Finance advice
Curtis Stewart

Would renting out your home help you to grow an investment portfolio?

By Curtis Stewart

Curtis Stewart explores how deciding to rent out your current house may impact your servicing position and how lender calculators apply different buffers, changing your borrowing capacity.

If you include your own home as part of your ‘investment portfolio’, your overall portfolio size will be similar whether you’re renting or owning. This is because rental expense adds no asset value, while owning your own home does.

To demonstrate this, imagine if Geoff and Sandra own their principal place of residence (PPOR) worth $1 million with an $800,000 loan, would their overall borrowing power increase by renting the apartment next door for $650 p/w and turning their place into an investment which rents for $650 p/w?

Running the numbers, Geoff and Sandra won’t experience any material rise in their borrowing power from doing this. With some lender calculators, they will receive a benefit, but with most, the impact will be negligible/negative. This is because of the way lenders assess the combination of rental expense, rental income, and mortgage debt for servicing. Considering the following:

  • Their new rental expense will be included at 100 per cent, so a $650 p/w rental expense is taken at $650 for servicing.
  • Their new rental income will be included at only 80 per cent, so $650 p/w rental income is haircut down to $520 for servicing.
  • The $800,000 debt turns into investment debt. Banks will apply the same buffers for this mortgage as if it were for a PPOR - ‘expensed’ at 7.25 per cent P&I repayments over 25 years (5 year I/O period). However, this debt with now be considered in their negative gearing calculation as it is now investment debt.

The combination of these factors produces a range of different results depending on exactly how the servicing calculator of each bank works.

Generally speaking though, the servicing benefit of the loan into investment debt is not enough to make up for the difference between their rental expense of $650 and their haircut rental income taken at $520.

This is why with most servicing calculators, there will be negligible servicing benefits to switching your existing PPOR to an investment property.

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In this episode of the Smart Property Investment Show, Dominique Grubisa joins host Phil Tarrant to share her personal story which saw her hit rock bottom with excessive debt during the GFC.

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Dominique unpacks how, by relying on her background in law, she was able to overcome that debt and in doing so develop a unique investment strategy which she believes many can utilise today.

Dominique discusses distressed properties, and how she goes about finding them in order to buy property well below market value. She shares the process of identifying distressed properties as well as the controversy surrounding this buying method.

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!

RELATED AREAS OF INTEREST:

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More than just bricks and mortar, experts often regard property investment as a ‘game of finance’. As such, a good finance strategy can lead any investor to success.

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To hear more about these services, make sure to tune into this episode of Property Showcase!

 Make sure you never miss an episode by subscribing to us now on iTunes!

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    In this episode of Property Showcase, Michael Beresford joins editor of Wealth James Mitchell to unpack why recent political changes are not reason for concern for Australian investors.<\/p>\r\n

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Many investors who would have been successfully approved for finance last year are struggling now to either begin or continue their property investment journey because of the current financial climate.

In this episode of the Smart Property Investment Show, broker John Manciamelli and Momentum Media director Alex Whitlock joins host Tim Neary to discuss how APRA changes and the royal commission have resulted in a tighter lending economy and what that means for Australian investors.

They discuss what traps investors should avoid if they are trying to obtain finance, the four key growth drivers in a property market and unpacking trust structures while revealing one type of trust that you should miss.

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!

RELATED AREAS OF INTEREST:

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AREAS MENTIONED:

Hobart
Bondi
Deception Bay

 

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More than just bricks and mortar, experts often regard property investment as a ‘game of finance’. As such, a good finance strategy can lead any investor to success.

" ["menu_text"]=> int(1) ["menu_show"]=> int(1) ["page_title"]=> string(53) "Finance Tips and Insights - Smart Property Investment" ["menu-meta_description"]=> string(91) "Financial tips for property investors, from mortgages to cash flow to saving for a deposit." ["secure"]=> int(0) ["page_description"]=> string(11) "sample desc" ["page_rights"]=> NULL ["robots"]=> NULL ["access-view"]=> bool(true) } ["initialized":protected]=> bool(true) ["separator"]=> string(1) "." } ["displayDate"]=> string(19) "2018-09-17 06:16:11" ["slug"]=> string(69) "18556:getting-finance-approved-in-this-tightening-lending-environment" ["catslug"]=> string(28) "45:smart-property-investment" ["link"]=> string(89) "/investor-stories-1/18556-getting-finance-approved-in-this-tightening-lending-environment" }
Getting finance approved in this tightening lending environment

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