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Glenn Stevens' statement on interest rates was bland but holds important reminders for property investors.
It's probably a sign of how stable our economy is that we wait for the slightest change in wording when the Reserve Bank (RBA) decides on the cash rate.
Last Tuesday the RBA board met and decided to keep the official interest rate at 2.5% – not only a historically low rate compared with the 5.2% average since 1990, but also a rate that's been kept the same since August 2013.
But it was the way RBA governor Glenn Stevens expressed himself on property prices and the Australian dollar that is worth looking at during the remainder of the year and into 2015.
For more than a month we've heard strong commentary from economists about unhealthy price inflation in the property market, driven by low interest rates. Some of that comment has predicted an end to negative gearing. I haven't joined this discussion because lenders' figures don't suggest a problem in the property market, and the Bureau of Statistics' House Price Index series shows we are just slightly above the index average since 2002.
However, the RBA governor in his statement did mention investment property: "Credit growth is moderate overall, but with a further pick-up in recent months in lending to investors in housing assets."
I think Stevens was right to address the property market with a bland statement like this. If nothing else, it's a reminder to property investors that they must do their homework and invest wisely regardless of what official interest rates are doing.
With an investment property, you are interested in a good location and access to infrastructure such as schools, shops, railway stations and playing parks. And you are also interested in average rentals and some historical data on rental yields.
But the first step in a good investment is buying well. This means not just paying a good price for the year, but a good price for the 10 to 20 years you want to generate income from this property. If you pay too much you'll lose on capital appreciation and it will take longer to generate clear funds from the rent.
It's one thing to get carried away at an auction and pay too much for the house you love, but an investment property is a business that must earn income and capital growth for many years.
So keep a cool head.
The other element mentioned by the RBA – that they expect the Aussie dollar to fall further against the US – is something that might give a boost to our economy. When our dollar was at parity with the US, Aussie exports were expensive and local manufacturers found it hard to compete in foreign markets.
Now that our dollar is at 85 US cents – and expected to fall further – our non-mining economy has a chance to pick up, expand operations and create jobs.
So don't be alarmed at the lack of big headlines from the Reserve Bank this month. A steady economy is a great thing when you consider the alternative.
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Do your homework, whatever the interest rate

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The release of a report this week shows self-managed superannuation funds (SMSFs) are more expensive to run than once thought.
The Rice Warner report into SMSFs found that if you have $500,000 and more in a self managed fund, it is cost-competitive with public funds, but if you have between $200,000 and $500,000 in assets, the financial viability depends on how much administration work you can do yourself and whether you need advice in investing.
The costs that large funds spread across thousands of members and billions of dollars have to be met by each SMSF. They include annual audits, tax lodgements, investment arrangements, advice, administration and legal costs.
SMSFs are favoured by professionals and business owners who are confident with financial responsibility, want control over their wealth and typically want direct ownership of property. SMSFs are also popular with retirees who take an active interest in running their affairs.
One third of all Australian superannuation assets are held in these funds.
However, control is one thing: you also have to make sufficient returns to live in retirement. If your fund costs are greater than your returns, you are not doing yourself any favours.
Luckily, there are other ways of gaining control of super while avoiding the headache of SMSFs.
For a start, you could ensure that you understand every option in your current fund’s portfolio. Control can start with becoming informed about which particular investment option you should be in.
If the choices aren’t there, look around: many public superannuation funds now offer options such as cash, term deposits and direct shares. So people may be going to the extra cost of establishing an SMSF when their preferred options are available in a public fund.
One of the real advantages of an SMSF is the access you get to direct property. Recent rule changes allow superannuation funds to borrow to buy property which has seen property promoters push SMSFs as a way of buying property. However, superannuation is just a tax structure. The investment decision must still follow fundamentals: does this investment give you the required income in retirement?
For conservative retirement savers, taking more control outside an SMSF could involve public products that invest in cash and bonds, to give a similar risk profile to cash but a higher return.
I mention this because around 29% of all SMSF investments are held in cash, even though conservative retirement savers can find security in a retail environment without having to administer their own super fund.
And don’t forget to calculate the insurance benefits in a public fund. Generally the life and TPD premiums are lower in a super fund than can be sourced through a SMSF.
A final word: in the end, super assets must compound in value and (after fees) at least outstrip inflation. If you want to be in a self-managed fund, you must ensure that the costs don’t inhibit the point of the exercise, which was to have enough money to live well in retirement.

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Mark Bouris is executive chairman of <a href="https://www.ybr.com.au/" rel="nofollow" target="_blank">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
You can contact Mark on <a target="_blank" href="https://twitter.com/markbouris" rel="nofollow">Twitter</a>.
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SMSFs are more expensive to run than first thought: Mark Bouris

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I was interested this week in a financial wellbeing survey, which focused on the gap between the size of superannuation, and what is actually needed for retirement. Just 23% of Australians are confident their super will fund a decent retirement. When it comes to superannuation, there are distinct phases: people in their teens and 20s don’t care; people in their 30s and 40s do care but they’re focused on career, mortgage and kids; and people in their 50s and 60s are panicking about retirement. Let’s start with the first group. Those new to the workforce don’t think about retirement, but their decisions now have ramifications 40 years later. The law says your employer has to put 9% of your wages into a complying super fund, so you start with the advantage of a developing nest egg with tax breaks. You owe it to yourself to shop around the funds and see what they offer. Secondly, I suggest you roll any super accounts your might have from previous employers into one super account. You should also put some extra super in each month and select which accounts your super goes into. Your super fund has various allocations, such as conservative, balanced, growth, international, property and so on. When you are young you should have your super in funds that ride the more volatile yet higher-yield shares-based funds. It gives you the best chance of having a large nest egg when you retire. Then we have people in their 30s and 40s. This is a difficult group to interest in superannuation because all of their earnings are going into mortgages and/or kids. But these are also peak earning years so income should be put away to be accessed later. In these years you should start with owning your own home. Secondly, you should be contributing more to your superannuation than the 9% your employer puts in. Fifteen per cent of earnings is a good target. And don’t forget to protect your earning power with life insurance, income protection insurance and total and permanent disability (TPD) insurance. With the complex interactions between tax, retirement savings and tax breaks, you can easily lose advantages that the law provides, so I suggest you get an adviser. The third life stage – people in their 50s and 60s – is the most complex because a certain amount of life has been lived and retirement is drawing closer. Start by knowing how much you’ll need to live on. Secondly, work on owning your home: either do this in your working years or use your superannuation to pay out the mortgage. Thirdly, you must get the most from super, especially if you own a business or you have a self managed super fund. Superannuation is designed to allow you to be a self-funded retiree. But you have to make it work to your advantage, and for most of us, that means taking advice.
Mark Bouris is executive chairman of <a target="_blank" href="https://www.ybr.com.au/" rel="nofollow">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
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Sorting your super at every age

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There’s a new wave of financial services migrating beyond the computer and onto phones and tablets, as well as moving into social media such as Facebook.
But as these services migrate onto a device that fits in the pocket, people still need something more.
In my current business, Yellow Brick Road, we’re opening branches at a rate of one per week nationally, simply because people still want face-to-face discussions about their affairs.
The key, in my opinion, lies in the difference between the financial services you can turn into a “product”, and those you cannot.
People are happy to use financial products, but they really want advice.
The Nielsen Pacific Global Survey of Investment Attitudes was released a few weeks ago: 70% of Australians used the internet for banking and investment transactions in the previous three months. But the same survey also found that 54% of Australians had visited a physical bank branch in the previous three months.
This shows a nation that is using products but still need to be able to talk about more complex matters such as mortgages, life insurance and super.
It’s a quaint picture of a technology-driven country with a traditional heart. But the problems are in fact, far from quaint. An example of this could include our superannuation system, which puts the onus for retirement investment on the individual.
The first port of call for most people with super is not an advisor, but a product. The super fund member is mailed a brochure with describes the various products and the member ticks the boxes and sends it back.
The Nielsen survey showed just 16% of Australians currently rely on a financial planner or adviser, while 57% preferred to be in charge of their investment decisions.
Now consider the fact that 70% of investment-focused Australians currently maintain a shareholding of stocks, the worst performing assets.
I believe there are many forces that have pushed Australians away from being advised on their investments and their retirements.
Most banks don’t offer advice unless the customer is a wealthy “private client”; stockbrokers don’t give you the full service unless you have a certain amount to invest; and the superannuation funds have become the product.
That leaves the independent advisers and planners, who many Australians avoid because there is either a trust problem or the costs are perceived to be too great.
More should be done by the superannuation industry, the ASX, the government and regulators to encourage people to seek advice around complex and crucial financial arrangements.
However, people have to show some initiative in these matters and decide what’s really important. Most people who seek expert advice get something out of it: an insurance broker reducing your premiums; an adviser finding a lower fee super fund; a mortgage broker finding you a better loan or an accountant getting you a better tax result.
Aussies need to rethink how they balance financial products with advice. A product fills a need; advice is planning for life.
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<div>Mark Bouris is executive chairman of <a target="_blank" href="https://www.ybr.com.au/" rel="nofollow">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.</div>
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For more, <a target="_blank" href="/property-observer">view our free webinar Refinancing and the Interest Rates Riddle.</a>
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Australians need to embrace wise financial planning

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Housing affordability for first home buyers loomed large in the news this week, largely because properties in Sydney and Melbourne are selling for more than many first timers can afford.
But if you’re a first home buyer, is this really a time to panic just because you missed out at a couple of auctions?
If there’s 20 bidders at an auction, 19 miss out.
If you’re committed, you still have to save as much deposit as you need, and enough to cover the stamp duty and conveyancing costs. If you don’t have enough, you have to save more.
You also have to monitor your ability to pay the cost of the loan. So be realistic about how much income you can rely upon and what it takes to service your mortgage.
Or, could you do what most home buyers do and buy a cheaper property?
If you don’t want to adjust your goals downwards, you’ll have to adjust upwards your deposit, stamp duty and loan repayment equations.
Also, use an online loan calculator before saying yes to a low-equity mortgage. If housing values weaken again, 20% equity feels better than 10.
On a policy level, would you like to see governments releasing more land to meet demand? Or should government promote more competition in the mortgage market, creating more options for more consumers?
Should New South Wales reinstate the First Home Owners Grant for existing homes?
Regardless, I do wonder if the affordability story is the whole story. Might it have more to do with where people want to buy and less to do with a generation missing out?
Stephen Koukoulas, an economist writing in Business Spectator, uses Reserve Bank numbers and finds that new home loan repayments as a percentage of household income is around the same now as it has been for 30 years. He concludes, “There is no evidence of a first home buyers’ affordability problem.”
He goes further: the prices of so-called cheap city properties bought by older generations were offset by the high interest rates; the rising Sydney house prices are offset by the historically low interest rates.
Interest rates and property markets fluctuate, but households and lenders stay within basic serviceability ranges.
This may not be the desired conclusion for those who have set their hearts on buying somewhere beyond their resources. And it doesn’t fit with the idea of a generational conflict where one cohort is ‘shut out’.
Actually, every first home buyer finds it hard – people in my generation bought modest first homes with interest rates at 20%.
Perhaps the current first home buyers would be better served by recognising the opportunity rather than the problem? At 4.8%, a mortgage is currently cheaper than it will be again in our lifetimes.
This is a massive, historical opportunity. So forget about scapegoats and do what you need to do: which is boost your deposit, set your sights on what is affordable and think in steps – it’s a long road.
What do you think?

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Mark Bouris is executive chairman of <a href="https://www.ybr.com.au/" rel="nofollow" target="_blank">Yellow Brick Road</a>, a financial services company offering home loans, financial planning, accounting and tax, and insurance.
You can contact Mark on <a target="_blank" href="https://twitter.com/markbouris" rel="nofollow">Twitter</a>.
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Mark Bouris

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