On my journey into London this morning I happened to catch an interview with Sarah Pennells of savvywomen.com on BBC Radio London. She was in the middle of a discussion about pensions and property.
My attention peaked as she said my favourite sentences – “your home is not an asset”. She went on to explain that people need to learn to release money from their properties to support their poorly performing pensions and when necessary pay for their own care in homes as they grow old and they can no longer support themselves.
I have been saying this for the last two-three years. In fact it is my personal investment strategy to release equity from our family homes to invest in property. The properties are chosen to provide sufficient rental income to cover the cost of the investment mortgage as well as the equity release mortgage and of course a profit.
There are plenty of commercial methods to do this often offered by a combination of life insurance companies and lenders. There are consequences with those schemes, high fees and the ultimate reduction of your inheritance for your family. They are some people’s only choice. Why because they are too old, they did not plan sufficiently for their future, when they were stillyoung enough and earning an income to support a mortgage.
Some people believed the ” hype” that the government or private pensions would support them into their retirement. I discuss in detail in my book that we are simply living too long – great news, but with a darker implication …… How are you going to fund your personal care and living expenses when you get older and you are no longer actively earning a wage?
The Property Sourcers, one of my businesses, works directly with clients; first helping you recognise what financial assets you actually have and then helps you to assess what you actually need to live the retirement you are dreaming of.
I am not a financial planner that comes later, as you work with more of my team and associates, the initial strategy session is designed to help you recognise just what your options are, just what is possible and what steps can be taken to put in place a plan for a more efficacious (I have wanted to use that word in a blog for years) future.
For example releasing £200,000 from your house, now while you are still a person that lenders would consider lending too ( ie employed, or with accounts and under 55, as after that age it gets harder to find lenders or to have sufficient time to achieve your goals).
The money released from savings or capital leveraged from equity, can then be leveraged again through further buy-to-let mortgages and used to purchase investment properties. As a broad example £200,000 could be used to purchase three properties on a family-let basis with guaranteed rental income for six years* plus a further two properties let on a multiple occupancy basis. The average net income, after mortgage costs, letting agent fees, insurance and an allowance for void periods is taken into account would be £2,250.00 that is a massive 13.5% return on the capital employed. (*The Guaranteed rent scheme is a specific service I offer for clients wanting guaranteed rental income, but accepting a lower rate of return – 10-12% compared to 15-20% on the multi-let properties)
Of course you still need to repay the cost of borrowing the initial £200,000 You might be able to release this money through a draw down facility on your existing mortgage depending on your lender and current conditions, which would mean a very low cost to the borrowing, but even if we assume a mortgage cost of £850.00 you would still have an additional £1,700 income. And that is before you retire.
If you are currently 45 years old and do not retire for twenty years and everything stays the same (which it won’t but it makes my example easier), then twenty times £1,700 times twelve months equals £408,000
Just to let that number sink in, if you released two hundred thousand from your home, your parents home, your savings, where ever and invested in the types of investments I offer my clients then after the investment mortgages and the equity release mortgage was paid you could have an additional £408,000 of income over the next twenty years.
You could spend this, save this, repay the £200,000 released or even reinvest it in a few more cash flowing properties. The choice would be yours.
More importantly you would have an investment portfolio for your family, something you could pass down through the generations providing your entire family with greater if a coal security. The alternative is to wait until it is too late and then use a reversionary company to take control of your property, and pay you just enough to live on. If you live too long they will take your house and your family will have nothing.
Of course there are risks and consequences that is why we are employed by our clients to act as their project manager in the process. We have the skill and experience and the financial team to advice clients on the best use of their personal financial assets.
The figures above are an example, there are variations on that model. That is why we start by working with clients through a personal investment strategy session to identify exactly what their requirements are.
What would you rather do answers on a postcard:
a) Do nothing and hope the government is right, NHS care will improve and your pension will be enough
b) Hand your property over to a lender or insurance company that gives you just enough to live in a nursing home
c) Do something now – maybe have a strategy session with us – understand your financial options and consider investing in property now – so you have on going extra income before you retire, more money after retirement and a portfolio of properties to leave your family.
Here are some links some e-books that I wrote on the topics
Your Home is not an asset
Your Pension is not enough – Booklet3
Very best wishes for your success and happiness
Vicki – The Property Mermaid