Tuesday, July 26, 2011

Productivity critical now the good old days are gone: RBA

RESERVE Bank governor Glenn Stevens has urged the federal government to confront the nation's dismal rate of productivity growth, saying that the mining boom has masked a dramatic downshift in consumer spending.
In a landmark speech, Mr Stevens said Australia was unlikely to return to the era of the 1990s to mid 2000s when large mortgages and rising house prices helped fund a consumer spending binge, saying those "good old days" were unlikely to return.
He said there was a "new conservatism" among Australian households and hinted that the country would be in the middle of a housing market crash like that witnessed in the US and parts of Europe had it not been for the huge rise in Australian income driven by a once-in-a-century mining investment cycle.
He highlighted the structural changes in the economy, which included the high Australian dollar and spending habits turning to lower, historical trends, savaging the profits of the nation's retailers accustomed to higher growth. If not for the rise in national income and terms of trade -- the difference between the price Australia gets for its export and pays for its imports -- this would have led to a "considerably more difficult period of adjustment". The growth in borrowing against homes from 1995 to 2005 was unusual, he said, and "it was bound to end".
Mr Stevens said the global financial crisis and ensuing credit crunch ensured the "financial source of upward pressure on housing values will abate", in effect warning the era of stellar rises in home prices was over.
While the consumer binge until about 2005 would not return, he noted that consumer mood could lift noticeably when the raft of uncertainties in the international environment lift, "so I don't think we need to be totally gloomy".
Europe is in the middle of the sovereign debt crisis while in the US President Barack Obama is warning of "financial armageddon" if Washington cannot find a resolution to its own debt crisis by next Tuesday, when congress has to approve an increase in the country's $US14.3 trillion ($13 trillion) debt limit or start defaulting on its obligations.
Mr Stevens said in the era of renewed consumer restraint and a peak in the terms of trade growth rate, the Australian economy's future rested on productivity improvements.
"As everyone in this room would know, there is only one source of ongoing higher rates of growth of real per capita incomes, and that is higher rates of growth of productivity. Everyone here also knows that it is now just about impossible to avoid the conclusion that productivity growth performance has been quite poor since at least the mid 2000s," he said.
Australia learned to produce more with less through the 1990s, supported by Hawke, Keating and Howard government reforms that included the floating of the dollar, banking industry deregulation, tariff cuts and the the GST.
But productivity growth has dropped back sharply since then, despite Julia Gillard's vow to embrace Labor's reformist legacy. Discontent over Canberra's policymaking has now spread to some of the nation's most respected business leaders.
Mr Stevens said periods of easy affluence had distracted attention from productivity in the past but said the issue was "quite critical", especially in the retail, tourism and manufacturing trouble spots of the economy. "You've got product prices under downward pressure, costs under upward pressure. How are you going to square the circle? Well, productivity's really the only answer to that question," he said.
The RBA governor identified labour market regulation and imposition of new occupational health and safety and governance standards as areas for reform.
Wayne Swan last night told a small business conference in Sydney the sector should expect to share in a $1.9 billion boost to the economy from surplus assistance to households as part of the carbon price package.
A spokesman for the Treasurer said Labor would not repeat the Howard government's "decade of neglect" of skills and infrastructure and was determined to address the long-term structural decline in productivity.

Wednesday, July 20, 2011

WA property activity remains at historic lows

The 2010-2011 financial year has delivered the lowest levels of property activity in a decade.

Landgate Chief Executive Mike Bradford said the June activity levels were the lowest for fourteen years and 37% down on the boom years. This comes on the back of the May figures which were the worst for sixteen years.

Overall the figures for 2010–2011 are 35% down on the peak of 2005-2006.

“In total the 2010-2011 financial year has had the lowest level of activity since 2000-2001. That was the year that saw the introduction of the GST and a slowdown in property market activity due to a decline in residential construction,” Mr Bradford said.

Although there was a slight increase in activity during June this was expected and followed a typical trend for the end of the financial year.

The Agency’s Business Activity figures released today show an 11% increase in the documents lodged in June compared to lodgement figures for May.

The Business Activity Profile covers all property related documents lodged with Landgate and is a key indicator to the state of the property market in Western Australia.

Mr Bradford said that the current low levels of activity look to continue for the time being with none of Landgate’s key business activity indicators showing a notable increase.

Tuesday, May 31, 2011

Housing tipped for price implosion

AUSTRALIA is in the midst of an unsustainable housing bubble that could burst at any time, warns the man who predicted the global credit bust of 2007.
Edward Chancellor, of US investment management firm GMO, says the Australian economy is yet to emerge from the global financial crisis, despite the widespread belief it has escaped the worst of it ahead of the rest of the world.
Mr Chancellor, whose Crunch Time for Credit? was published in 2005, estimates Australian house prices are more than 50 per cent above their fair value -- a once in 40-year event. " If house prices were to revert to their historic long-term average (ratio of average price to average income) they would fall quite considerably," he told The Australian.
He said prices would have to fall by more than a third to reach fair value -- although some of this fall would be cushioned by income growth.
He attributed Australia's "luck" to a comparative lack of competition among local banks, enabling them to avoid much of the reckless lending that occurred in the US, as well as the commodities recovery led by China.
"My view is Australia had a private sector credit boom just like the US and the UK and it had a real estate boom," he said.
"Those are the facts and you can't paper over them.
"In this environment, house prices rose last year and that seems to me to actually have exacerbated the problem.
"The problem is the bubble and that hasn't gone away."
A key area of concern for Mr Chancellor was first-home buyers. As interest rates rose, the ratio of their mortgage repayments to their income would rise to very high levels, he said.
"It's the rising interest rates, particularly with real estate bubbles, that tend to generate the collapse," he said.
Another potential trigger was China, particularly if the demand for iron ore, coal and liquefied natural gas were to collapse.
"We would see the Chinese demand for Australian commodities as being potentially vulnerable," Mr Chancellor said.
He said he expected the negative news in Australia to come from "the housing market falling under . . . the sheer weight of its overvaluation and lack of affordablity" and a "terms of trade shock".
Everyone referred to Australia as the lucky country, he said. "I think that's pretty apt."
However, "given the great growth in private sector credit and the vulnerability of the housing market . . . Australia is not out of the woods. It hasn't even entered the woods."

Home values down 7pc in Perth - RP Data -31/05/2011

PREMIUM property losses have dragged down Perth house values more than 7 per cent over the 12 months to April, the greatest fall nationwide according to RP Data.
Perth recorded the largest fall in home values of any capital city, down 7.1 per cent in the 12 months to end April, seasonally adjusted, according to the latest RP Data-Rismark Hedonic home value index.
Brisbane has suffered a similar fate to Perth with home values dropping 6.8 per cent, seasonally adjusted, while Australian capital city dwelling values were down 1.5 per cent, seasonally adjusted, in the same period.
Based on more than 85,000 home sales nationally this year, the home value index for the combined capital city dwelling markets declined by a seasonally adjusted 0.3 per cent in the month of April, while values fell 1.2 per cent in the three months to April.
RP Data research director, Tim Lawless reckons expensive suburbs have helped drag the overall market down.
“Perth dwelling prices are now 18 per cent lower than Sydney’s and 8 per cent lower than Melbourne’s,” Mr Lawless said.
“At its narrowest, the gap between Perth and Sydney prices was just 2.3 per cent.
“Brisbane’s median house price is now 24 per cent lower than Sydney’s and 14 per cent lower than Melbourne’s.
“Pre-GFC the gap between Brisbane and Sydney dwelling prices was as narrow as 6.4 per cent.
“The improved buying proposition in these cities should help support buyer sentiment, which has been very weak since the financial crisis.”
Mr Lawless told PerthNow that there was an important difference between median house prices and median house values in light of the RP Data-Rismark Hedonic home value index.
“It’s a value-based measurement and we use median prices to show some relativity on what prices are transacting in the market,” Mr Lawless said about the index.
According to the index, the median price for a house in Perth was now $468,250 after falling 3 per cent, seasonally adjusted, in the three months to April.
Last month’s RP Data-Rismark Hedonic home value index indicated the Perth median house price, based on settled sales over the period, was $465,000 after falling a seasonally adjusted 3.4 per cent for the three months to March.
However, Mr Lawless confirmed the median house value, not median price, in Perth is currently $509,228 while the median unit value is $405,000.
“When we see a property transact in the marketplace, 21 Smith Street for example, we know the market value of 21 Smith Street was what it transacted at,” he explained.
“But that same sale price will have a price or value effect on all surrounding properties depending on what their attributes are compared to that particular sale.
“If fist home buyers are prevalent, like they were in 2009, that will generally drag a median price down as they’re generally buying more affordable properties, but as we progressed in 2009 we saw more upgraders purchasing, and that pushed median prices upwards.”
He explained that if 100 properties were sold over a three month sales period, for example, then median prices would increase if there was a slight improvement in the types or quality of those 100 properties being transacted.
Real Estate Institute of WA recently predicted the Perth median house price will settle at around $485,000 while in the regions it remained unchanged at $375,000.
However property developer Nigel Satterley recently told PerthNow that the median price for the established market was $465,000 for the region stretching from Mandurah to Yanchep.
“But the median house price will bottom out at $440,000, which is about five per cent to go (down),” Mr Satterley said two weeks ago.

Saturday, March 26, 2011

First Home Owner Grant

As at 1 January 2010
The Western Australian Government’s aim is to help people purchase their first home through a First Home Owner Grant (FHOG) Scheme.
The grant was introduced to offset the higher housing costs associated with the introduction of the Goods and Services Tax (GST) on 1 July 2000. All States and Territories provide the grant under broadly uniform arrangements agreed with the Federal Government.
This fact sheet explains how the First Home Owner Grant Scheme operates and is a guide to assist with frequently asked questions in regards to whether you may be eligible. It should not be relied upon to determine your eligibility. Should you have any doubts on your eligibility, contact the WA Office of State Revenue.
INTRODUCTION
ELIGIBILITYFORTHEGRANT
How do I know if I am eligible for the grant?
To be eligible for the grant:
1.
You must be an eligible person; and
2.
You must have entered into an eligible transaction; and
3.
The total value of the property (i.e. total value of the home and land) must not exceed a cap amount.
1.
Who is an eligible person?

Applicants must be natural persons (e.g. not a company) and 18 years of age or over at the commencement date of the eligible transaction#.

At least one of the applicants must be an Australian Citizen or Permanent Resident at the commencement date of the eligible transaction.

Applicants and/or their spouse* cannot have previously received a grant under this scheme.

Applicants and/or their spouse* must not have previously owned residential property, anywhere in Australia, prior to 1 July 2000.

Applicants and/or their spouse* must not have previously purchased and occupied residential property, anywhere in Australia, as a place of residence on or after 1 July 2000.

Applicants must occupy the home purchased or built, as their principal place of residence for a continuous period of six months commencing within twelve months of settlement in the case of established properties, or within twelve months of completion in the case of a home being built.

Everyone with a relevant interest in the home must be an applicant. For example, every person who will be registered on the Certificate of Title must be an applicant.
# The Commissioner may consider an exemption from this requirement in certain cases.
* Spouse – someone you are legally married to or a de facto partner of two years standing at the time commencement of the eligible transaction.
2.
What is an eligible transaction?

A contract made on or after 1 July 2000 for the purchase of a home; or

A comprehensive home building contract made on or after 1 July 2000; or
PAGE 1 OF 5

In the case of an owner builder, building work on the home commenced on or after 1 July 2000.
3.
What is the cap amount?

For an eligible transaction made on or after 1 January 2010, the total value of the property (i.e. total value of the home and land) must not exceed $750,000 if the home is located south of the 26th parallel or $1,000,000 if the home is located north of the 26th parallel.
FREQUENTLY ASKED QUESTIONS
How much is the grant?
Currently the grant is $7,000 or the amount that you must pay to purchase or build the house, whichever is the lesser amount.
How long will the grant be available for?
The legislation does not include an end date for the scheme.
Does my income affect the grant?
No, the grant is not income tested.
What type of home qualifies for the grant?
It can be a house, unit, duplex, flat, townhouse etc. The home must be affixed to land and lawfully used as a place of residence. The grant will not be available for renovation to an existing building or for the purchase of vacant land.
Are there any conditions attached to how the grant may be used?
No, if you are eligible there are no conditions as to how the grant funds may be used by the applicant, however, private arrangements may be entered into with your financial institution in regards to how it will be used in order to gain finance approval.
Can I rent the home out before I move in?
Yes, provided you occupy the home as your principal place of residence within 12 months of:

settlement, in the case of established properties; or

completion, in the case of a home being built.
Where is the 26th parallel located?
The 26th parallel is a circle of latitude that is 26° south of the equator. Examples of location are:

Town of Kalbarri is south of the 26th parallel; and

Town of Denham is north of the 26th parallel.
RESIDENCYREQUIREMENT
GENERALINFORMATION
When do I have to occupy the home and for how long?
You must occupy the home as your principal place of residence for a continuous period of 6 months, commencing within 12 months of:

settlement, in the case of established properties; or

completion, in the case of a home being built.
If you are unable to occupy the home as your principal place of residence for a continuous period of 6 months, the onus is on the applicant to advise the Commissioner of their circumstances. The Commissioner may consider an exemption from this requirement in certain cases.
PAGE 2OF 5
What happens if I cannot meet the residency requirement?
If you are unable to move into the home within the 12 month period, you must give written notice of the fact to the Commissioner. This notice must be given within 30 days of the expiration of the required 12 month residency take-up period, or the date it becomes apparent you will not be able to fulfil the requirement (whichever is the earlier).
The Commissioner will make a determination if you are required to repay the grant, and advise you accordingly.
Failure to advise the Commissioner in writing will result in the applicant being required to repay the grant with penalties, and also being ineligible for a future grant.
Does the value of my property affect the grant?
Yes, from 1 January 2010 the Western Australian government introduced a cap amount (see point 3 ‘What is the cap amount?’ above) on the total value of buying or building a home for which the first home owner grant will be payable. The cap amount only applies to the following eligible transactions:

in the case of a contract to purchase or build, the date of the contract is made on or after 1 January 2010; or

in the case of the building of a home by an owner builder, the laying of the foundations commenced on or after 1 January 2010.
How is the Total Value determined?
The total value of a transaction can be determined by applying the following:

Established, New Home or Off-the-Plan – the greater of the consideration for the contract to purchase, or the unencumbered value.

Contract to Build – the total of the consideration for the contract to build, and the unencumbered value of the land.

Owner Builder – the unencumbered value at the date the transaction is completed, of the home (i.e. total value of the home and land).
NOTE: The cap does not apply to an eligible transaction entered into between 1 July 2000 and 31 December 2009 (inclusive).
Am I eligible if my spouse/de facto has owned, or still owns a home?
No. The applicant and their spouse/de facto must never have previously owned a home anywhere in Australia before 1 July 2000, even where the spouse/de facto is not an applicant for the grant to the eligible transaction.
PREVIOUSOWNERSHIP
SPOUSEELIGIBILITY
CAPONTHEGRANT
What if I own or have previously owned vacant land?
Owning vacant land will not affect your eligibility for the grant regardless of when it was purchased.
If I purchase a home on or after 1 July 2000 and never live in it, will I be eligible for the grant for my next home?
Yes, provided that you occupy the next home as your principal place of residence. Bear in mind that this depends on your individual circumstances and you should contact the Office of State Revenue for further information.
PAGE 3OF 5
Where can I obtain the WA First Home Owner Grant application form?

From the First Home Owner Grant website at http://www.osr.wa.gov.au/ or http://www.firsthome.gov.au/
When do I lodge my application form?
An application may be lodged at any time after:

A contract to buy or build is made; or

The foundations are laid on an owner builder home;
provided the application is lodged within 12 months of completion of the eligible transaction.
Where can I lodge the application form?
Applications may be lodged through an approved First Home Owner Grant participant*, or with the WA Office of State Revenue.
If you are unsure where to lodge your form and are obtaining finance through a financial institution, please consult with them prior to lodgement to ensure that your form is sent to the correct place.
* An approved First Home Owner grant participant is a body (usually a financial institution) that has an arrangement with the Commissioner of State Revenue to receive and process applications.
What evidence do I need to provide with my application?
You need to provide documentary evidence that proves you are an eligible person and have entered into an eligible transaction.
This will include evidence of your Australian citizenship or permanent residency status, a copy of your contract for purchase or building contract, and in some cases a copy of a valuation of the home for a related party transaction.
More specific details are provided on the “First Home Owner Grant Application Form and Lodgement Guide”.
What is a related party transaction?
A related party transaction is an eligible transaction where the applicant(s) or their spouse/de facto partner is related to or associated with the vendor or builder.
A person is related to or associated with another party where:

One is the spouse/de facto of the other; or

They are related by blood, marriage or adoption; or

They are a Shareholder or Director of the other party, being a company; or

They are a Beneficiary of a trust for which the party is a trustee; or

The transaction is otherwise not at arm’s length.
REJECTEDAPPLICATIONS
APPLICATIONFORTHEGRANT
SUPPORTINGDOCUMENTATION
RELATEDPARTYTRANSACTIONS
What can I do if the Commissioner rejects my application?
If you are not satisfied with the Commissioner’s decision to reject your application, you may lodge a formal objection against the decision, stating fully in writing the grounds on which the objection is based.
PAGE 4OF 5
OFFENCES
Making a false or misleading statement in connection with an application for a grant carries a penalty up to $20,000, and you may be required to repay the grant with penalties and other costs.
FORMOREINFORMATION
Website: http://www.osr.wa.gov.au/ or http://www.firsthome.gov.au/
Email: firsthomegrant@dtf.wa.gov.au
Telephone: (08) 9262 1299 or 1300 363 211
Facsimile: (08) 9262 1597
Mail: GPO Box T1600
Perth WA 6845
Location: Office of State Revenue
Plaza Level
200 St George’s Terrace
Perth WA 6000
PAGE 5OF 5

Keystart Home Loan

  
 Keystart Home Loan
  The Keystart ‘Low Deposit’ home loan is a variable interest rate loan which can be used by owner-occupiers to buy an established home or build a new house. It is available to both first and subsequent homebuyers and we lend in all areas of Western Australia, including the country regions.
All about the loan
•Maximum loan $384,000  ($475,000 above 26th Parallel)
•Maximum property value $400,000 ($500,000 above 26th Parallel)
•Minimum deposit 4%(For any property price exceeding $400,000 a 5% deposit is required)
•A structual report must be obtained by the client for any property purchased that is over 25 years old.
•Maximum income limit;
•Single Applicants $70,000 per annum
•Couples/Families $90,000 per annum
•2% genuine savings to be evidenced prior to approval
•First Home Owner Grant can be used towards deposit and fees
•Other debt repayments cannot exceed 7% of gross income
•Fee Assistance of up to $2,000 can be added to the loan for non-first homebuyers
•No Mortgage Insurance required
•No monthly fees
  Eligibility Criteria
To qualify for a Keystart loan, applicants must:
•be owner-occupiers
•reside in Western Australia
•be a permanent resident
•be over 18 years of age
•not be currently bankrupt or discharged from bankruptcy within 2 years of the date of the application
•not own or part own other residential property at Settlement.
Terms and Conditions
All Keystart loans are for owner-occupied purposes only, not investment. The maximum size of a Keystart loan available to you is determined by your household size, level of income and other commitments that you may have. Each loan is subject to Keystart’s standard terms and conditions.
If you would like more information, please do not hesitate to contact us on 1300 578 278.


 

Home Buyers Assistance Account

 
The Home Buyers Assistance Account is established under the Real Estate and Business Agents Act 1978 to provide first home buyers with financial support.
The scheme provides a grant of up to $2,000 for the incidental expenses of first home buyers when they purchase an established or partially built home through a licensed real estate agent for a purchase price of $400,000 or less.  
The scheme is funded from interest paid on real estate agents' trust accounts. The grant can be used for — mortgage registration fees, solicitor and/or settlement agent fees, valuation fees, inspection fees, loan establishment fees, mortgage insurance premiums and lending institution fees associated with lodging the application.
For more information, please view the Home buyers assistance account fact sheet.
Application criteria:
The purchase price of the home is $400,000 or less;
you must be buying your first home, which is established or partially built (not vacant land or a 'house and land' package);
you or your spouse or partner must not own or have owned any property in the State of Western Australia before (if one of the people you are buying a home with, owns or has owned a home in Western Australia before, then you can apply for a partial grant based on the percentage of your ownership of the home);
you must live in the home for at least the first 12 months;
you must purchase the home through a licensed real estate agent;
the application must be lodged with the Registrar of the Real Estate and Business Agents Supervisory Board no more than 90 days after the date that the offer and acceptance contract to buy the home is accepted (in exceptional circumstances, a short extension of time for lodgement may be granted by the Registrar if reasonable grounds exist); and
the home loan must be financed through an authorised lending institution (such as a bank, building society or credit union).
How to apply:
You must complete the application form and follow the instructions on the form.
If you have any further queries, call (08) 9282 0836.
The Federal Government's First Home Owners Grant
In addition to the Board's Home Buyers Assistance Account, first home buyers may also be eligible to a financial rebate through the Federal Government's First Home Owners Grant. The grant is administered by the Office of State Revenue. For further information about the grant, contact the WA Department of Treasury and Finance on 1300 363 211 or visit their website.

Friday, March 11, 2011

Opt for Fixed Rated Loan

THE bruising political row over banking competition has made potential home buyers more savvy with many opting out of fixed-rate loans, according to new figures.
It may have also turned up the pressure on lenders to be more creative in attempts to gain market share, even before the federal government implements its range of proposed initiatives.

Those taking the plunge into home ownership appear to be turning their backs on the security of fixed-interest-rate loans, instead choosing from a wider range of variable rate mortgages that are being offered.

A study by mortgage broker Loan Market has found a significant increase in the number of people seeking out home loan and mortgage calculators through the internet.

An examination of web traffic showed that those searching the term "home loan calculator" accounted for 20 per cent of mortgage broker website traffic in February, more than doubling since the start of 2011.


Loan Market chief operating officer Dean Ruston said it was an encouraging sign that potential borrowers were becoming more proactive.

"Customers want to be informed when they sit down with their mortgage broker or lender ... to ensure that they get the best available option," Mr Ruston said releasing the findings on Monday.

Last November's spike in standard variable mortgage rates, led by the four major banks, caused a political furore and prompted parties of all stripes to come up with various banking competition packages.

The 40-basis-point jump in standard variable mortgage rates - larger than the Reserve Bank of Australia's (RBA's) 25-point increase in the cash rate - also saw a growing number of home buyers opting for the security of a fixed-rate loan.

However, home loan provider Mortgage Choice said demand for such loans tumbled in February for the first time in seven months in response to a wider range of variable rate mortgages coming on the market.

The proportion of fixed-rate loans it granted was just 10.7 per cent in February, the lowest amount since October, and compared with 15.3 per cent in January and 15.2 per cent in December.

Mortgage Choice currently writes one in 25 new home loans in Australia.

"It appears new borrowers were lapping up the newly introduced deals on offer in February, taking advantage of lenders' various incentives as they compete to outstrip each other of vital market share," the broker's spokesperson Kristy Sheppard said releasing the results.

"A move away from fixed interest rates may also signal an uptick in positive consumer sentiment towards the economic outlook."

The RBA left the cash rate at 4.75 per cent for a third straight monthly board meeting last week, and economists expect this stability to continue.

Official housing finance data for January is released on Wednesday by the Australian Bureau of Statistics, the same day as the latest consumer confidence report is released by Westpac and the Melbourne Institute.