All Topics / Legal & Accounting / Structuring PPOR to become IP

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  • Profile photo of herbsterherbster
    Member
    @herbster
    Join Date: 2010
    Post Count: 4

    Hi,

    I have been reading threads about this & googling a fair bit on the subject.

    My PPR is LOC 323K LOC with balance of say 312K leaving 11K excess available. I called westpac to ask questions regarding changing to I.O rocket repay loan with offset ( & it has redraw).

    I assumed I could take the excess funds 11K- & drop them into the offset a/c leaving the I.O loan balance at 312K.

    It was explained that that is not how it works. What happens is that the whole 323K LOC loan changes to I.O rocket repay with offset but the 11K stays in redraw.

    From what I understand that would confuse things tax wise ,(once it becomes IP)if I was to redraw the 11K & put in the offset a/c then use for personal expenses (which I will need it for)

    Im thinking a way around it could be to draw the 11K out now & "put it in my pocket"

    Then set up the rocket repay loan owing 323K, then once set up put the 11K into the offset.

    Then I only have interest payments to make & the loan will stay at 323K for when it becomes an IP. No confusion for the taxman.

    Does the above scenario sound like the right way to do it?

    I have an advantage package, so no fees for changing the loan & .25% discount.

    Profile photo of fujitsufujitsu
    Member
    @fujitsu
    Join Date: 2008
    Post Count: 11

    Thats what i did for my home loan but with BankSA(ST George). I was approved for $120k. I only used $115k for the construction of my house. I had to write a letter in requesting them to transfer the $5k to my savings account. I now have that $5k in my offset account.
    All this was done while my house was a PPOR. I am renting it out now.

    Profile photo of Rob G.Rob G.
    Participant
    @rob-g.
    Join Date: 2010
    Post Count: 70
    fujitsu wrote:

     I had to write a letter in requesting them to transfer the $5k to my savings account. I now have that $5k in my offset account.
    All this was done while my house was a PPOR. I am renting it out now.

    If that $5k initially was mixed with other funds in your savings account then you have a problem.

    Cheers,

    Rob

    Profile photo of TerrywTerryw
    Participant
    @terryw
    Join Date: 2001
    Post Count: 16,213

    By withdrawing the $10k now you are borrowing it. So interest on this would not be deductible if you put it in your pocket.

    But since it is a small amount the interest wouldn't amount to much.

    I think it is a good idea to ditch the LOC and go IO with offset. Later when you get some more equity you can set up a LOC again and then use that to invest.

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
    http://www.Structuring.com.au
    Email Me

    Lawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au

    Profile photo of Jacqui MiddletonJacqui Middleton
    Participant
    @jacm
    Join Date: 2009
    Post Count: 2,539

    On a similar note… let's say I have a PPOR that I am sick of living in and want to move.  Let's say that PPOR is on a P&I loan with ANZ at the moment.  What is the best way to convert this PPOR into an IP that has deductible interest, and suck as much money out as possible to put into a new PPOR?  (Or perhaps I shouldn't buy another PPOR to live in, perhaps that is a giant waste of money, I don't know…… all comments welcome).

    Jacqui Middleton | Middleton Buyers Advocates
    http://www.middletonbuyersadvocates.com.au
    Email Me | Phone Me

    VIC Buyers' Agents for investors, home buyers & SMSFs.

    Profile photo of TerrywTerryw
    Participant
    @terryw
    Join Date: 2001
    Post Count: 16,213
    JacM wrote:
    On a similar note… let's say I have a PPOR that I am sick of living in and want to move.  Let's say that PPOR is on a P&I loan with ANZ at the moment.  What is the best way to convert this PPOR into an IP that has deductible interest, and suck as much money out as possible to put into a new PPOR?  (Or perhaps I shouldn't buy another PPOR to live in, perhaps that is a giant waste of money, I don't know…… all comments welcome).

    Jac – as above. the same principles apply.

    Terryw | Structuring Lawyers Pty Ltd / Loan Structuring Pty Ltd
    http://www.Structuring.com.au
    Email Me

    Lawyer, Mortgage Broker and Tax Advisor (Sydney based but advising Aust wide) http://www.Structuring.com.au

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