Tax and legal advice
Justin Beeton

6 biggest mistake SMSF property investors make: part 2

By Justin Beeton

Buying property through an SMSF can be a rewarding investment strategy, but you’ll need to navigate these common mistakes in order to avoid rendering your fund non-compliant and landing yourself in hot water. 

Blogger: Justin Beeton, founder and managing director, The SMSF Club 

In my previous blog, I detailed three key mistakes investors make when using their SMSF to buy property. Here I reveal three more errors they make - and how you can avoid them. 

4. Insurance issues
Not having the property correctly insured is another mistake. You should ensure you have replacement insurance for fire damage to the property, so it can be replaced. In addition, you must have public liability insurance in case a tenant or a tenant’s guest suffers an accident leading to significant injuries resulting in large damages action.

If this were to occur without proper insurance then not only would your SMSF lose the property but all the other assets of your super fund would be at risk as well. This could have horrendous implications for the members’ retirement plans.

In addition, each member should consider life insurance cover to pay off the debt on the property so the surviving member has the option to retain the property upon the death of their spouse in a typical ‘husband and wife’ SMSF.

However, this option will only be possible if the insurance premiums paid from the SMSF are being correctly accounted for and paid from the correct member account balance or a reserve account of the SMSF.

5. Legal oversights
Having an enduring power of attorney in place for each SMSF member is crucial and an area in which some investors fall down if they don’t use an experienced solicitor to set up their SMSF.

Under the superannuation laws, every member of an SMSF must also be a trustee of the fund or a director of the corporate trustee of the fund. If you have lost mental capacity, you cannot be a trustee or director and as such, your SMSF would become a non-complying fund.

Your options in this situation are to either pay out the account balance of the member who has lost capacity, or wind up the fund. Again, if the property was only recently purchased, there will most likely be a loss in these circumstances.

6. Insufficient diversification
Investors should avoid having all of their SMSF’s assets in just one leveraged investment property or having only one asset class (such as property) comprising virtually all of the fund’s assets. A trustee is required by the superannuation laws to prepare an investment strategy and then invest according to that strategy.

A fundamental principle of investment theory and portfolio construction theory is asset diversification. In other words ‘Do not put all your eggs in one basket’.

This is one area that the regulators will be looking at in any review of an SMSF and its compliance with the law.

If you, as the trustee of your SMSF, are not familiar with how to put in place a proper investment strategy, then professional advice should be obtained in this area.

Another reason for diversification is for liquidity purposes. Assets such as shares can be sold immediately, whereas property can take some months to sell. There may be instances where cash is required urgently by your SMSF, so by investing in a range of assets including very liquid assets such as shares, cash can be available at short notice.

Avoiding costly mistakes
There are a number of mistakes that many people make when purchasing property through their SMSF. It is a complex area requiring advice from properly qualified professionals. The laws surrounding SMSFs are also multifaceted, so your regular conveyancing solicitor may not be up to date with all the legal requirements of the superannuation laws.

In addition, advice should also be sought from properly qualified advisers on how to mitigate your insurance risks.

Buying property through your SMSF is a great investment opportunity but you must do it properly, remaining compliant with all the laws – especially where borrowings are used.

Read 6 biggest mistake SMSF property investors make: part 1 here

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About the Blogger

Justin Beeton

Justin Beeton

Justin Beeton is the founder and managing director of The SMSF Club and the head of investments at Sequoia Asset Management.

The SMSF Club is a membership program designed specifically for anyone who has or wants an SMSF. With an extensive network throughout Australia, The SMSF Club integrates a tailored ongoing education program with ongoing administrative, compliance, and investment support. The SMSF Club assists members throughout every stage of the SMSF process. 

FROM THE WEB

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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]om.au for more insights!

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When buying property, it’s important to focus on what’s important. Investor Katarina Taurian shares just what exactly is important to her: having the mindset of looking past superficial cosmetic matters and homing in on the structural suitability and potential of a property.

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In this episode of the Smart Property Investment Show, Katarina joins host Tim Neary to unpack her entry into the property market and experiences of rentvesting, and how the Smart Property Investment Show was vital  in a number of decisions which she made along the way.

Katarina discusses about the team that she had help her along the way, why she thinks that you should never skimp on a good solicitor and accountant, and the red flags which tell her why buying a new property doesn’t necessarily mean buying a better property.

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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Why buying new property doesn’t mean buying better property
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  ["title"]=>
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Media hype would have you believe that the Australian property market is in dire circumstances at the moment and that there is no money to be made.  But is that really the case?

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In this episode of the Smart Property Investment Show, regular guests Steve and Victor of Right Property Group join host Phil Tarrant to discuss the current state of the Australian property market as it is portrayed in the media, and analyse if things are as dire as we are being led to believe.

They will compare regional markets with capital cities as investment options, reveal some areas which they consider to be poor investments at the moment while also discussing some of the markets where they see future potential.

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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AREAS MENTIONED: 

Hobart
Sydney
Perth
Brisbane
Shepparton
Cambridge Park
Geelong
Wollongong
Melbourne
Newcastle
Orange
Dubbo
Bathurst
Armidale
Bendigo
Cairns
Ipswich
Emerald
Port Hedland
Surfers Paradise

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Busting perceptions of a doom and gloom property market

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