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Will you benefit from the new HomeBuilder grant?

Last week, the government announced a new HomeBuilder grant to inject more life into the residential construction market across Australia.

So how much is this grant?

The HomeBuilder grant is a $25,000 time-limited program to home owner-occupiers who are either building a home or substantially renovating one.

This grant applies if you are buying a new home worth no more than $750,000, or renovating your current home for between $150,000 and $750,000.

How long is the scheme running for?

The HomeBuilder grant will be available for building contracts signed between June 4 and December 31, 2020, and where construction or renovation starts within three months of the contract date.

What’s the catch?

This scheme has a number of specific caveats. The key one is that the construction price of the new home must be between $150,000 and $750,000.

There’s also the time limit which basically restricts eligibility to within the next nine months so you will need to move quickly.

What next?

To find out more about the HomeBuilder grant, learn more about the eligibility criteria or understand if this scheme could suit your financial circumstances, get in touch with us today.

Fighting condensation and mould this winter

Help! My walls are starting to grow green and there is water dripping from my windows! What is CONDENSATION? I NEED DAMAGE CONTROL!

It’s definitely that time of year again. With the icy chill of Melbourne winters, it’s no wonder that we’re fighting to keep our homes warm in these cooler months.

However between heaters blaring, clothes drying, kettles boiling, and just generally breathing, we probably don’t realise that all the things that keep us toasty and warm are contributing to the moisture in the air and temperature profile of our homes. But why does moisture matter?

What is condensation and how can it be identified?

Condensation is caused by humidity in the air from general everyday living. Moisture is absorbed into the atmosphere of your home and then when the home begins to cool, the moisture comes down to rest on cool surfaces resulting in condensation.

Identifying condensation is reasonably straight forward. The giveaway is moisture dripping and collecting on the inside of windows and their sills. Condensation is most noticeable on non-porous surfaces, as the moisture is not absorbed, making it easier to spot as it sits on top of the surface.

However, condensation can settle on any surface and may not be noticeable until you have a small spread of green mould growing in the affected area.

How can you prevent condensation in your home?

To help you keep your home climate and atmosphere in a condensation free sweet spot, here are some preventative tips to help get you started:

1. Open your windows.

Proper air flow through the home is vital in the prevention of condensation. It helps the humidity and moisture in the air escape, while also regulating temperature.

2. Turn on your range hood.

Simply boiling the kettle or cooking on the stove top can significantly contribute to the humidity in your living spaces. Luckily your range hood is designed to suck up some of the moisture caused by these activities – you just need to make sure you turn it on!

3. Turn on your exhaust fan.

Whether you are showering, tumble drying clothes or simply leaving wet items to dry inside, remember to leave the exhaust fan running to help that moist air escape.

4. Run the dehumidifier setting on your split system.

Most newer split systems have this option, so it is worthwhile running this setting for a few hours a day to see if you can noticeably reduce the amount of moisture in your home.

What happens when preventative measures aren’t working?

If you are doing everything to prevent condensation, but still have those pesky droplets running down your windows, it is important to make sure you are regularly wiping down affected surfaces to prevent the moisture from building up. Not wiping the surfaces that are damp can not only cause damage to areas such as skirting boards and joinery, it can also cause the sudden growth of mould.

While mould isn’t exactly a pretty sight for any home owner or tenant, the visual elements are not the most concerning; mould can also cause serious health problems if left untreated, so it’s in your best interests to take actions to remove it as soon as possible.

How to treat and prevent mould

In the event that condensation has gone on to create mould, you will need to act swiftly to treat the growth and prevent its spread.

1. Wipe down the infected area.

Using a test patch first, dilute a small amount of bleach in water and use this to clean the mould from the surface. If you are looking for a natural alternative, white vinegar is also a great option for cleaning away those pesky green mould spores.

2. Make surfaces less hospitable to mould.

Anti-mould preventative can be added to normal water based paints for a more permanent solution. Of course, if you are a tenant make sure to ask your property manager first before repainting or painting any walls!

3. Purchase a de-humidifier.
Failing the dehumidifier setting in your split system, a more permanent option is to purchase a standalone dehumidifier. These are designed specifically to extract excess moisture in the air, stopping condensation in its tracks and preventing the moist environment in which mould thrives.

Condensation can seem scary and unmanageable but when you break it down and make small changes to keep it at bay, you will find the little things make the world of difference!

Are you concerned about condensation and mould as a tenant or landlord? To discuss your options in the fight against these issues please do not hesitate to contact one of our property managers today.

This article was first published in July 2017.

The phone calls that saved me money | Money Master Diaries

Mark Wenzel is trialling The Hopkins Group’s Money Master program to see if it can help him gain more control over his family’s cash-flow position. Mark’s goal is to free up some of his money to fund family experiences rather than spend them on things that don’t matter as much. He is documenting his progress and key insights in a regular blog series called the “Money Master Diaries”. This blog is the second in the series.

It’s been a few weeks now since I decided to trial The Hopkins Group’s Money Master program, so I thought it’s about time I gave you an update on the progress I made so far.

Since my last blog, I’ve managed to set up the data feeds from my bank, which took a little bit of back and forth between the systems but thankfully it’s all been resolved now. I can now get a feed of my transactions in Xero (the system behind our Money Master program) and have started to track and tag ingoing and outgoing expenses against my budget. This is something our accounting team will help you with as part of the program.

After getting this set up, the first order of business was for me to tick off some big-ticket items that I was confident I could squeeze a better deal out of.  My first call was to the energy company.

I have found energy pricing is difficult to manage. They only seem to put you on annual contracts, after which the price reverts to the maximum. I’ve found it pays to keep on top of energy bills.  The phone call saved me $422 on the electricity bill and $167 on the gas bill; a worthwhile phone call, I’m sure you’d agree. The only major change to make this happen was that the funds had to be paid via direct debit from a bank account not a credit card. For a $589 a year saving, I am happy with this arrangement.

The next change I have committed to is buying my bean coffee from Aldi.  I was paying my favourite café in the city $48 per 1kg bag (with a free almond cappuccino) for beans I loved. As a sacrifice for this exercise I thought I would try $13.95 bag from Aldi.  I had low expectations which have been exceeded massively. The coffee is smooth and tasty. I like it. If we commit to buying Aldi coffee beans over café coffee beans, we estimate we will save $33 per month or a tidy $420 over a year.

The next call I made was to my bank. I make this call regularly because it is a big-ticket item. In the last 2-3 years I have wiped off 77 basis points off my mortgage. The last time I called, the answer was a flat no. They said that I was on the lowest rate. This time, they were more than happy to give me a 11-basis point reduction.

It’s worth noting here that while rate reductions with my bank do not equal more cash in my pocket, I do benefit from paying down the principal of my loan. This will save me an additional $468 per annum or $11,699 over a 25 year period.

Adding to the 77 basis points I’ve managed to wipe off in the last couple of years, this additional 11 basis point reduction brings my original loan interest rate down by a total of 88 basis points. This is more than $4,000 in savings per year, not including the interest rate reductions that have been passed on from the Reserve Bank. No wonder house prices are rising!

If you’ve never made this call to your bank before, it’s worth starting to do so on a regular basis and to have comparison offers on hand before you call. While I do not think you will get the full amount from your bank in one call, persistence and a bit of research can save you in the long run.

Another thing to think about when reviewing your loan, is whether or not you fix your rate. In my situation, I have always been a variable rate person, but I am not advocating it for you without understanding your situation. For me fixing is compelling on a 1- or 2-year outlook.

However, the difference in fixed vs variable rates that my bank is currently offering is 68 basis points, which will save me $2,860 each year. This has got me thinking…

For me, the main reason stopping me from fixing my rate in the past has been the prospect of lower rates. Additionally, some of the downsides of fixed rates are no offset account against the portion that is fixed, limited ability to make extra repayments, no benefit from future rate reductions and break fees if you have to exit the loan for any reason.

That said, now that it’s become highly unlikely that interest rates are going to drop much further, as the Reserve Bank of Australia have clearly stated that they do not expect to lower the cash rate below 0.25%, if you are going to fix your rate, it becomes more compelling to do so while they are low.

The risk of higher rates is real. The government overestimated the JobKeeper benefit and is planning on kick starting the economy with direct stimulus to important sectors such as construction and tourism. The massive stimulus around the world has made money more expensive due to the quantity of government debt available.  This could filter through to the banks funding costs over time.

In addition to this, there are figures that suggest retail spending is recovering strongly.  This could result in a change in outlook for interest rates which would lead to an increase in fixed rates. Please note, this is not advice – you need to consider this information in the context of your own situation before making any decisions. If you would like to discuss fixing your interest rate, please speak to our mortgage broker, Loreen Dyer, to answer any questions you might have about your loans.

Ultimately, the biggest saving I’ve identified so far in this Money Master experience is the reduction in my loan interest rate – but I’m looking forward to continuing to identify areas I can improve my family’s cash-flow as we try to put ourselves in a better position to live the life we want.

Could you also be saving big on your mortgage? Speak to us today about reviewing your home loan and to see if we can help you save!

Interview with Sam Morris from Ardea Real Outcome Fund

Talk Investment with Mark Wenzel talk to Sam Morris from Ardea Real Outcome Fund.

Fixed Income is a difficult asset class right.  Interest rates are low, credit risk is increased and you have to accept long duration tail risk for higher returns.

The Ardea Real Outcome Fund is different.  It does not take any credit or duration risk and they have historically achieved higher returns during periods of increased volatility.

This discussion delves into how Ardea achieves their returns while eliminating the 2 biggest risks for fixed income investors.

Compound your wisdom!

Check out this episode!

Interview with Jonathan Wu from Premium China Funds Management

In this episode of Talk Investment with Mark Wenzel, we speak to Jonathan Wu from Premium China Funds Management.

Premium China Funds Management have been investing in Asia for Australian investors since 2004.  Their flagship fund, the Premium China Fund, has a strong track record of performance and is widely owned among our clients.  The focus of the discussion is the Premium Asia Fund which is 70% invested in the same strategy as the Premium China Fund.

We speak about the the Asian consumers to desire for a better lifestyle leading to greater brand awareness, how Chinese technology companies are different from US techs and how the SARS virus prepare Asian companies for the Covid 19 shutdown.

Compound your wisdom!

Check out this episode!

Interview with Nikki Thomas from Alphinity Global

Talk Investment with Mark Wenzel speaks to Nikki Thomas from Alphinity Global.

Alphinity Global have strong investment philosophy of buying undervalued companies that are about to enter an earnings upgrade cycle, believing that this will drive capital apprecation.

Nikki and I talk about how Alphinity are dealing with Covid 19 crisis, their strict investment screening to identify companies that will upgrade their earnings and their belief in face to face meetings with company management to confirm their investment case.

Compound your wisdom!

Check out this episode!

Interview with Stuart Welch from Alphinity Sustainable Fund

In today’s episode, Mark is joined by Stuart Welch from Alphinity Sustainable Fund.

The discussion took place during the height of the COVID-19 market correction in about middle of March 2020.

The discussion and the insight about how they’ve managed the portfolio through this crisis is very valuable for all investors.

Talk Investment with Mark Wenzel is a podcast presented by The Hopkins Group. Visit us online at thehopkinsgroup.com.au

Disclaimer:

Please note the following podcast and information discussed within it are general in nature and don’t take into account individual situations, needs or goals.

Please do your own research, speak with an adviser or other relevant professional who will be able to make a recommendation based on your specific circumstances.

This podcast shouldn’t be relied upon as advice – you will need to satisfy yourself through independent means that any decisions based on this material are appropriate.

Mark Wenzel is an Authorised Representative and John Hopkins Financial Services Pty Ltd is a Corporate Representative of WealthSure Financial Services Pty Ltd Level 1 190 Stirling Street PERTH WA 6000 ACN:130 288 578 AFSL: 326450

Interview with Alex Milton from Novaport Capital

Talk Investment with Mark Wenzel speaks to Alex Milton from Novaport Capital about Australian Small companies.

Novaport have a successful track record of investing in Australian Small companies.  Their difference is their average holding period of 5 years, allowing the businesses they investing in to reach their potential.

In this episode, recorded in March 2020, right in the middle of the coronavirus uncertainty, we talk about how they are dealing with the crisis, the process of moving investments in and out of the portfolio and why they value company visits so highly.

Compound your wisdom!

How and why I’m taking stock of my family’s cash flow position | Money Master Diaries

I am Mark Wenzel, Senior Financial Adviser with The Hopkins Group and for as long as I remember, I have been recommending people spend less than they earn and invest the excess money. 

In my own situation, I have broadly used an ad hoc system where I pay myself first and invest this money without having any structure to the process. However, always looking for ways to improve, I wanted to look into ways I could better monitor my cash flow position and be more mindful of how my family and I spend our money.

With the additional time I have due to the COVID-19 shut down and a desire to experience more and buy less, I thought I would try ‘The Hopkins Group Money Masters’ program and share my experience with you. Over the next three months, I plan to write about my experience and share what I’ve learned over the time.

What is The Hopkins Group’s Money Master program?

Money Master is The Hopkins Group’s cashflow and budgeting solution to help put your finances in focus and give clarity to your spending. 

It’s powered by Xero Cashbook, which is an online app which can help track income and expenditure. The program is described to “take the stress out of managing your money, so you can be in a healthy position to plan and save for the future.” 

In my case, I hope it can help me better understand where my family is spending money.  

What do I hope to get out of the program?

I aim to increase my savings so that I can experience more in life.  Experiencing more to me means: 

  1. Sharing activities with my family & friends now.  I get far greater enjoyment from time spent with people rather than buying things.  While you get initial enjoyment from things like cars, technological devices and home goods, the real memories for me come from activities with my family and friends.  These do not have to be expensive activities.  It is time together that brings me joy.
  2. Saving money to fund future experiences.  These can be activities like holidays, bucket list activities or a course. They require planning and saving over a longer term than day to day experiences. On my bucket list is going to the US Masters, the NFL Super Bowl and living in Asia learning how to cook authentic Asian techniques.
  3. Having less things that keep me tied down.  We accumulate commitments in life that keep us tied down such as mortgages, car loans and school fees.  While this will take a while to work through, I aim to be in a position in 8 years to have more financial freedom to experience life with less financial commitments and more passive income.

What will I be doing and why am I documenting the experience?

By sharing my experience, I hope to encourage more people to take stock of their finances and work towards achieving their goals. While I won’t be getting into detail about how much I spend, nor what I chose to spend money on, over the next three months I hope to:

  • Be more conscious of what I spend money on and make mindful decisions about the expenditure considering my future goals
  • Recognise that small regular expenditures add up to be a lot over a year
  • Make changes to my habits so as to have a positive impact on my financial position
  • Run some experiments to try reducing expenditure (such as shopping more at Aldi than Coles & Woolworths to see if this saves money)
  • Attempt to put a value on things like insurance and considering alternative ways of reducing this cost
  • Highlight that expenditure today can affect tomorrow’s experiences
  • Test to see if I can save money from the regular expenditures such as the mortgage, private health insurance, electricity and gas

I plan to write regular articles sharing my progress and what I’ve learnt, to hopefully shed some light on small changes that people can make that may have a longer term impact.

If you’d like to learn more about the Money Master Program and how it may work in the context of your own financial situation, please get in touch by clicking through to our contact page or give The Hopkins Group a call on 1300 726 082.  

Working from home: How much can you claim on tax?

At some point in our working lives, many of us have fantasied about switching our 9-to-5 office job to the luxury of working from the comfort of our lounge room. I certainly have; after all, at one point it was taking me two hours every day to get ready and commute to work. When saving money is an option – there’s no need to pay for public transport or fuel if you don’t leave the house – I’d readily choose to avoid the stress and unpleasantness of the daily commute.

But it isn’t only the cost of the commute that can save you money. If you’ve got your own little work den set up at home, there could be tax deductions waiting for you!

How do you claim home office expenses?

The deductibility of your home office expenses depends on whether you work from home out of convenience or whether you run your business from home. The ATO has very clear distinctions between the two.

Home business

According to the ATO, a home-based business is one where you operate the business under either of the following circumstances:

At home – that is, you carry out most of the business’ work at your home, for example, a dressmaker who does all their work at home, with clients coming to their home for fittings

From home – that is, the business does not own or rent any premises other than your home, for example, a tiler who does most of their work on clients’ premises but does not have any other business premises.

To work out which of these distinctions apply to you, ask yourself:

  • Do you meet clients at home? If yes, then you work at home
  • Is there a separate entrance for your clients? If yes, then you work at home
  • Do you have an alternative workplace from which you operate? If yes you are most likely working from home
  • Is the area you work out of used for any other purpose? If yes, then you work from home

Whether you operate your business from or at home, as long as the ATO agrees you’re operating a legitimate business, you’re eligible to claim the following deductions:

1. Running cost

If you work at or from your home, you are entitled to claim monthly running expenses. This includes the cost of using the room you’re working out of – e.g. heating, lighting, air conditioning, work phone costs, the depreciation of office equipment and the general workplace environment – curtains, carpet, etc.

2. Occupancy cost

For sole traders who work exclusively out of their home, you may be able to claim a portion of your rent, mortgage, insurance and rates.

Be aware that if you are able to claim occupancy home office expenses, it will affect your ability claim a main residence exemption for capital gains tax purposes.

Home Study

If you use your home as a workplace out of convenience and your principal place of work is not in your place of residence, you’re not out of the tax-deduction picture. While occupancy cost is not deductible, you may still be able to claim the running cost of your home office.

How much you can claim for your utilities?

There are two methods to claim your utilities expenses:

1. Set rate

The first method makes use of a set rate – determined by the Commissioner –  of $0.52 per hour of business usage. The only substantiation you require to claim this is a logbook detailing your business usage over a four week period. The $0.45 per hour rate covers both the cost of utilities and depreciation on furniture.

Example: Dany occasionally works from home on the weekend. She estimates she works from home 16 hours per week based on diary entries for a representative four week period. This means Dany can claim $399 (16 hours x 48 weeks x $0.52).

2. Percentage of actual bill

The second method involves claiming a percentage of all your utilities bills across the financial year. In order to claim a deduction using this method, you will need to first establish what percentage of your overall utility use is attributed to your business usage. There is no guidance on how this percentage can be calculated but you do need to substantiate your claim. A bona fide estimate based on a reasonable percentage of the household bill will be accepted, as long as you can provide a basis for your reasonable estimate.

Example: Ellen operates a business from home. The business has home office running expenses, including utilities expenses. She incurred $1,000 of utilities expenses in the current financial year. She calculates that the business related expenses makes up 40% of the total cost, based on her diary entries across a representative four-week period. In her tax return, Ellen can claim $400.

How much you can claim back from your home phone and internet?

If you use your own phone and internet exclusively for work purposes, you can claim a deduction provided you have sufficient records to support your claims. If you use your phone and internet for both work and personal purposes, like your home utilities, you’ll need to calculate the percentage that reasonably equates to your work use.  For more information on this type of claim, please see advice on the ATO website.

Keep those receipts!

Like all deductions, you need to be able to substantiate your claims. For any of these claims to be credible, you must keep accurate and up-to-date records. For home office expenses, these records include:

1. Equipment Diary – You’ll have to record how much you used your office, phone, and equipment for business over a four week period.

2. Itemised Phone Accounts – An itemised phone account will help you identify what calls you made for business purposes.

3. Receipts – Any expense you wish to claim must have proof in the form of receipts or written evidence. This includes any depreciating assets you’ve purchased over the tax year.

If all this seems overwhelming, don’t worry – you don’t have to go at it alone! While claiming home office deductions can add a layer of complexity to your annual return, it can be rewarding. If you’re entitled to a deduction, don’t let yourself miss out because it seems too complicated – it really can be as simple as getting advice from an accountant. The team here at The Hopkins Group are tax experts so you don’t have to be – we’re here to help you maximise your return for you. If you’re ready to get the most out of tax season, contact The Hopkins Group today!

General advice warning: The information contained herein is of a general nature only and does not constitute personal advice. You should not act on any recommendation without considering your personal needs, circumstances and objectives. We recommend you obtain professional financial advice specific to your circumstances.

Article first published 15 June 2018. Last Updated: 27 March 2020 

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