sway a valuation and share what you should look for when seeking a reputable property valuer.

If you like this episode, show your support by rating us or leaving a review on iTunes (The Smart Property Investment Show) and by following Smart Property Investment on social media: FacebookTwitter and LinkedIn.

If you have any questions about what you heard today, any topics of interest you have in mind, or if you’d like to lend your voice to the show, email [email protected] for more insights!

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Sydney
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A softening market can be a difficult time for a property investor with finance approval tightening and property capital growth slowing, and while many real estate agents are also feeling the squeeze McGrath Brighton Le Sands' Bill Tsounias claims it is simply the market returning to normal.

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In this episode of the Smart Property Investment Show, Bill joins host Phil Tarrant to share his thoughts on the current Sydney property market, and to share the shifts that he has seen in house and unit sale prices following their worst quarter in the past decade.

Bill will unpack why properties are spending longer on market, share what he believes property investors are doing wrong when trying to sell their properties and share the secrets to getting the best out of a real estate agent and an auction in the current softening market.

If you like this episode, show your support by rating us or leaving a review on iTunes (The Smart Property Investment Show) and by following Smart Property Investment on social media: FacebookTwitter and LinkedIn.

If you have any questions about what you heard today, any topics of interest you have in mind, or if you’d like to lend your voice to the show, email [email protected] for more insights!

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Gavin Kemp and his now-fiancé bought their first property together after only six months of dating. They weren’t even living together at the time. Now, two years on, the pair have bought five properties, sold two and have a solid plan in place for their ongoing property journey. 

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In this episode of the Smart Property Investment Show, Gavin joins host Phil Tarrant to discuss how he chose the locations where he decided to invest and how, due to the initial lack of education (something that he now values highly), he lost money on his first two investments.

Gavin will share his thoughts on the current property market, reveal the people who he has leaned on throughout his property journey and discuss why his strategy employs a zero procrastination rule.

If you like this episode, show your support by rating us or leaving a review on iTunes (The Smart Property Investment Show) and by following Smart Property Investment on social media: FacebookTwitter and LinkedIn.

If you have any questions about what you heard today, any topics of interest you have in mind, or if you’d like to lend your voice to the show, email [email protected] for more insights!

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Launceston
Raceview

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A joint property portfolio before they were even living together

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