All Topics / Help Needed! / LOC against PPOR – interest deductibility confusion

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

    Hi people

    I've just read page 72 of the April 2011 edition of "Your Investment Property" magazine, and am now confused.  It is talking about a family with a PPOR mortgage, and how to speed up paying it off.  Yes they have surplus income they can throw at, fine.  Here is what confuses me:

    The article suggests that the family could set up a line of credit against the PPOR mortage, and pump all spare money into that.  Fine.  Happy with that bit.  It then goes on to say:

    "If he's paying 7.5% or 8% interest on his loan, then repaying that quicker is like earning 10% interest on his money because by the time you earn 10% interest and pay 30% of it in tax, you have 7% left over.  But if you're paying off debt there's no tax involved, so it's like getting 10% on your money"

    Here's the thing though:  surely the interest on the LOC would not be deductible, because it is against the home loan and set up for personal (non-investment) expenses?

    If I am wrong and there is some sneaky way to make the interest on a PPOR loan deductible, brilliant.  But I presume not.  Could those in the know help me understand what this article might have been talking about?

    Thankyou!

    JacM

    Jacqui Middleton | Middleton Buyers Advocates
    http://www.middletonbuyersadvocates.com.au
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    VIC Buyers' Agents for investors, home buyers & SMSFs.

    Profile photo of Scott No MatesScott No Mates
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    @scott-no-mates
    Join Date: 2005
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    no tax deduction to be had only a saving by paying off a loan more quickly.

    Profile photo of Jacqui MiddletonJacqui Middleton
    Participant
    @jacm
    Join Date: 2009
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    That's my understanding too.  I wonder what they were on about in that article then

    Jacqui Middleton | Middleton Buyers Advocates
    http://www.middletonbuyersadvocates.com.au
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    VIC Buyers' Agents for investors, home buyers & SMSFs.

    Profile photo of TerrywTerryw
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    @terryw
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    It makes sense.

    Say you have $100,000 cash. If you put that in an interest bearing account at 10% you may get $10,000 pa interest, but you would pay tax on it. Say 30% tax = $7,000 left over. You would also be paying interest on your home loan which is not deductible.

    Now say you pay $100,000 into your loan. You will not be earning interest, but will be saving interest. If you are paying 7% interest you would be saving at least $7,000 pa plus the compounding effect.

    I haven't read the article but would caution against using a LOC for this. An IO loan with offset would be better.

    The process could be sped up by using a LOC to pay for all investment/business expenses which would free up cash to pay down the non-deductible loans first. But his needs careful planning to make it work.

    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

    Ah yes it now makes perfect sense.  Thankyou for clarifying, Terry!

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

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

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