Given improving
employment conditions, an increasing population, low vacancy rates, and the
appreciation of real estate over the past decade, Toronto residential real
estate investment has never been quite this attractive. With housing prices
still high, people won’t stop renting anytime soon. In fact, the percentage of
private dwellings that are rented in the City of Toronto is hovering around
33.5%; the highest level since 2001. Conversely, the rate of ownership has
shrunk to 66.5% from a two-decade high of 67.6% seen 2006. Investing in real estate
may be beneficial whether you are considering looking to diversify your
portfolio and grow your wealth, taking your first step into the real estate
market, or preparing for your retirement when you downsize, otherwise known as smartsizing.
Benefits
Deduct
certain expenses and reduce taxes you owe. The Canada
Revenue Agency (CRA) permits that reasonable expenses can be categorized as current expenses or capital expenses. The former, otherwise known as operating expenses, are recurring
expenses that provide a short-term benefit. For example, the cost of repairs
you make to keep an asset in the same condition as it was when you acquired it,
such as painting the interior each time a tenant vacates the property. You can
deduct current expenses from your gross income in the year you incur them. The
latter, provides a benefit that usually lasts for several years. For example,
costs to buy or improve your property are capital expenses, such as a furnace
you are renting with the property. Typically, the full amount of these expenses
cannot be deducted in the year you incur them. Instead, you can deduct their
cost over a period of several years. This may include but are not limited to:
the purchase price of the rental property, legal fees and other costs connected
with buying the property, and furniture or equipment you are renting with the
property.
The following is a
list of other expenses that are deductible:
o
Advertising
o
Insurance
o
Interest
o
Professional fees
o
Repairs and maintenance
o
Motor vehicle expenses
o
Office expenses
o
Property taxes
o
Prepaid expenses
o
Salaries, wages, and benefits
o
Travel
o
Utilities
o
Management and administration fees.
What is one of the
most significant expenses on the list above? If you guessed interest, you're
correct! Even though mortgage interest rates have been rising over the past
year, we are still in a historically low interest rate environment. The
interest you pay on your principal amount; however, can add up over the years.
You can deduct the interest charge on money you borrow to buy or improve your
rental property. So, even if the
rent you earn on the property in the first year leaves you a couple of thousand
dollars short, you can save money off
your tax bill by deducting the interest spent from your total earnings (i.e., salary,
wage, or rental income). This reduces your overall tax debt as it reduces your
taxable income.
Negative
gearing or purposely purchasing and carrying real estate at a loss. Real
estate is great when it comes to tax benefits. A negatively geared investment property can offer immediate tax benefits
while also offering the prospect of capital appreciation over the long-term. Perhaps
for this reason, negative gearing is often used by higher income earners to
reduce their actual taxable income in the short term in order to,
theoretically, earn more money over time.
Earn
passive monthly income. One of the benefits of owning an
investment property is that you can rent it out. If you can get enough rent to
cover your expenses you are effectively getting someone else to pay down the
principal loan you borrowed and the interest on the loan. You come up with
twenty percent of the purchase price as your down payment and the people
renting the property pay for the mortgage and the expenses. If you are smart
you will even have some money left over which is positive cash flow and passive
income. Over time, as you pay off your mortgage you gain even more positive
cash flow and accrue a greater amount of equity. With enough time, a healthy portfolio of properties can eventually
fund your lifestyle and your long-term goals.
Asset
leveraging as an investment strategy. Being able to
leverage your investment means you can purchase more with less. Can you recall
one of the Five Cs of Credit lenders
analyze from our previous entry? You guessed it—collateral. With real property this happens when you come up with
the minimum twenty percent of the purchase price of the property and secures
the loan of the rest of the purchase price against the property. Investment
properties can be purchased at eighty percent loan-to-value ratio (LVR). The
LVR is calculated by taking the amount of the loan and dividing it by the value
of the property, as determined by the lender. This high leverage capacity
results in a higher return for you at a lower risk due to having less of your
own capital tied up in the property, since eighty percent of the purchase price
is provided by the mortgagee (lender). Instead of taking $70,000 and
investing it in the stock market, you can take your $70,000 with the bank’s
money and purchase a $350,000 condo. Leverage
helps to maximize your return on investment when you experience growth. A 10%
return on $70,000 in the stock market gives you $7,000. A 10% return on that
$350,000 condo, with the $70,000 down payment, gives you $35,000 return on investment—a fifty
percent return. Much higher because of the leverage you have.
An
increase in the value of your asset. Over time real
estate has proven to be a very stable investment when compared to other
markets. Yes, it has its ups and downs, but the real estate market as a whole
tends to be a lot less volatile than other investments, such as the stock
market. This may be due to the fact that property takes a longer time to sell and
the fact that there is always a demand for homes. Moreover, in an appreciating
market, your asset can provide you with opportunities to leverage equity you
have gained in order to fund further investment activities.
Diversification.
Institutional
investors do it, so why should you not do the same? Diversification reduces the
overall volatility and risk of your portfolio. Furthermore, it can keep your
money working for you at all times. For example, when the stock market is doing
poorly, something else should be doing well, and vice versa.
A
house to live in if necessary. Shelter is a human necessity and
whether the times are positive or negative, an investment property can provide
you and your family a place to live when required.
Pitfalls
Wherever you find
rewards like the ones described above, the risks associated with any investment
are not far behind.
Barriers of entry.
Shares
in a company on the stock market can be purchased at a wide range of price
points. Conversely, real estate is going to cost you tens and sometimes
hundreds of thousands of dollars just to get into the market. With property prices constantly on the
rise it continually becomes increasingly difficult to get into the market. This
high cost of entry keeps a lot of investors out and makes it hard to begin
investing if you do not have a lot of money behind you.
Once you have skin
in the game, the responsibilities, obligations, and challenges of being a
landlord begin:
Vacancy
rates. Since
real estate is such a large investment you will often have a mortgage you have
to pay for. Sudden changes like rental vacancies or rising interest rates can
put a strain on your cash flow. If you are relying on the monthly rent from
your tenant and, suddenly they move out or stop paying, ask yourself, “Can I
afford to continue to make cover my monthly expenses?”
Tenant
risk. Not
only can bad tenants impact your cash flow if they do not pay their rent, but
they can also be a real nightmare at times. In addition to the financial stress
bad tenants can impose on you, bad tenants may cause you emotional stress.
Again, real estate is not always exemplary of Ron Popeil’s catch phrase “set it
and forget it.” You can always hire a property manager to further relieve you
of various risks associated with being a landlord, but make sure that the rent
you receive can cover that additional expense. If you choose to do it on your
own, understand that rewards and benefits that you pursue do not come without
their risks.
Associated
costs. Real
estate is accompanied by ongoing costs that you may not experience with other
investments. Insurance, legal and accounting fees, mortgage payments,
maintenance, renovations, and so on. Surely items can be expensed, but these
ongoing costs may be regular or may come as a surprise when you least expect it
and must be covered by you at the time they occur. With proper planning and an investment that meets your risk
tolerance, you could land a property where the rental income outweighs all of the
expenses and puts you in a position of net positive cash flow.
Traditionally,
real estate is an illiquid asset meaning that it takes time to sell real
estate. In
a quickly appreciating real estate market, this risk is minimized; however, it
is further emphasized in a moderately appreciating or depreciating market. Shares you hold in a company can be
sold at a moment’s notice, conversely, real property takes longer to sell.
Depending on the area, economic conditions, type of property, and price point
it could take weeks or even months to sell your property. This lack of
liquidity can be a pitfall if you need to access your money quickly for use in
other areas of your life.
Putting
all your eggs in one basket. If the market begins to change due to overall
economic conditions or government policy, all your effort and resources that
have been placed in one investment can leave you with no alternatives to
weather the storm especially when, as noted above, real estate traditionally
takes longer to sell.
Investing in real
estate can prove to be extremely rewarding when property values are
appreciating and the monthly rent you receive puts you in a position of
positive cash flow. If you want to pursue the benefits and you can stomach the
risks associated with investing real estate, you will have to be mindful of the
following: your budget inclusive of the purchase price, taxes, legal and
accounting fees, and utilities; legal obligations as a landlord, market rent
for the type of property you are purchasing, what is required by you to manage
the type of property you are purchasing, and what is involved in managing the
property. All of this information may be difficult to digest at the outset, so
take advantage of a knowledgeable real estate sales representative to guide you
through the market. If real estate investment is right for you, stay tuned for
our next entry on what to look for when shopping for an investment property.
Comments
Post a Comment