at the end of the financial year. Most people don't ask them enough questions before they do anything.
When you're buying investment properties, you'll need advice on:
what ownership structures to buy your investment property in
what marginal tax rate to apply to your cash‐flow calcs
what you can and cannot claim a tax deduction on.
You should talk to your accountant about tax planning, too— it's not just about the next six months, it's about the next five years and beyond. Are you about to get married? Are you about to go on maternity leave? Are you about to change jobs? The answers to all these questions will make a difference to your property ownership and the costs of holding the property.
Get their advice and input before you start buying. Don't present them with a property that you've bought, hoping for a retrospective solution, because a seemingly simple mistake can be costly to fix.
Ideally, your accountant should also be a property investment specialist. Again, check their qualifications and whether they belong to their industry body or association, including the Property Investment Professionals of Australia (PIPA).
FINANCIAL PLANNER/ADVISER
A financial planner or adviser will help you plan your financial goals.
They will:
conduct a financial health check on you
ask you about a million questions
come up with a plan to make your goals a reality
help you to understand what you need to put in place and what's involved in meeting your future goals
They can:
help with your household budgeting
set up a savings strategy
compile a comprehensive investment plan to ensure you're heading in the right direction
advise you on what types of insurance will protect you and your family.
They also have the capacity and licences to make investments for you, such as managed funds and superannuation advice.
At some stage, it's always advisable to engage with an independent, fee‐for‐service financial planner who can look at your situation holistically and advise you about estate and retirement planning.
Again, make sure you check their qualifications and whether they belong to their industry body or association. We can't stress enough how important this is!
BUYER'S AGENT
A buyer's agent is a licensed professional who works for you, the buyer, and acts on your behalf to search, evaluate and negotiate a property purchase. They don't sell real estate. They are engaged independently and paid by the buyer to independently act on their behalf.
The key difference between a selling agent and a buyer's agent is who they represent — by law, in Australia an agent cannot act for and accept a commission from both parties in the same property transaction. Some of the things that a buyer's agent can help with:
search for a property for you
evaluate and complete all the due diligence on the listings available for sale
negotiate the property purchase price and terms
oversee the contract of sale
assist throughout the settlement process
oversee and arrange due diligence such as building and pest inspections, and survey and engineering reports.
By using an experienced buyer's agent, you can:
gain an edge by having your own advocate who is representing your interests 100 per cent
save time spent searching for and analysing property
negotiate to obtain the best price and terms
source the correct property in the right location with better prospects for capital growth and/or rental yield
eliminate stress by having one representative looking after your needs, rather than dealing with several different selling agents.
If you're buying an investment property, then ideally you need a buyer's agent who is also a qualified property investment adviser and who has a thorough understanding of your investment goals, who can calculate cash flows for you, and assess your risks and needs. This is a critical part of the process. Again, check their bona fides before working with them.
QUALIFIED PROPERTY INVESTMENT ADVISER
A qualified property investment adviser (QPIA) performs a different role from that of a buyer's agent. Ideally, you want both of these skill sets rolled into one person.
Property is not an asset class recognised by the Australian Securities and Investments Commission, so, remarkably, the property investment industry remains unregulated in Australia. This means that anyone who feels like it can dish out property investment ‘advice' with pretty much zero qualifications or repercussions if that advice is, ahem, ‘dodgy'.
This sorry state of affairs has meant that the property investment space in Australia is riddled with spruikers who sell inferior property in underwhelming locations, with their only motivation being to line their own pockets, rather than work in the best interests of the people they're selling to.
All is not lost, though — you can seek out professionals who have gone to the trouble of getting themselves qualified, because they care about the financial outcomes and the financial futures of their clients, not just selling you a property on their books.
Go to the PIPA website and you'll find a growing list of QPIAs who have done just that. An ethical QPIA should take the time to:
understand your situation
conduct risk profiling on you
recommend a strategy that suits you.
A growing number of mortgage brokers, accountants and even conveyancers are QPIAs, too.
SALES AGENT
These people get a bit of a bad rap, like used‐car salespeople and journalists, and most of them really are decent and lovely people with a job to do. Are there some bad apples? Of course there are. Are some better than others? Sure, but you can say that about every industry.
When someone wants to sell a property that they own they
