Tag Archives: home ownership

Retired Money: Should retirees consider a Reverse Mortgage?

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My latest MoneySense Retired Money column looks at the question of whether seniors or those near Retirement should consider  taking out a reverse mortgage. Click on the highlighted headline for the full column: Why a reverse mortgage should be a last resort for most Canadian retirees.

At first glance, reverse mortgages sound appealing, especially for those whose wealth mostly resides in their home equity. If you have little other sources of future retirement income, and especially if you have no heirs who will be annoyed at having a reduced inheritance, then the prospect of living in your home in old age and generating tax-optimized retirement income to boot does sound appealing.

Have your Home and your Money too?

As P.J. Wade wrote in her 1999 book, Have Your Home and Money Too,  reverse mortgages can be “your best friend or your worst enemy … your choice!”

However,  there’s not a lot of Reverse Mortgages available in Canada. The two main ones of which I’m aware are Equitable Bank and HomeEquity Bank (aka CHIP). According to Rates.ca “Reverse mortgages always cost more than conventional mortgages because the lender’s funding costs are higher.”

The full column includes input from occasional MoneySense contributor Allan Small, who is a senior investment advisor with IA Private Wealth Inc. as well as a podcaster. He says reverse mortgages “have not played a part in any of the retirement plans and retirement planning that I have done so far in my career. I think the reverse mortgage idea or concept for whatever reason has not caught on.” Also, “those individual investors I see usually have money to invest, or they have already invested. Most downsize their residence and take the equity out that way versus pulling money out of the property while still living in it.”

Milevsky: It all depends on to what a financial strategy is compared

For me, the definitive word on Reverse Mortgages or any other financial instrument goes to noted Finance professor and author Moshe Milevsky. He told me in an email that when it comes to reverse mortgages – or any other financial strategy or product in the realm of decumulation – “I always ask this question before giving an opinion: Compared to what?” He worries about the associated interest rate risk, which is “difficult to control, manage or even comprehend at advanced ages with cognitive decline.”

What are the alternatives to a reverse mortgage? Is it selling the house and moving? Or, Milevsky asks, “Is the alternative reducing your standard of living? Is the alternative taking a loan from a local bookie? It’s the alternative that determines whether the reverse mortgage is a good idea or not … Generally I will not rule them out and I think they will continue to grow in popularity among retiring boomers, but I wouldn’t place them at the very top of the to-do list when you get to your golden years.”

Common traits of an excellent Rental Tenant

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Finding a good tenant can be a bit like dating. You work your way through interested applicants until you come across someone with decent qualities that you can trust. Only, instead of drinks at the bar and long walks on the beach, you’re searching for someone who likes walk-in closets and a spacious backyard, someone who isn’t going to break your heart or your sink. Don’t let your real estate investments go to waste by renting to bad tenants. Here are a few of the common traits of excellent tenants and what to look for.

By Dan Coconate

Special to Financial Independence Hub

Do you own a rental property that needs the perfect renter? Excellent rental tenants often display the same common traits. And having a superb tenant is one of the most important aspects of property management. It helps ensure a steady income, reduces vacancy rates, and minimizes property damage.

This post will provide valuable insights on how to attract the right type of tenant for your property, highlighting what to look for and how to align yourself with the ideal renter. You’ll learn what characteristics to seek, how to market your property effectively, and the steps needed to build a positive landlord-tenant relationship.

Understand your Ideal Tenant

Identifying the ideal tenant involves recognizing key traits like responsibility and reliability. Responsible tenants pay rent on time, maintain the property, and follow lease agreements. Reliability means they have a stable income and a good rental history. During the screening process, you can identify these traits by asking the right questions and verifying references.

An ideal tenant will also have a good credit score, as this often indicates financial responsibility. You should look for consistent employment history and positive feedback from previous landlords. Personal references can also provide additional insights into their character.

Effective Property Marketing

To attract the right type of tenant, effective property marketing is important. Start by creating targeted property listings that highlight your rental’s unique features and benefits. High-quality photos and detailed descriptions will make your property more appealing. Using social media and professional networks will help you reach a larger audience. Continue Reading…

Is a Tax Credit a better way to support Social Housing?

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image courtesy CMI Financial Group

By Kevin Fettig

Special to Financial Independence Hub

One of the biggest challenges in Canada’s rental housing crisis is the lack of new affordable housing units being built.

Despite efforts through the National Housing Strategy’s five programs, only 17,000 units were delivered after four years. This disappointing outcome is only a modest improvement over Ottawa’s track record in the past 30 years. For example, between 1996 and 2013, fewer than 7,000 new units were provided by federal and provincial governments.

In contrast, the United States built 3.5 million subsidized rental units from 1987 to 2021. Adjusted for population, this is equivalent to building 11,000 units per year in Canada. Both countries have tightened the tax benefits of rental real estate, but the U.S. offset this policy shift by introducing the Low-Income Housing Tax Credit (LIHTC) to mitigate the impact of these changes on low- and middle-income renters.

A Canadian LIHTC would offer an alternative method of federal funding by leveraging private-sector expertise in owning, building, and managing low-income rental housing. The LIHTC would provide tax credits to both for-profit and nonprofit owners of rental housing, with nonprofits having the option to sell these tax credits. A key aspect of the program would be its efficient resource allocation, achieved by creating competition among developers for tax credits and using a market-based test for the viability and need for low-income housing.

Complements existing Renter Support Initiatives

The program could be designed to complement existing renter support initiatives, such as local government programs, housing allowances, and rent supplements. It would work by providing tax credits to developers, who would then pass them on to investors to offset their income tax.

Unlike earlier tax credit programs like the Multiple Unit Residential Buildings (MURB) provision, this program would have a cap, with credits allocated annually to each region based on population. The credits would be federally funded and awarded according to provincial objectives. Continue Reading…

What to consider when Selecting a Mortgage Broker

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By Matt Guenther

For Financial Independence Hub

Your long-term financial security and quality of life may significantly affect your mortgage choice, which is a crucial financial decision. The mortgage broker is a significant factor in this process. You may negotiate the complicated world of home loans with mortgage brokers, who act as an intermediary between borrowers and lenders. They can be beneficial, but not all mortgage brokers are alike. To make the best decision possible for your needs, you must consider a number of crucial aspects. This extensive guide covers everything you should consider when choosing a mortgage broker, from identifying your mortgage needs to assessing the broker’s qualifications and working methods.

Understanding your Mortgage Needs

Understanding your mortgage needs is the foundational step in the home loan journey. It entails clarifying your specific requirements and financial situation, which are instrumental in choosing the right mortgage product. First and foremost, consider the type of property you intend to purchase, as this will dictate the kind of loan you should seek. Each has unique financing options, whether it’s a single-family home, condo, or multifamily property.

Next, assess your budget and affordability. By comprehensively examining your income, expenses, and outstanding debts, you can determine the maximum monthly payment you can comfortably afford. This budgetary framework will guide your choice between fixed-rate and adjustable-rate mortgages, with fixed-rate mortgages offering stability and predictable costs. In contrast, adjustable-rate mortgages might provide lower initial rates but have the potential for future fluctuations. Moreover, the duration of your loan, the down payment amount, and your anticipated length of stay in the home should be carefully considered, as these factors play a significant role in shaping your mortgage needs and goals.

Things to Consider when Selecting a Mortgage Broker

When you’re in the market for a mortgage broker, there are several key considerations to remember. You can use these elements to determine which broker best suits your financial needs and home-buying objectives.

a) Do they have Past Reviews?

One of the best ways to assess a mortgage broker’s competence and reliability is by checking their past reviews and testimonials. Online platforms, like Yelp and Google, often feature customer reviews. Reading these reviews can provide insight into the broker’s track record. Look for brokers with consistently positive feedback and satisfied clients.

b) How many Lenders do they have Relationships with?

Mortgage brokers work as intermediaries, connecting borrowers with lenders. The more lenders a broker has relationships with, the greater your chances of finding the most favorable terms and rates. Brokers with extensive lender networks can help you access more loan options.

The number of lenders a mortgage broker has relationships with can significantly impact your loan options and terms. Here’s why it matters:

Diverse Loan Options: Brokers with a vast network of lenders can present you with a broader range of loan options. This increases the likelihood of finding a mortgage that aligns with your specific needs and financial situation.

Competitive Rates: A broker with access to multiple lenders can help you secure more competitive interest rates and terms. They can negotiate on your behalf, potentially saving you money over the life of your loan.

Specialized Lenders: If you have unique financial circumstances or require a technical loan product, a broker with connections to niche or specialized lenders is invaluable.

When discussing a broker’s lender network, please inquire about the types of lenders they work with and whether they have access to both traditional and alternative financing sources. A diverse network can provide more flexibility in finding the right loan for you.

c) Comparing Mortgage Broker Offers

Shopping around and comparing offers from various mortgage brokers is crucial. Ask for estimates from many brokers and thoroughly read the details, such as interest rates, closing expenses, and any other fees. Using this procedure, you can find a broker to give you the best overall bargain.

Request Quotes: Contact multiple mortgage brokers and request detailed quotes. Ensure the quotes include essential information such as interest rates, loan terms, closing costs, and any additional fees.

Apples-to-Apples Comparison: When comparing offers, ensure you’re comparing similar loan products. For example, compare fixed-rate offers to fixed-rate offers and adjustable-rate offers to adjustable-rate offers. Continue Reading…

How to Balance Saving for a Home and Starting a Family

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Image via Pexels

Navigating the financial challenges of saving for a home while starting a family can be daunting.

To help you find a balance, we’ve gathered ten insightful tips from CEOs, business owners, and financial experts.

From creating a realistic family budget to exercising patience and smart spending, let’s explore these strategies to help you achieve your financial goals.

 

 

  • Create a Realistic Family Budget
  • Leverage First-Time Homebuyer Programs
  • Reevaluate Spending Habits
  • Establish Separate Accounts for Goals
  • Prioritize Consistent Savings and Budgeting
  • Consider the “House Hacking” Strategy
  • Avoid Lifestyle Creep, Automate Savings
  • Trim Expenses, Seek Additional Income
  • Explore Alternative Homeownership Strategies
  • Exercise Patience and Smart Spending

Create a Realistic Family Budget

My top tip for balancing the financial goal of saving for a home while starting a family is to create a realistic budget. Take the time to review your current budget and account for earnings, current expenses, and estimates for future expenses. Kids are expensive: they can cost $20k or more in the first year alone. 

Your priority is to keep your kid safe, fed, and loved. Kids don’t care if you’re a homeowner. Once you have a good sense of what you’re doing with your money each month, put aside a reasonable amount each month to save for your home. 

If you’re a few months out from buying, consider investing the funds in something with a fixed interest rate, such as a CD. It’s safer than investing in the stock market and has a higher return than most savings accounts. — Jeremy Grant, Founder and CEO, Knocked-up Money

Leverage First-Time Homebuyer Programs

First-time homebuyer programs are designed to make homeownership more affordable and accessible. These programs provide benefits like down payment assistance, lower interest rates, or reduced closing costs. 

Research and identify the programs available in your area, offered by government entities or local financial institutions. Eligibility criteria may include income limits or credit score requirements, but many programs have flexible guidelines. If it all seems overwhelming, work with a knowledgeable mortgage lender or loan officer to navigate these programs effectively. — Mike Roberts, Co-founder, City Creek Mortgage

Reevaluate Spending Habits

Sit down and have a priorities conversation. Are you spending a lot of money in areas that don’t actually make you happy, just because you’ve always had the income to afford it? Just because you can, doesn’t mean you should.

Of the three to four things you spend lavishly on, what if you kept only one of those things — whichever makes you very happy to spend lavishly on it — and you downgraded the rest?

Every family can find at least one area of money being spent every month that doesn’t nearly matter that much to them but has become a habit. Which ones bring you true joy, and which ones have just become “the way we do it”? — Alex Boyd, Owner, Mindfully Investing

Establish Separate Accounts for Goals

The one tip I recommend for balancing the financial goals of saving for a home while starting a family is to have different accounts for each goal. I started doing this after reading The Richest Man in Babylon.

I started by saving 10% of my income, then divided everything else to pay for household bills and debts. After a few months, I increased this amount to 12%, then 15%, until I hit 35%.  Continue Reading…