ANZ Ignore RBA & Increase Rate

February 10th, 2012

ANZ today announced it will increase interest rates for variable rate mortgages and small business lending by 0.06%pa.

This is the first time the bank has moved to increase its rates independently of the RBA’s cash rate since it announced its split with the central bank’s pricing in December last year.

According to a statement from the bank, the decision follows ANZ’s monthly interest rate review which considered:

  • the intense pressure on retail and business margins in recent months being sustained following:
  • increased competition among banks for consumer and business deposits that has provided higher relative returns to ANZ’s 2.9 million deposit customers;
  • higher costs paid by ANZ for $8 billion in long-term wholesale funding raised since October 2011 as a result of the economic and financial crisis in Europe which has made money more expensive for all banks to borrow.
  • the stable monetary policy setting announced this week by the Reserve Bank of Australia following successive reductions in the cash rate in late 2011.
  • the competitive environment, the impact of higher rates on customers and on loan growth, and also the need to act in a considered way with growing pockets of weakness in the Australian economy.

Effective 17 February 2012, ANZ’s new standard variable mortgage rate will be 7.36%pa (7.46%pa comparison rate). New small business rates are effective from 17 February.

ANZ will also cut its three year fixed rate mortgage by 0.15% to 5.99%pa as part of its Breakfree banking package.

ANZ say this month they faced a serious dilemma in their review, balancing the rising cost of bank funding including deposit customers’ interests in receiving highly competitive rates, and the expectation of borrowers that we keep lending rates as low as possible.

In December and January the bank says it absorbed the additional funding costs in the hope that funding pressures would ease and that no change in lending rates would be necessary.

ANZ are still beating the drum that  margins in retail and business banking have now been squeezed for a number of months and they have taken the difficult decision to pass on part of the higher costs to customers.

The new monthly interest rate review process recognises that the Reserve Bank’s cash rate alone is not an accurate reflection of bank funding costs, particularly since the global financial crisis which has left all banks with the task of raising funds in volatile global markets and through stronger competition for deposits.

This change comes with a duty to explain to customers what drives the decisions and provide greater transparency about funding costs.

ANZ want to assure customers that they are committed to providing competitive products and we hope there will be an opportunity to lower rates in the coming months as greater confidence returns to global funding markets.

There has been much debate on banks in recent days,  ANZ will no doubt leave some customers frustrated and even angry.

Why they couldn’t just reduce the massive discounts on offer is a mystery. Clearly the profit is higher using this method. if you are a borrower it is a sad day if you are a shareholder things are looking up.

Banks likely to withhold rate cut

February 1st, 2012

While industry stakeholders remain at odds over whether or not the Reserve Bank of Australia will drop the cash rate when the Board meets next week, it is becoming increasingly unlikely that Australia’s banks will pass on any rate cut in full.

The banks have gone to great lengths to forewarn borrowers and brokers that any rate cuts delivered by the RBA may be withheld.

At the end of last year, ANZ  said the bank’s funding costs were now largely unrelated to movements in the Reserve Bank’s official cash rate.

As a result, the lender decided to align its mortgage rates more closely with its funding costs and review its rates on the second Friday of each month – independently of the RBA.

Less than one week later, Westpac said that the lender had decided to follow ANZ’s suit and review its mortgage rates independently of the Reserve Bank.

We are probably going to see the RBA drop the rates. But, the big question will be whether or not the banks pass on the rate cut in full and I don’t think they will.

All borrowers would really benefit from another 25 basis point rate cut, but I do not think we will see the rate cut passed on in full.

If the banks withhold some or all of the rate cut, it would really hurt the level of housing activity.

Given the weak housing numbers we saw this month, I think there is a good chance we will see another rate cut in February. But, will it be passed on? I don’t necessarily think that will be the case, which will ultimately limit the amount of people coming back into the housing market.

Renovate to Sell

January 30th, 2012

Renovation is one of the ways you can differentiate your home to attract buyers in a slow market, but you need to do your homework to ensure that renovating before you sell is worth the time, effort and money.

Renovation, whether major or minor, is no guarantee that you’ll be able to ask more money for your home. It’s important to know what to renovate so that your home appeals to a large number of buyers, and that the renovations won’t cost you more than what they’re worth to the value of the home.

Is it feasible?

Knowing how much you should spend is all about research. A good starting point is to estimate how much your home is worth now versus what it could be worth when renovated.  Look at other properties that are already renovated and are similar in terms of building style, number of bedrooms and block of land – this will give you an estimated sale price.

Take your estimated sale price and subtract your expenses and expected profit in order to work out your renovation budget.  Get some quotes on the kind of work you are thinking of having done and make a decision about whether you can do a decent renovation job for this amount.

Overspending on a renovation will eat straight into your potential profit so it’s important to be clear about how much the work will cost and whether it will be more or less than the value gain.

Will it appeal to buyers?

Focus on renovations that appeal to the majority of buyers such as work done to the kitchen and bathroom. Renovating to sell is a business decision so opt for a neutral look that will appeal to more people rather than making choices based on personal preference. Visit display homes, look at magazines and talk to real estate agents to get a sense of what the current ‘look’ is in home presentation.

The more labour you undertake yourself, the less risk there is of overcapitalising, so be prepared to get your hands dirty with jobs you can do yourself.

Renovate to highlight your home’s best features, focusing on appearance rather than function. If you have a choice between replacing the hot water heater or re-painting the house, for example, it’s the new paint not the water heater that will impress the

Put a Price on Your Home

January 27th, 2012

How do you go about finding out the true value of your home? You might not want to go to the expense of hiring a qualified property valuer, but you are worried about the accuracy of relying on market appraisals from real estate agents or online property price reports.

Your choice should largely depend on what you want the valuation for and how much you are prepared to spend. A professional valuation by a qualified valuer will give you the most accurate indication of what your property is worth but  it will cost you a few hundred dollars. In many situations this might be a worthwhile investment, such as if you are trying to decide whether to sell or refinance and you need a clear picture of your options. Qualified, independent valuations are also expected by most lenders if you are borrowing to buy a new property, refinancing or want to access the equity in your home.

By comparison, market appraisals from real estate agents and e-valuations cannot be relied on for their accuracy but they are useful in some situations, such as for increasing your market knowledge of property prices and providing you with a price estimate at little or no cost.

You may decide that you want to use a combination of the following options for figuring out what your property is worth.

1. Compare prices

Compare your property with recent sales in the area and keep an eye on what comparable properties have sold for. Make sure the properties you compare with have similar features like the same number of bathrooms and bedrooms.

2. E-valuations

There are many websites offering automated property valuations, some of which are accurate and others not. Choosing a decent website can be a bit of a lottery so it pays to stick with reputable sources like RP Data, Australian Property Monitors and Residex and look for reports that give information about comparable sales in the area or the historical sale prices of the property.

3. Real Estate Agent Appraisals

Estate agents often provide free market appraisals of what they believe the property will sell for. In many cases you can rely on an agent to give you a decent estimate but keep in mind that some agents might be over-pricing to get the contract or under-pricing for a quick and easy sale.

4. Licensed valuation

A comprehensive valuation includes a thorough internal and external inspection of the property that takes into account the property’s unique attributes. This is combined into a report that includes recent comparable sales in the area and prevailing market conditions

Landlords enjoy higher rental demand

January 19th, 2012

Demand for rental properties has pushed rents higher once again, new data has revealed.

According to the latest statistics from Australian Property Monitors, house and unit rentals have resumed upward growth after flat results over the previous two quarters.

National median weekly asking rents for houses rose by 1.1 per cent in the December quarter, with rents for units rising by 1.4 per cent.

Most capital cities recorded house rental rises over the quarter with Canberra up by 6.4 per cent, Brisbane up 2.7 per cent, Perth up 2.6, Adelaide up 1.5 per cent and Sydney up 1.0 per cent.

Melbourne, Darwin and Hobart however recorded flat results with no increases in median asking weekly house rentals over the December quarter.

The Sydney, Perth and Canberra rental markets have been characterised by chronically low vacancy rates and, with ongoing low levels of new construction, this situation is expected to continue with upward pressure on rentals.

The Brisbane rental market also remains highly competitive for tenants reflecting ongoing consequences of the devastating floods of early 2011 and the slow progress of reconstruction.

Melbourne continues to be Australia’s most tenant-friendly rental market with a wider choice of properties courtesy of nation-leading dwelling construction and no growth in rentals for both units and houses over the December quarter.

By contrast house rentals in Canberra rose by 6.4 per cent over the year with Perth up by 5.3 per cent, Sydney up 4.2 per cent and Brisbane up by 2.7 per cent.

But while rental demand was high in Sydney, Canberra, Perth and Brisbane last quarter it is expected demand and price growth to peak in 2012.

Peaking housing affordability as the price cycle bottoms out, combined with a strengthening economy will facilitate increased buyer activity in Sydney, Perth, Brisbane, Canberra and Darwin through 2012 that will take some pressure off the rental markets in these capitals.

Insure against Risk

January 16th, 2012

Risk is a necessary part of life, whether it’s as simple as trying a new breakfast cereal or as complex as investing in property. It’s how we manage these risks that can determine our future – wealth, happiness and lifestyle.

Taking out risk insurance to protect your income, your debts and your family is an important part of managing your exposure to risk. It’s impossible to know whether your situation will change in the future but risk insurance prepares you for “what if” scenarios. What if you are injured and can no longer work? What if your family is left without you and they are unable to make ends meet?

Without risk insurance the financial implications are huge if you become ill, injured, or die. Why jeopardise the wealth you have created through property investment by taking unnecessary financial risk?

Let’s take a look at what risk insurance options are available to you and what cover they provide. Contact us for assistance with choosing the right insurance for your situation.

Income Protection: This pays you a regular income stream in the event that you are unable to work for a period of time due to illness or injury. It enables you to continue meeting your living expenses and home loan repayments without having to sell down some of your assets to meet expenses.

Mortgage Protection: Your mortgage is taken care of upon your death or should you become disabled.

Life Insurance: Your family is looked after financially if you’re no longer there to provide for them – it can help take care of debts and ongoing expenses, as well as  provide funds that can be invested to generate an ongoing income.

Total and Permanent Disability: Similar to life insurance but also covers medical expenses in the event you suffer a permanent disability.

Critical Illness: Also known as trauma cover, this insurance pays out in the event that you suffer a specific illness such as heart attack, cancer or stroke.

ANZ announces rate decision

January 13th, 2012

Following ANZ’s first out of cycle interest rate pricing assessment, the bank has left its standard variable rate for retail mortgages and small business lending unchanged, at 7.3 per cent.

ANZ  last month said the bank would announce any changes to these rates on the second Friday of each month, rather than in response to the Reserve Bank monthly announcement.

ANZ says the Bank funding costs are now largely unrelated to movements in the Reserve Bank’s official cash rate.

ANZ  are intending on reviewing key variable lending rates each month. Anz say it allows them to more accurately reflect the sustained changes in funding costs they incur through the interest they pay to customers for their deposits and to investors in wholesale money markets.

To me this just seems like a publicity stunt as I cannot see them moving rates up against the other majors. If they were to do this I would suggest their customers would refinance to a better deal.

RBA eyes another rate cut

January 9th, 2012

It now seems all but certain that the Reserve Bank of Australia will cut the official cash rate again in February. According to recent domestic data, there is a real need for another rate cut, with both consumers and businesses remaining extra cautious about borrowing. Another rate cut would take the official rate to just 4 per cent – 100 basis points above the historic low.

Housing and business credit was flat in November and has barely expanded over the past year. This sluggish corporate borrowing arguably also reflects a preference to use retained earnings rather than use external funding sources.

I believe the RBA will lower Australia’s official cash rates by a further 0.25 per cent to 4.0 per cent in February.

House versus Apartment

December 21st, 2011

Does a house make a better investment than an apartment? It’s a common question but like the ‘old versus new’ debate, the answer depends on who you speak to!

Houses are often perceived as slightly ahead on price growth than apartments; however, a recent RP Data Property Pulse report states that apartment values are increasing. Over the past five years (July 2006-July 2011) apartment values for combined capital cities have climbed 6.0 per cent, up 1.2 per cent on housing values during the same period.

So where does that leave you? Well, it’s important to remember that regardless of whether you buy a house or apartment, your ultimate goal is to find a property that will deliver the best return on your investment in the long term. Factors like how much you can afford and what you want to achieve from your investment should drive your decision-making.

Here are some issues to think about that may help clarify which type of property best suits your investment goals:

  • Rental demand: do your research about what type of dwelling will be popular in what area. An investment apartment near a university, for example, can allow you to tap into the demand for accommodation by overseas students.
  • Affordability: apartments are cheaper to buy, making them a good option if you are a first-time investor and want to break into an up-and-coming market you couldn’t otherwise afford.
  • Fees: in addition to the usual landlord costs like council and water rates, you will have to pay strata or body corporate fees if you own an apartment. The more facilities on offer – such as pools, gyms or lifts – the higher the strata levy.
  • Maintenance: houses generally require more maintenance than apartments but the upside is you can decide when to spend money on repairs. With an apartment, you are locked into a strata levy but at least much of the maintenance is taken care of by the body corporate.
  • Capital growth: knowing the median prices and sales history of properties in the area you are considering buying into will give you a more accurate idea of whether a house or apartment will attract more capital growth.

Interest Rate Cuts for the new year

December 20th, 2011

I continue to stick with my forecast that the RBA will cut rates by a total of 100bps in this cycle. Consequently there are 50bps of further easing to come. With the current developments in the domestic labour market and ongoing uncertainty globally I expect that the next rate cut of 25bps will come in February.