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Rooming House Construction Finance: Structuring the Right Funding

Financing a rooming house development can require a different approach from a standard residential construction project.

The property type, construction costs, existing land position and lender requirements all need to be considered when determining how the funding should be structured.

This was the situation for a recent THG client who already owned the land and had entered into a contract to develop a rooming house. The client needed funding to refinance the existing land and cover the full construction costs.

The Starting Position
The client held approximately 35% equity in the land and was seeking finance within 60% to 70% range of the total project value.

The funding needed to cover two purposes.

  • Refinancing of the existing land
  • Full construction funding for the proposed rooming house

This meant the finance needed to accommodate both the existing property position and the construction component within one facility.

Rooming houses are specific property type in Victoria. A rooming house is generally a building where four or more people can live in rented rooms, with individual residents usually having seperate agreements with the operator. Rooming houses are also subject to specific regulatory and safety requirements.

Finding the Right Lending Structure
The main consideration was not simply the amount of finance required.

The lender are also needed to assess the proposed use of the property, the construction project, the available equity and the overall value of the development.

THG worked with a specialist lender to structure a facility that addressed these requirements.

The final structure provided:

  • $1.028 million – Loan amount
  • 65% – Loan to value ratio based on Gross Realisable Value
  • 35% – Existing land equity
  • 100% – Construction costs funded

The facility also included the refinance of the existing land.

This gave the client a single funding structure for the land refinance and construction component

From Application to Settlement
The application progressed from lodgement to conditional approval in approximately 2.5 weeks.

Settlement followed approximately 3.5 weeks after conditional approval.

The transaction therefore progressed from application through to settlement within approximately six weeks.

Considering a Rooming House Development?
Every project has different funding requirement.

If you are considering a rooming house development and need finance for construction, land refinance or both, speaking with a mortgage adviser early can help you understand what information lenders are likely to require and what funding structures may be available.

To book your free, no obligation digital consultation, click the link below:

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The $20,000 Instant Asset Write Off: What Small Businesses Should Know

The $20,000 instant asset write off is continuing for eligible small businesses, giving businesses the ability to immediately deduct the business portion of the cost of eligible assets costing less than $20,000.

But an immediate deduction does not mean receiving $20,000 back.

Before making a purchase based on the tax treatment alone, it is worth understanding how the rules work and whether the expense makes sense for your business.

Who can use the instant asset write off?

The measure applies to eligible small businesses with an aggregated annual turnover of less than $10 million.

The $20,000 threshold applies on a per asset basis. This means an eligible business may be able to immediately deduct multiple eligible assets, provided each asset costs less than the applicable threshold and meets the relevant requirements.

Eligibility and the amount that can be claimed will depend on the business and how the asset is used.

What does an immediate deduction actually mean?

One of the common misunderstandings about the instant asset write off is that the government reimburses the cost of the asset.

It does not.

An eligible deduction reduces the business’s taxable income. The actual tax benefit will depend on the business’s circumstances, including its taxable income and applicable tax rate.

For example, purchasing a $10,000 eligible asset does not mean receiving $10,000 back at tax time.

The asset still needs to make sense for the business

Tax treatment should not be the only reason to make a purchase.

Before spending money on equipment, technology, vehicles or other assets, consider whether the purchase is necessary and whether the business has the cash flow to support it.

Spending money solely to obtain a tax deduction can leave the business worse off if the asset was not needed in the first place.

What about assets costing $20,000 or more?

Assets costing $20,000 or more cannot generally be immediately deducted under the instant asset write off.

For eligible small businesses using simplified depreciation, these assets are generally added to the small business pool and depreciated according to the applicable rules.

The treatment can vary depending on the asset and the circumstances, so it is worth checking before making a significant purchase.

Keep the right records

If you intend to claim a deduction for a business asset, keep records of the purchase and how the asset is used.

Where an asset is used for both business and private purposes, only the business use portion may be deductible.

Good records also make it easier for your accountant to determine the appropriate tax treatment when preparing the business’s return.

Consider the purchase, not just the deduction

The instant asset write off can affect the timing of a tax deduction, but it should not determine whether a business spends money.

Consider whether the asset is needed, how it will be used and what the purchase means for cash flow. Then consider the tax treatment as part of that decision.

If you are considering a significant business purchase and are unsure how it may be treated for tax purposes, speaking with an accountant before committing to the expense can help you understand the implications.

To book your free, no obligation digital consultation, click the link below:

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Victorian Rental Rules: What Property Owners Should Check Now

Victoria’s rental laws have changed considerably over the past year, affecting how properties are advertised, applications are handled, rent is increased and tenancies are ended.

For property owners, the practical question is whether the way your property is currently managed reflects those requirements.

There are also further changes taking effect from 13 October 2026, so now is a reasonable time to check what already applies and what needs to be prepared for.

1. Rental applications

Since 31 March 2026, rental providers and agents have been required to use the prescribed rental application form.

There are also restrictions on the information that can be requested from applicants. Information generally needs to be limited to what is required to assess their suitability, confirm their identity and establish their capacity to pay the advertised rent.

This is not just an administrative requirement. Consumer Affairs Victoria recently took action after identifying unlawful questions on a widely used rental application platform, which were subsequently removed.

2. Rent Increases

Rental providers must give renters at least 90 days’ notice of a rent increase.

The notice must also explain how the proposed increase was calculated. If the property is under a fixed term agreement, rent can only be increased during that term if the agreement allows for it and states how the increase will be calculated.

Before issuing an increase, check that the timing, calculation and required notice are correct.

3. Minimum Property Standards

Rental properties must meet Victoria’s minimum standards when they are advertised or offered for rent, as well as before a renter moves in.

There are currently 15 categories of minimum standards covering areas including bathrooms, electrical safety, heating, locks, ventilation, structural condition and window coverings.

If you are preparing to advertise a property, compliance should therefore be checked before the listing goes live.

4. Ending a tenancy

No fault evictions were banned in Victoria from 25 November 2025.

Rental providers must now have a valid reason to issue a notice to vacate, including when a fixed term agreement ends. Valid reasons can include circumstances such as selling or renovating the property or a renter breaching the agreement.

Property owners considering selling, renovating or making other changes to a rental property should understand the applicable requirements before issuing notice.

5. Prepare for the October changes

Further rental reforms take effect on 13 October 2026.

These include strengthened requirements for bond claims. Rental providers will need to notify renters in advance when making a claim at the end of a rental agreement and provide evidence supporting that claim.

Rental providers will also need to keep sufficient records showing that a property met minimum standards when it was advertised or offered for rent.

Gas and electrical safety checks every two years will also become mandatory for all rental properties, regardless of when the rental agreement commenced.

For property owners, this makes record keeping and compliance documentation increasingly important.

Check how your property is being managed
Not every change will require action from every property owner. What matters is knowing which requirements apply to your property and making sure the appropriate processes are in place.

If you are unsure about your responsibilities or how recent rental law changes affect your property, speaking with a Property Management specialist can help you understand what applies to your circumstances.

To book your free, no obligation digital consultation, click the link below:

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Before the Next RBA Decision, Do You Know What Your Home Loan Is Costing You?

The Reserve Bank of Australia will announce its next cash rate decision on 11 August. Going into the meeting, the cash rate is 4.35%.

For borrowers, attention often turns to whether rates will move and what lenders will do next. But there is a more immediate question worth asking.

What are you currently paying for your home loan?
If you have had the same loan for several years, or if you are not currently in the fix home loan – it may be worth checking the interest rate, fees and features you are paying for and how they compare with other options available.

Start with your actual interest rate
Check the rate currently applied to your loan, rather than the rate you originally signed up for. For variable rate borrowers, the rate may have changed several times since the loan was established. It is also worth checking how your rate compares with the rates your lender currently offers.

A difference in interest rates can affect repayments and the total interest paid over the life of a loan, but the advertised rate should not be considered in isolation.

Check what you are paying in fees
Look at annual package fees, account fees and other ongoing charges associated with the loan.

If you are considering refinancing, there may also be costs involved in closing your existing loan and establishing a new one. Fixed rate borrowers may face additional costs if they refinance before the fixed period ends. These costs should be considered when calculating whether changing loans would actually leave you better off.

Are you using the features included in your loan?
Offset accounts and redraw facilities can be useful, but their value depends on how you use them.

Check which features are included with your loan, whether you use them and whether you are paying additional fees for features you no longer need. The right loan is not necessarily the one with the longest list of features.

Your circumstances may be different now
Your financial position when you first took out the loan may look quite different today. Your income, loan balance, property value or financial priorities may have changed. Property investors may also have experienced changes to rental income, property expenses or their plans for the investment.

These factors can affect which loan options are appropriate for your circumstances.

Refinancing is not always the answer
Finding a lower advertised rate does not automatically mean you should refinance. The potential interest savings need to be compared with switching costs, ongoing fees, loan features and the terms of the new loan.

In some cases, staying with your current lender may make sense. You may also be able to discuss your existing rate with your lender without refinancing.

Look beyond next week’s rate decision
Why RBA decisions matter because the cash rate influences interest rate, including mortgage rates, next week’s decision only affects the minimum amount a borrower pays. RBA decision often has little influence over the loan products at the features and flexibility such as offsetting account and withdraw capability.

So rather than trying to predict the next move in interest rates, it can be more useful to understand your current loan product and whether it still suits or your circumstances.

If you are unsure where to start, speaking with a mortgage advisor can help you compare your current loan with the options available and understand the costs involved.

To book your free, no obligation digital consultation, click the link below:

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A Good Property Manager Does More Than Collect Rent

Collecting rent and arranging maintenance are important parts of property management, but they are only part of the role.

Managing an investment property also involves keeping up with legislative changes, meeting compliance requirements, coordinating inspections, managing tenancy matters and responding to issues as they arise. These responsibilities can change over time, making it important for property owners to stay informed.

A property manager works with both landlords and tenants to help ensure the property is managed efficiently. This includes coordinating maintenance, monitoring lease obligations, organising routine inspections and communicating with all parties throughout the tenancy.

They also stay up to date with changes to residential tenancy legislation and other regulatory requirements. Understanding these changes can help property owners meet their obligations and reduce the risk of compliance issues.

Whether you own one investment property or several, having a property manager means having someone who can manage the day to day responsibilities while keeping you informed about matters that may require your attention.

At The Hopkins Group, we support property owners with practical advice and professional property management services that reflect current legislation and industry requirements.

If you would like to discuss your investment property or learn more about our Property Management services, speaking with one of our Property Manager is a good place to start.

To book your free, no obligation digital consultation, click the link below:

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The New Financial Year Has Started. What’s Next?

With 30 June behind us, many people are ready to move on from tax paperwork and EOFY checklists. But while one financial year has ended, another has just begun.

Rather than waiting until next June, now is a good opportunity to review your tax position and consider what the year ahead may look like.

Planning early doesn’t mean making major decisions straight away. It means understanding your current circumstances, staying on top of your records, and knowing what opportunities or obligations may arise throughout the year.

For individuals, this may include reviewing expected income, superannuation contributions, investment income, or any significant changes that could affect your tax position.

For business owners, it’s an opportunity to revisit budgets, cash flow, record keeping, and any planned investments or business changes over the coming months.

Every person’s circumstances are different, which is why tax planning isn’t something that only happens in June. Reviewing your position throughout the year can make tax time simpler and help you make informed decisions when opportunities arise.

If you’re unsure where to start, speaking with a tax adviser early can provide clarity and help you prepare for the year ahead.

To book your free, no-obligation digital consultation, click the link below:

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30 Days Until EOFY: What Should You Be Reviewing Before 30 June?

With only 30 days remaining until the end of the financial year, now is the time to review your tax position and consider whether there are any actions worth taking before 30 June.

Many tax planning opportunities are time-sensitive. Once the financial year closes, your options may become more limited, making it important to review your position while there is still time to act.

For individuals, this may include reviewing work-related expenses, charitable donations, investment income, and superannuation contributions. For business owners, it may be worth reviewing cash flow, outstanding invoices, asset purchases, employee obligations, and the accuracy of financial records before year-end.

EOFY is also an opportunity to ensure your record-keeping is up to date. Missing documentation or incomplete records can make tax time more difficult and may affect your ability to support claims if required.

Beyond compliance, a year-end review can provide a clearer picture of your financial position.

Understanding your income, expenses, liabilities, and business performance before the new financial year begins can help support better planning and decision-making.

Every individual and business has different circumstances, which means there is no single approach to EOFY planning. However, taking the time to review your position before 30 June can help identify opportunities, address potential issues early, and reduce the pressure that often comes with tax time.

If you would like help reviewing your tax position in preparation of EOFY, we offer free 15-minute chats with no obligation.

To book your free, no-obligation digital consultation, click the link below:

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A THG Whitepaper: Australian Federal Budget 2026: A Structural Reset for Wealth Strategy

Executive Overview
The 2026 Federal Budget represents a decisive shift in Australia’s taxation and investment landscape. While the headline fiscal position reflects meaningful improvement—with the budget bottom line forecast to be significantly stronger than previous estimates—the true significance lies in the Government’s commitment to structural reform.

Deficits have been revised downwards across the forward estimates, and inflation is expected to moderate back within the Reserve Bank’s target band by mid-2027. However, this is not a budget defined by cyclical stabilisation—it is a budget defined by policy intent.

It is, in our view, the first genuinely hard-hitting federal budget in recent years.

The Government has signalled a clear direction on:

  • A shift away from passive, tax-driven investment strategies; 
  • A rebalancing of incentives toward productive investment and housing supply; and 
  • A broadening of the tax base across capital and wealth structures

Important to note, however, many of the measures outlined are proposed and subject to legislation. Their final form may evolve as they pass through Parliament.

For clients, the implications are significant—not because of any one measure, but because of how these reforms interact across tax, lending, investment, and structure. A coordinated and forward-looking strategy will be essential.


Immediate Measures (2026–2027 Implementation)

Income Tax Reform
From 1 July 2026, the tax rate for income between $18,201 and $45,000 will reduce from 16% to 15%, with a further reduction to 14% from 1 July 2027. In addition, a $1,000 instant deduction for work-related expenses will apply from the 2026–27 financial year, alongside a $250 Working Australians Tax Offset from 2027–28.

These measures provide modest tax relief and simplify compliance, supporting more predictable after-tax cash flow outcomes. While not transformational for higher-income clients, they contribute to greater planning certainty.


Capital Gains Tax Reform
From 1 July 2027, significant changes to the capital gains tax regime are proposed.

Pre-CGT assets will be brought into the system prospectively. Gains accrued prior to 1 July 2027 will remain exempt, while gains realised after this date will be subject to CGT.

For all other assets—including shares, managed funds, and established property—the current 50% CGT discount will apply until 30 June 2027. Thereafter, the system is expected to transition to a model based on inflation-indexed cost base, combined with a minimum effective tax rate of 30% on realised gains.

New residential property that contributes to the additional housing supply is expected to retain concessional treatment. While details are still to be finalised, this may involve preferential calculation methods relative to established assets.

These changes materially alter long-term investment dynamics. The removal of the simplified discount model increases complexity, places greater weight on inflation adjustments, and elevates the importance of timing—particularly in the period leading up to 1 July 2027.


Negative Gearing Reform
Negative gearing will undergo a structural shift under the proposed changes. For residential properties acquired after 7:30pm on 12 May 2026:

  • From 1 July 2027, deductions will be limited to new residential constructionand 
  • Losses from established residential properties (purchased after Budget night) can no longer be offset against salary or other non-property income and are instead quarantined to offset against residential property income or future capital gains.

Losses may be carried forward and applied against future property income or capital gains.

Properties acquired before this date will remain grandfathered under existing rules.

These changes are expected to alter investor behaviour, favouring new housing supply over the acquisition of existing property. While external market estimates suggest increased holding costs and reduced borrowing capacity, such outcomes will ultimately depend on individual circumstances, lending policy, and broader market conditions.

For clients, this reinforces the need to reassess cash flow modelling, debt structuring, and portfolio composition in light of reduced tax offsets.


Superannuation Stability
In contrast to broader reforms, superannuation settings remain largely unchanged.

There are no announced changes to contribution caps, pension phase settings, transfer balance caps, or SMSF borrowing rules. This stability is notable, particularly in an environment where external investment structures are becoming less tax-efficient.

As a result, the relative attractiveness of superannuation increases—particularly for high-income earners, business owners, and those reassessing trust-based strategies.

Key considerations include:

  • Utilising concessional contribution carry-forward amounts before 30 June 2026; 
  • Reviewing contribution timing relative to balance thresholds; and 
  • Preparing for operational changes such as Payday Super and the 12% Super Guarantee rate from 1 July 2026

Small Business and Investment Measures
The budget introduces several measures to support businesses.

The $20,000 instant asset write-off has been made permanent, providing ongoing certainty for capital investment decisions. The loss carry-back regime will be reintroduced from 1 July 2026, allowing businesses to offset current losses against prior-year profits.

Additional measures include continued support for electric vehicle adoption through adjusted FBT concessions and refinements to research and development incentives to improve accessibility.

Collectively, these initiatives support business cash flow, reinvestment, and strategic restructuring, particularly for clients operating within complex or capital-intensive environments.

However, please note that we also anticipate an impact on the cash flow of small & SME businesses from the introduction of payday super. While total liability remains unchanged, removing this timing buffer reduces working capital flexibility and increases the frequency of cash outflows.

Furthermore, businesses may experience tighter liquidity, particularly those with variable revenue or thin margins, and will need to strengthen cash flow forecasting, maintain sufficient reserves, and ensure payroll systems are updated to manage more immediate and consistent super payment obligations.


Electric Vehicle Incentives
From April 2027, the full fringe benefits tax exemption for electric vehicles will apply only to vehicles valued at $75,000 or less. Vehicles above this threshold will receive a 25% discount. From 2029, a broader 25% concession will apply to vehicles below the luxury car tax threshold.

These measures maintain near-term incentives while gradually tightening eligibility. For business owners, the current environment remains favourable for vehicle acquisition and financing strategies.


Future and Pending Measures (Post-2027)

Trust Taxation Reform
From 1 July 2028, a proposed minimum tax rate of 30% will apply to discretionary trust income, payable at the trustee level.

This represents a fundamental shift in how discretionary trusts are taxed and significantly reduces the effectiveness of income-splitting strategies, particularly where distributions are made to lower-income beneficiaries.

While the details of credit treatment and beneficiary interactions remain subject to further clarification, the direction of policy is clear—traditional trust-based tax planning will become less effective.

Importantly, a restructuring window is expected to open from 1 July 2027. This provides time to carefully evaluate existing structures and consider alternative arrangements, including the potential use of corporate entities. Premature restructuring may trigger unnecessary tax consequences, and planning should be approached deliberately.

The implications also extend to estate planning, including testamentary trust structures and intergenerational wealth strategies.


Start-Up and Innovation Measures
From 1 July 2028, eligible start-up companies are expected to be able to access refundable tax offsets for early-stage losses, subject to eligibility criteria. Venture capital settings will also be expanded from 2027, alongside improvements to research and development incentives.

While these measures are longer-dated, they reinforce the Government’s focus on innovation and productive investment and should be incorporated into relevant longer-term strategic planning.


Strategic Implications to Your Wealth Strategy
Taken together, these reforms represent a coordinated shift in the Australian investment landscape. There is a clear movement away from:

  • Passive, concession-driven investment strategies; 
  • Heavy reliance on negatively geared property; and
  • Income-splitting via discretionary trusts.

In their place, the system increasingly favours:

  • Productive investment and supply creation;
  • Structurally efficient and transparent entities; and
  • Long-term, integrated financial planning.

The key challenge for clients is not simply understanding each individual change, but understanding how they interact with one another and the holistic consequences of these changes working together.


The Hopkins Group Advantage
The complexity introduced by this budget reinforces the importance of a holistic, integrated advisory model.

At The Hopkins Group, we bring together four decades of expertise across financial planning, tax and accounting, trust structuring, lending, property advisory, and estate planning. This enables us to assess each change not in isolation, but within the context of a client’s entire financial position.

Our approach allows us to:

  • Identify risks early, particularly in relation to tax efficiency and cash flow;
  • Evaluate how structural changes impact long-term wealth outcomes;
  • Design coordinated strategies across multiple disciplines; and
  • Execute restructuring efficiently and with precision.

In an environment where timing, structure, and integration are increasingly critical, this capability is a meaningful advantage.


Our Outlook
While the reforms introduced in this budget are substantial, they are not inherently negative. They represent a recalibration of the system—one that introduces complexity, but also opportunity.

Clients who are proactive, informed, and strategically advised will be well-positioned to adapt.

We remain confident that, through careful planning and disciplined execution, we will not only navigate these changes successfully but also position our clients for stronger long-term outcomes.


Your Next Steps
We will continue to closely monitor developments as legislation is refined and implemented. Our team will provide ongoing insights, analysis, and recommendations as greater clarity emerges.

If you would like to understand how these proposed changes impact your personal or business circumstances, we invite you to schedule a complimentary, no-obligation consultation with our advisory team by clicking here.

Alternatively, you can simply request a callback or a meeting via our reception on 1300 726 082, or contact your advisor directly to schedule an appointment.

This whitepaper is authored and prepared by Michael Williams, Managing Director and Authorised Representative of The Hopkins Group

RBA Increases Cash Rate to 4.10%

The Reserve Bank of Australia has raised the cash rate by 0.25% yesterday, bringing it to 4.10% as inflation remains a concern despite ongoing cost-of-living pressures. For borrowers, this means interest rates are moving higher again, and the impact will likely be reflected in home loan repayments in the coming weeks.

If you are on a variable home loan, your lender is likely to pass on this increase, which will raise your monthly repayments. As a general guide, a 0.25% rise could add around $70–$80 per month to a $500,000 loan, although the exact figure will depend on your interest rate and loan terms. For example, a borrower with a $650,000 mortgage and 25 years remaining could see repayments increase by roughly $100 per month following this change.

While a single increase may seem manageable, the effect of multiple rates rises over time can place pressure on household cash flow. This is particularly relevant for those already managing higher everyday expenses. Higher interest rates also tend to reduce borrowing capacity, which may affect how much lenders are willing to offer and could influence activity in the property market.

Given these changes, it may be a good time to review your current loan and understand how your repayments may shift. Online tools such as the Money.com.au | Compare, Switch & Get Expert Help , Westpac, and ABC mortgage calculators can help provide a general estimate and give you a clearer picture of your position.

If today’s rate rise leaves you unsure about your next steps, our mortgage experts and financial advisers can review your loan, compare options across lenders, and help you find an approach that suits your situation. You can book a free, no-obligation 15-minute online consultation using the link below or request a call-back on 1300 726 082.

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What Does Financial Security Really Look Like?

Financial security means different things to different people. For some, it is knowing the bills are covered each month. For others, it is having savings in place, manageable debt, or confidence about the future.

There is no single definition that suits everyone. Your version of financial security will depend on your lifestyle, family commitments, income and long-term plans. Without clarity, it can be difficult to make financial decisions that truly support where you want to be.

In practical terms, financial security often includes steady cash flow, an emergency buffer, appropriate insurance, and a plan for the years ahead. These elements work together to reduce financial stress and provide a stable foundation, even when circumstances change.

A clear financial plan turns the idea of security into something tangible. It gives you a framework for making decisions today while keeping your future goals in focus. If you want help understanding what financial security looks like for you, we offer free 15-minute chats with no obligation. To book, click the link below:

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