Creative Finance Newsletter JULY 2010

Happy New Financial Year

It’s the new financial year. This is often the time when we sit down to make grand plans for the future.

But how do you make them stick, especially when your finances need an overhaul?

We’ve all made financial resolutions. We will spend less and save more, redo the budget and cut up at least one of our credit cards. We will pay our bills on time. We will stop buying lunch and instead make and take our own.

Unfortunately when resolutions are not backed up with a decent plan they tend to fall in a heap. The trick is to approach money resolutions step by step rather than expecting miraculous, overnight changes just because you’ve ushered in a new financial year.

Trying to do too much all at once also sets you up for a fall.

So be realistic, be flexible and give yourself a real shot at gaining financial control over the next 12 months.

Here are four financial resolutions to get your house in order. Each change flows naturally to the next.

1. Manage your debt

The first and most important resolution is learning to manage your debt. In the past decade, Australian household debt levels have risen dramatically. While the credit crunch has forced people to rein in spending and pay down debt, people should aim for low debt levels in good times as well as bad.

Start by separating your debt into good and bad debt. Good debt includes the family home, investments and money borrowed to invest in your education, skills or development.

Bad debt means liabilities that bring nothing (financially) in return. Bad debt includes credit-card and store-card debt, personal and car loans.

It can be very confronting facing your debt for the first time but if you have a lot of bad debt, you need to eliminate that before you can do anything else. Pay off the debt with the highest interest rate or penalties first. Pay the minimum plus something extra - as much as you can afford. In the meantime, you should be paying the minimum monthly amount on the other bad debts.

Once the first debt is paid off, start paying off the debt with the second-highest interest rate. Continue paying the minimum on that plus the whole amount you were paying on the first debt. Over time this will snowball so you are paying off bigger amounts each month and paying the debt much more quickly than at first.

2. Protect your wealth

Resolution number two is to protect your wealth. “What wealth?” people often ask, especially if they are single and yet to accumulate assets. It is important to recognise that your earning ability is an asset, and therefore your ability to work and make an income needs protecting.

Too often, insurances are put in the “I’ll do it later” basket. People rebel at the idea of paying for something they may never need. Of course that may be true, but what happens if you do get sick or have an accident and wind up with no means of financial support? Many people also put off insuring themselves or their income because they think it will add a lot to their weekly expenses. While this can happen, it doesn’t have to be the case.

Take the time to consider the type of insurance you might need. If you’re young and don’t have dependants, maybe life insurance isn’t necessary - but you may get peace of mind knowing you have income protection or trauma cover. This means if you are in an accident and can’t work, you will be covered when the sick pay runs out.

If you are older and have a family and a mortgage you should consider life insurance for you and your partner, as well as income protection.

The costs can add up, so look at ways to reduce the effect on your cash flow.

Some superannuation firms offer life insurance and you can take out extra cover with payments coming out of your super. You may not want to chip away at your nest egg but if cash flow is tight, it makes more sense to do it this way than not at all.

Your super fund may also offer limited income protection, say two years. You can then get extra cover elsewhere with a waiting period of two years, which will reduce the cost.

3. Taking financial control

The third resolution requires you to focus on where you are and where you want to be. It’s called taking financial control.

You need to get a full overview of your finances. That means what you earn, what you spend, where it goes and on what. You can then begin setting up a roadmap for where you want to be.

This can be a scary step. Many people don’t want to know how much they spend on dinners, dresses or little extras like a coffee in the afternoon. They also worry that if they look at where their money is going, they’ll be forced to give up things they want. But this is less about deprivation and more about directing how you spend your money.

Any good budget should have flexibility, but you do need to be realistic. If it’s important to you to have dinner out once a week, then include it in your budget but recognise something else may need to go to pay for the cost. Or make small changes. You can still go out every Friday but aim to spend less.

At this stage it’s also important to create goals. There’s no use in having a budget if the money you save is not going towards a genuine goal. What are your financial goals for the next 12 months, the next five years and long-term? Sit down by yourself or as a family or couple and list as many as you can. When you are done, prioritise and separate the needs from the wants- putting the needs first, of course.

It’s important to write these down. This helps makes your goals concrete, forces you to focus on what is important and helps you to get what you want. How much will it cost? How much do you need to save to get it? Suddenly those pie-in-the-sky dreams are possible and only require reworking your budget to achieve them.

Make sure to keep your budget for the month - and the year- where you can see it. Keep it achievable and make sure you factor in money for debt repayment, emergency situations and your insurances.

4. Building wealth

The final resolution is about building wealth. For most people you can’t make your fortune overnight, but you can get there through diligent saving and sound investment.

Here is a “three-bucket” savings plan:

  1. one for short term (12 months to two years);
  2. one for medium term (three to 10 years); and
  3. one for long-term savings (more than 10 years).

The first two tend to be about funding your lifestyle such as a holiday, a renovation, or school education for the kids. The long-term saving is primarily for retirement.

Then work out your risk profile: whether you are inclined towards higher – or lower- risk investment. There’s no point investing in riskier stocks if it will keep you awake at night. You are better being comfortable and going for longer term, safer shares.

What you plan to do with the money will also determine where you put it while you save, such as a high-interest internet account, a cash-management account, managed funds, direct shares, or maybe property. Always direct some savings into your super, no matter what your age.

Finally, remember to always diversify your savings and investments. Put it all in one spot and you risk losses. Spread it out and you spread the risk.

Building Wealth with Property

Real estate investment is an Australian favourite but it’s not without its pitfalls, particularly for the novice investor.

Here we examine some of the benefits and traps of investing in bricks and mortar.

There is something about being able to see and touch property than makes it a popular investment. The fact it comes with tax advantages, can offer income and capital gains and is perceived to be low risk adds to its attractiveness.

Increasing interest rates and the reduction in the first home buyers’ grant might have slowed new lending and have pulled back some house valuations, but continuing demand for property in key areas is helping keep prices relatively strong.

Record migration levels, a continuing rental property shortage and a generation of baby boomers on the move are a few of the factors underpinning demand for residential property in both city and lifestyle locations, such as the coast.

While higher interest rates mean higher borrowing costs, the fundamentals of buying an investment property remain the same.

Like most investments, property is a long term acquisition and there are risks associated. Values fluctuate and you have to be able to meet the debt repayments. Unlike shares or managed funds, if you need access to capital you can’t just sell part of the investment. Selling the whole property can take time.

Negative Gearing

When the income a property generates is less than the costs, including interest on the loan and other outgoings, the investment is said to be negatively geared.

While you are in effect making a loss, the advantage is the loss can be used to offset your tax on income from other sources, such as salary, a business or other investments.

When property is sold for a profit, the capital gain will be taxable. Where a property is held for more than 12 months, there is a discount on the capital gains tax payable, so the amount due is halved.

Of course, the property can sell at a loss. In this case, the capital loss can be offset against capital gains made on other investments.

While it may be tempting to invest because of the seemingly attractive taxation benefits, tax shouldn’t be the driving factor when buying a property.

Negative gearing can deliver a sizeable tax refund, but the reality is that you have to incur a cash-flow loss (ie where expenses are greater than your rental income) first in order to get that refund.

Tips and Traps

There are several ways for people to get into property, including buying with friends, family or work colleagues.

Because affordability is a concern for many, more and more Australians are taking advantage of pooling their resources with people they know in order to get into the property market.

For a loan to be approved the applicants must be able to meet the repayments - but lenders don’t care if one party earns more or has greater liabilities than the others.

At the end of the loan term, the property may not be owned in equal parts. It is worthwhile to make an initial visit to a solicitor to have a contract drawn up outlining who pays what and how much of the property each applicant will own in the end.

Existing Equity

Existing home owners may be able to use their home equity, or equity from another investment property, to buy additional property for investment.

Anyone considering property investment should do their research. Read property-related articles, use data from reputable property-research companies, search the internet and talk to people who are knowledgeable. Find out about rental yields in each area, what infrastructure is in place and planned and what property-price growth has been experienced and is expected.

Investing the time to fully understand the market could save you thousands.

Being a Landlord

If you plan to rent out your property there are plenty of specialists who can take care of management, including advertising, selecting tenants, collecting rent and ensuring the property is maintained. For this they will charge a fee, which can be claimed as a tax deduction.

If you decide to manage the property yourself, learn about the responsibilities and legal obligations you have as a landlord.

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