Category Archives: Downsizing

Case Study: Maximising Income in Retirement

Case Study: Maximising Income in Retirement – please remember this is an example of advice given – your financial situation may be different so please get advice before you act.

This is a recent client file, we have changed the name and some numbers are rounded for simplicity. This is a real world example of a common advice situation we deal with.

Background:

Betty is single and is 74, she owns her home (a two bedroom unit worth around  $600,000) and has $550,000 in super. Apart from that she has typical house and contents and a car worth around $10,000. In my experience and these numbers I would consider Betty a fairly well off retiree who will be quite comfortable in retirement.

Despite this in our meeting she discusses how broke she is and is trying hard to cobble together part time work of around $10,000pa to help buy food and pay the bills, initially I suspect Betty is spending too much and as advisers our main area of assistance will be to work on her budget. On further investigations I discover she has set up an Account based pension in her super which is paying $920 per month ($11,040 per year) as well as this she is getting a part aged pension of $103.50 per fortnight ($2691 per year) for a total income of only $13,731 per year. (with her employment income on top of this)

This is well below the income needed for a comfortable lifestyle of $45,962 a year as reached by ASFA[1] and is well below even the “modest lifestyle” retirement standard of $29,139 a year. Surprisingly ASFA believe that to achieve a comfortable lifestyle you will need a super balance of $545,000, slightly less than Betty has so what is going wrong here?

Betty says she does not want to draw a larger pension from her super or she will run out of money and/or the income she will generate will get even less as she eats into her super lump sum and with the assistance of a friend has worked out this pension amount is satisfactory for her budget and to not diminish her super balance. In my experience this sort of thinking is common, we live our whole life building super, saving and looking at an increasing netwealth as a sign of success. It can be quite hard to change your mindset in retirement to focus on making your assets work for you and actually living off them.

After further meetings and discussions we moved $275,000 of Betty’s super to a lifetime annuity which paid an annual income of $15,038 in year one. This is adjusted up each year by inflation and guaranteed for life. If betty dies early then her estate will get some or all of the $275,00 back but if she lives a long healthy life then the investment will be worth nothing when she dies.

Because only 60% of the Annuity’s value counts for the Pension Asset and Income test Betty’s pension goes up to $384 per fortnight straight away and over the first 5 years Betty will receive $27,241 in extra pension payments as a result of buying the annuity.

(please note the $275,000 is not a magic number for Betty or for you, this is a number reached by working through Betty’s goals, funds she wants left in super for emergency etc)

We also adjusted Betty’s super investments and pension setting so that it can pay the remainder of the $45,962 needed for a comfortable lifestyle (so in year one it will pay $19,517) this does mean her super balance will reduce each year but with even modest investment earnings her super will still last until she is around 110 years old! Remembering too that she does not need to draw the full $19,517 we recommend. Many clients have a very large phycological block to depleting their assets in this way but you have to remember your super is there for you to retire! If Betty lives to her typical life expectancy she will still actually have around 100% of her investible assets available and will have her home as well to pass onto her Children and after our advice she is now comfortable that her money will not run out before she dies. This was a major fear of hers and is with many clients in this stage of life.

As part of our advice we researched the best Annuity product for Betty which was substantially better than any competitor product and helped her select terms that suited her situation. We did not accept any product commissions either initially or on an ongoing basis, from this product.

We also worked with Betty’s existing super fund to generate more income and investment return, because we do not accept commissions or percentage based fees from client’s super funds we can work with any fund, rather than forcing clients into our preferred product. In this case Betty was happy with her fund and it is a high quality Industry fund so there is no reason to replace it. This also minimises disruption for Betty.

Our fees for the advice were $3150 including a number of meetings, written advice and assistance in putting the new financial product and strategies in place. This charge was based on the hours spent on the file throughout the advice process.

If you would like to review your retirement income strategy then please contact us here.


[1] https://www.superannuation.asn.au/resources/retirement-standard

Aged Care Advice

At Maddick Consulting Group we are expert at providing Aged Care Advice and can help you through this time. Initially our advice is normally advice and explanation of Aged Care fees, what they are and how they are calculated. Initially it’s important to understand what is a RAD (Refundable Accommodation Deposit) and how it differed from DAP (Daily Accommodation Payment), either a RAD or DAP is the first fee you pay in Aged Care.

At the moment refundable deposits are generally around $450,000 but can be $700,000 or more, you will get your deposit back in full if you need to move to a different aged care facility or they will be paid out to your estate so you do not need to worry about losing these funds. If you do not pay a refundable deposit then you will need to pay a Daily Accommodation Payment on an ongoing basis, this will generally be quite expensive and is not refunded. It is generally not ideal to pay daily accommodation payments.

On top of the RAD or DAP you will have to pay aged care fees, there are two levels of care fees, a basic fee that every pays. This is 85 % of the basic aged pension, so if eligible for the pension then this will cover these fees. On top of the basic fee there is an additional income tested fee that you may have to pay depending on your level of assets and income.

Confusingly the Aged Care means test and the Aged Pension Income and Assets tests are different and calculated quite a different way.

After our initial advice and assistance understanding aged care fees we can also advice on financial strategies such as;

  • Structuring your affairs so that you can claim the full pension
  • Minimising means tested care fees
  • Investing your surplus assets to generate returns to help pay aged care costs
  • Advice and structuring financial affairs for the remaining spouse so that they can still afford to live outside aged care

When discussing aged care we generally charge a consult fee of $275 inc GST, in this first session we will get to know you and what is happening. We can also advise on the basics of aged care and start looking at how aged care fees will apply in your situation. Any additional work will be quoted before we commence.

Please get in contact with us HERE

Reverse Mortgage v equity release

Reverse Mortgage v Equity Release

Author Alan Maddick 19th December 2021

Contact alan@accountantmm.com.au you can download a PDF version of this article here.

When clients ask me “how much do I need to retire?” or “what should my goals be” I always say the first thing you need is to own you home with no mortgage. There are a couple of reasons for this;

  1. If you own your home then you have no mortgage or rent cost to pay in retirement. Rent or Mortgage would be one of the largest expenses for most households so cutting this out improves retirement.
  2. Capital preservation. In Australia most Real Estate goes up in value well above inflation so the money tied up in your home is increasing, this increase and the underlying asset do not form part of the pension asset or income tests and any gain is tax free. This can allow you to make money early in your retirement while giving you options later in life for example if you need aged care or another unexpected event occurs.

Sometimes clients will use a Reverse Mortgage or Equity release early in retirement to “Pay off their Mortgage” This is not what you are doing as you will be just replacing one debt with a different type of debt. Let’s have a look at what these products are:

Reverse mortgage

A reverse mortgage allows you to borrow money using the equity in your home as security.

If you’re age 60, the most you can borrow is likely to be 15–20% of the value of your home. As a guide, add 1% for each year over 60. So, at 65, the most you can borrow will be about 20–25%. The minimum you can borrow varies, but is typically about $10,000.

Depending on your age and lender policy, you can take the amount you borrow as a:

  • regular income stream
  • line of credit
  • lump sum, or
  • combination of these

How a reverse mortgage works

You stay in your home and don’t have to make repayments while living there. Interest charged on the loan compounds over time, so it gets bigger and adds to the amount you borrow. The interest rate is likely to be higher than on a standard home loan.

You repay the loan in full, including interest and fees, when you or your deceased estate sell your home.[1]

Equity release / Sale Proceeds Sharing

Equity Release, Home sale proceeds sharing, or home reversion are all names for more or less the same thing. Terms can vary depending on the provider and agreement but in short they allow you to sell a proportion (a ‘share’ or ‘transfer’) of the future value of your home while you live there. You get a lump sum, and keep the remaining proportion of your home equity.

How home sale proceeds sharing works

The provider pays you a reduced (‘discounted’) amount for the share you sell. How much you get for the share depends on your age. Terms and conditions vary. The provider may offer a ‘rebate’ feature. This means you (or your estate) get some money back if you sell your home (or die) earlier than expected. The amount you get back depends on when you sell your home and how much you got for your sold share. You may also have the option to buy back the sold share later, if you wish.

For example, suppose your home is currently worth $500,000 and you sell a 20% share of the future value. Depending on your age, the provider may offer you $37,000 to $78,000 to buy that share today. When you sell your home, the provider receives their share of the proceeds. Say in 20 years time you sell your home for $800,000. The provider gets 20% of the sale price ($160,000), minus any rebate (if applicable).[2]

What home sale proceeds sharing costs

It’s not a loan, so you don’t pay interest, this appeals to many clients. You will typically pay a fee for the transaction but the real cost is the difference between what you get for the share of your home you sell now, and what it’s worth in the future (minus any early sale rebate) The more your home goes up in value, the more the provider will receive when you sell it.

So what is the best option?

When Capital growth is low then equity release will often turn out to be quite attractive but the opposite is also true; in periods of rapid capital growth (like now!) clients are often shocked how much they end up paying under an equity release scheme.

Equity release also generally works out well when the time from taking out the loan to the eventual sale of the property is long as interest doe not build up or accrue over time. 

There are other options

Often equity release and/or reverse mortgages are portrayed as the only or best option if you get caught in a situation where you have a lot of equity in your home but need funds for your lifestyle of even to pay out the last portion of your home loan when you retire. Depending on your situation there are a range of other options that may work for you for example;

  • Selling other assets
  • Withdrawing a lump sum of pension from Super
  • The government pension loan scheme

In my experience in most situations where a Reverse Mortgage or Equity Release is considered clients are better to sell their home; free up the capital they need and then re-buy a new more affordable home. Of this may be smaller and lower maintenance as well which often fits with this stage of life.

When I have modelled these scenarios for clients as well as in real life situations doing this (selling and buying something smaller) preserves the most capital for clients. This allows you to pass this on to family. Some clients tell me that either they don’t care about what their kids inherit or perhaps they don’t have kids, in these cases it is still wise to preserve capital. You never know what the future holds and as long as you have capital in your home you have options, remembering your home is not counted for the Pension Asset test either.

One thing to consider when looking at the capital you are preserving is if one partner needs aged care down the track you will want to have a RAD (Aged Care deposit) at the moment this is averaging 450k.

These products are complex and I have seen many scenarios where they have caused significant harm to clients, please get professional advice before you act and remember this article is just my opinion and what is right for you will differ depending on your personal situation.


[1] MoneySmart.gov.au, Reverse mortgage and home equity release, https://moneysmart.gov.au/retirement-income/reverse-mortgage-and-home-equity-release

[2] MoneySmart.gov.au, Reverse mortgage and home equity release, https://moneysmart.gov.au/retirement-income/reverse-mortgage-and-home-equity-release