Tax and legal advice

How to jump through the banks' SMSF hoops

By Mary Sartinas

Mary Sartinas - SPI blog miniBuying property and borrowing in your SMSF has fast become a growing topic of interest among serious property investors. To accommodate the interest, the scope of lending options has also become wider with more banks getting on the bandwagon. Whilst this has allowed for a greater choice, it also means that investors need to know all the different credit hoops to jump through.

Blogger: Mary Sartinas, Affiliate Finance & Property 

The following tips will highlight what to lookout for when applying for finance in a SMSF structure.

Suitability
Whilst the banks won’t all necessarily ask upfront whether you have considered the suitability of borrowing in your SMSF, it’s expected that you’ve undertaken your own due diligence. In saying that, don’t be surprised, if a certificate of financial advice appears in your loan offer documents.
TIP: Make sure you have met and discussed your investment strategy with an accountant and / or financial planner licensed to discuss SMSFs prior to buying the property.

Serviceability
Most investors won’t even think about the aspect of “servicing” until the application has been lodged to the bank, however, this could pose a “make it” or “break it” for the deal. There are two methods for assessing serviceability and it all depends on the lender's policy as to which one will apply to you. The first assessment method relies just on the income derived by the SMSF to service the new loan. The second and more complicated method requires the individual member to demonstrate their ability to continue servicing their existing commitments using that lender’s assessment on top of the SMSF’s capacity to service its new loan.
TIP: Engage a suitably qualified finance broker to do the preliminary calculations for you. This might even mean getting a pre-approval for added peace of mind.

Structure
Corporate versus individual trustee...? It’s not something that investors decide to set up with the bank in mind, however, the structure of your SMSF will determine the loan to value ratio or the LVR to which the lender will extend their funding. When the security is zoned residential, most lenders will lend up 70% when the trustee is individual and 80% when the trustee is corporate.
TIP: Work out the difference 10% could make to the end result. If making a greater contribution from the funds in your SMSF leaves you with insufficient cash to cover the ongoing costs of managing the SMSF, and your preferred lender will extend to 80% against a corporate trust, then perhaps you may need to revisit your structure.

Security
Another factor that will affect your LVR is the zoning of the property. Typically under a corporate structure, lenders can extend to the following LVR’s:
•    Residential:       70% - 80%               
•    Commercial:      60% - 70%                        
•    Rural:               50% - 60%
However, there is also a separate category for specialised security, which is not quite black and white and needs to be reviewed in line with the individual lenders policy. For example, properties under 50m2, inner CBD postcodes, studio / student accommodation, serviced apartments, resort residential, properties over 50 acres are amongst just some of the specialised securities.
TIP: Before committing to the purchase, make sure that your preferred lender will accept the property and where possible, order the valuation upfront to determine any possible risks.

Whilst the lenders’ credit guidelines may appear rather complex, the most important tip of all is to discuss your finances with a suitably qualified adviser prior to making any financial commitments to purchase a property in your SMSF.


About Mary Sartinas
Mary Sartinas - SPI blogMary Sartinas is a director and principal adviser at Affiliate Finance & Property, a leading Australian finance broking firm.

Over the last 20 years, Mary has become the trusted adviser to thousands of successful property investors, assisting them on their finance journey.

Her clients understand that having the right strategies, setting up the correct structures and engaging a team of experts are the keys to building a thriving property investment portfolio. Mary has also been an active property investor for almost two decades and shares her knowledge and experiences from the stage, where she is she is a regular speaker.

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  string(334) "

Will Magee has had ambitions to enter into the Australian property market for quite some time, but it has been more than just finances holding him back.  Having been granted permanent residency just two weeks ago, Will is wasting no time and is now in the process of signing papers and finding his first investment property.

" ["fulltext"]=> string(2483) "

In this episode of the Smart Property Investment Show, Will joins host Phil Tarrant to share why he is purchasing his first property in partnership with his brother, discuss the complications that can arise from such a strategy, and unpack the ongoing plan for building a joint property portfolio with his brother.

Will will also share how they approached saving for their first property, why he is taking out the mortgage in his name exclusively, and share their savings plan for the year ahead.

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:

From property in Australia to a ski lodge in Japan
Mortgage Trusts, an alternative first step for property investors
Should a real estate title be in one person’s name only?

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A property investment plan years in the making
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Median house prices in regional Victoria outperformed that of Melbourne in the June quarter, the latest REIV figures reveal. 

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Median house prices in the regions rose 4.0 per cent to $419,500 but in Melbourne they dipped by 0.6 of a percentage point to $840,000.

The result in Melbourne was due to a 0.8 of a percentage point fall in prices achieved at auction; this was despite a lift of 2.3 per cent in private sales.

Inner Melbourne suffered due to auction prices, where median prices fell by 4.9 per cent to $1,459,000 but it was middle Melbourne that was hardest hit, with a 5.4 per cent drop to $974,500.

Outer Melbourne had a good quarter with the median rising by 0.5 of a percentage point to $681,000.

Apartment prices in regional Victoria grew by 3.7 per cent to $304,500 while the metro media was up by 0.5 of a percentage point to $604,000.

REIV President Richard Simpson said that despite fewer sales, many sectors of the market were performing well.

“2017 was a bumper year and while the trendline has flattened, despite the fall in median house prices in the June quarter, median prices are still up this calendar year for both houses and units, in Melbourne and in the regions,” Mr Simpson said. 

In particular there was been strong growth in regional centres which is probably due to the first-home buyers’ concessions said Mr Simpsons.

“The first-home buyers’ concession has been a boon for regional areas. A new entrant to the property market buying a house at the regional median will pay no stamp duty, while a first home buyer of an apartment in Melbourne at the median price would pay stamp duty of nearly $25,000,” he said.

Mr Simpson said that more prospective buyers are looking towards regional Victoria which is also having an effect in Melbourne.

“Melbourne’s outer perimeter continues to grow. Small increases in the June quarter mean that the median prices for both houses and units have risen over 10.5 per cent from a year ago.

Mr Simpson said moving forward that vendors need more realistic expectations as the highs of 2017 are now over.

“Negative chatter about the future of the sector coupled with stronger lending controls by financial institutions has created some uncertainty and vendors need to be realistic with their price expectations,” Mr Simpson said.

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Regional Victoria showing up Melbourne in price performance, new data finds
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  ["title"]=>
  string(38) "From pirouettes to property investment"
  ["alias"]=>
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  ["introtext"]=>
  string(381) "

If Mark Hodge’s face looks familiar to you it could be because of his time working as a professional entertainer which saw him working with the Australian ballet, appearing on multiple seasons of Dancing with the Stars and touring in musical theatre for 17 years. What you may not know is that Mark is also heavily involved in the short-term property rental marketspace.

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Mark joins host Phil Tarrant to discuss his transition from entertainer to investor, a journey pushed forward by dance related injuries and even a hit and run which saw him needing to find alternate methods to bring in an income. Mark shares how bad long-term tenants and a gang member guided him to the short-term rental market, and how this pushed him into helping others to realise the same benefits.

Mark will also address the common concerns, discuss what his company Maisonnets specialise in and unpack how they are making the process of filling short term rentals easier for investors.

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:

The hard-to-swallow truth: The prickly points of the Airbnb reforms
Airbnb reforms unpacked for property investors
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AREAS MENTIONED:

Melbourne
Sydney
Rushcutters Bay
Maroubra
Potts Point

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From pirouettes to property investment

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