Mortgage Refinance 问题

Zidane

I am a fan of 阿海
taomibaobao 发表于 2011-7-8 10:59

阿海一看就是个爱学习的好学生.

大白猪的宝宝

其实投资真的是一门学问来的

lonelybaby

我买的都是中区auckland city里面的，不然去南区什么的更容易买呢。
阿海 发表于 2011-7-8 10:55

Thanks for sharing your knowledge,  you have a very positive attitude and personailty...

阿海

  Thanks for sharing your knowledge,  you have a very good positive attitude and personailty...
lonelybaby 发表于 2011-7-8 11:19

Thanks =)

阿海

其实投资真的是一门学问来的
大白猪的宝宝 发表于 2011-7-8 11:06

所以为什么每次我看见某人发帖关于 我有2万，5万，10万刀怎样投资啊？投资什么啊？等等我都摇头。

自己都不知道自己在做什么钱多有用木？

应该先学习后投资，而且别上论坛学习，只会懂点不懂点。

lonelybaby

35# 阿海   Hi 阿海, one question here for you please: if you wanna do rental on the apartment, do you manage yourself or go through agents to look after the tenents? which one is better? and any disadvantage or advantage? can give your investments as a sample to analyse if you dont mind. thank you.

阿海

我鼓励所有新手一开始都管理自己的房子，因为：
1）出租房是一个生意，租客是生意的一个很关键的部分，你给别人管了你就很被动，万一管的人差怎办？你的生意怎继续？

房地产是一个self employed business，所以你必须所有都懂才行。

2）自己管能提高自己的知识，能力，和人际关系。你能选择和管好任何租客，你就能找到好的property manager。

一天你怕管tenant, 一天房地产都会对你来说是个思想负担。

3）自己会管，那么就不怕万一property manager走人了，你自己能马上接手
4）Property management fee每周都接近10%（7%+gst) ，长期那是很多钱的啊
5）等你有5个以上房子了再找好的PM管理

至于apartment，算net yield别算gross yield。

lonelybaby

37# 阿海   points taken. Thank you. however, if we chose to manage by ourself, do we need to have contract with tenents, and if so, which kind of contract content/format is more protective on owners? Thanks.

michaelfs

Revolving credit interest = floating interest.

所以RC比信用卡还好（在会理财的人的手里）
阿海 发表于 2011-7-7 17:27

阿海, 能不能多解释解释revolving credit 的作用, 它和home loan里的revolving home loan是一个东西吗?谢谢!!

阿海

37# 阿海   points taken. Thank you. however, if we chose to manage by ourself, do we need to have contract with tenents, and if so, which kind of contract content/format is more protective on owners? ...
lonelybaby 发表于 2011-7-8 11:51

去Tenancy Tribunal那下载standard form, 并自己编个additional conditions，例如：

ADDITIONAL SPECIAL CONDITIONS OF TENANCY For
The Tenant being
With The Tenancy Starting On
1	The maximum number of cars permitted to park on the premises shall be
2	Where there is a shared driveway, the tenant shall not permit any vehicles whether their own or visitors to block access for the other residents. Any vehicle not complying with the above shall be removed immediately at the tenant's expense.
3	The tenant agrees to maintain the premises and chattels at all times in a neat, tidy, clean, and repaired condition (fair wear and tear accepted) and shall not paint, drive nails, or screws into, affix any kind of adhesive tape or form of blue tack or in any other way deface the premises or landlord's fixtures and fittings.
4	The tenant agrees to ensure that the premises will receive adequate ventilation and is responsible for the prevention and removal of mould and mildew if and when it occurs.
5	The tenant agrees to keep the drains, water pipes and sinks free of obstruction and shall keep the premises free of pests and insects and shall compensate the landlord for any drain cleaning, fumigation or extermination that may be necessary.
6	The tenant agrees to pay tradesmen's call out charges if prior arrangements to allow the tradesmen to enter the premises to effect repairs are not adhered to.
7	The tenant agrees to keep the grounds clean and tidy and free from bottles, clippings, compost, unregistered cars, car parts, tyres and all general rubbish. Lawns to be mowed fortnightly, edges and gardens are to be kept free of weeds and hedges trimmed.
8	The tenant may not remove trees, shrubs or bushes without written consent of the landlord, nor may they cut off tree branches or limbs.
9	The tenant agrees to be liable for ANY AND ALL debt recovery costs including but not limited to collection agency fees, legal expenses, District Court charges and any other costs incurred by the landlord in pursuing monies outstanding by the tenant at the end of the tenancy.
10	The tenant agrees that all carpets will be commercially cleaned at the tenant's expense upon the termination/end of the tenancy.
11	The tenant agrees to deliver all keys to the landlord by noon on the day the premises are to be vacated and the tenant shall be deemed to have remained in occupation of the premises until the keys have been delivered. If the keys have not been returned within three (3) working days after the day of vacation, the landlord shall be entitled to have all locks changed at the tenant's expense.
12	The landlord may review the rent from time to time and may increase the rent in accordance with section 24 of the Residential Tenancies Act 1986. No increase will take effect within 180 days after the date of the commencement of the tenancy or within 180 days after the date on which the last increase took effect.
13	The tenant shall not smoke on the premises.
14	The tenant shall not have pets on the premises.
15	Subletting of any part of the property is not allowed, unless with permission of the Landlord
	Tenant(s)					Date
	Landlord					Date

阿海

37# 阿海   points taken. Thank you. however, if we chose to manage by ourself, do we need to have contract with tenents, and if so, which kind of contract content/format is more protective on owners? ...
lonelybaby 发表于 2011-7-8 11:51

Department of Building and Housing上有很多关于tenancy的资料，并且时不时还有免费讲座的，上他们网站看看吧。

阿海

阿海, 能不能多解释解释revolving credit 的作用, 它和home loan里的revolving home loan是一个东西吗?谢谢!!
michaelfs 发表于 2011-7-8 11:52

既然是revolving，应该一样吧？

是你用多少就按多少的扣利息吧？

Revolving Credit就是：
1）信用卡的加强版，但要知道是用你的房产做抵押的，别象信用卡那样用，不然透资了就要mortgagee sale了。。。
2）利息是浮动利息，比信用卡低很多
3）用多少按多少扣利息，跟信用卡一样
4）用了马上算利息，不像信用卡能30天内免利息

不建议月光族申请。。。

米虫宝宝

阿海总是这么热心又专业阿, 哈哈

lonelybaby

41# 阿海   Thanks. Will definitely do more reading and research. I bought an apartment as investment in town, so the above additional contract is more useful for house rental. It's the first investment, a bit concern and anxious how to manage it...good to have your posts as a guildline. Learned lot. Might pop out more questions for you....:-). Thanks anyway for your generious knowledge sharing...

Ardell假睫毛

Thanks ahai, will email you tonight or tomorrow :)

阿海

41# 阿海   Thanks. Will definitely do more reading and research. I bought an apartment as investment in town, so the above additional contract is more useful for house rental. It's the first investme ...
lonelybaby 发表于 2011-7-8 12:19

For apartment, you can always go to www.propertytalk.co.nz

Go to the tenancy section, and ask if anyone can send you additional conditions for apartment tenancy.

Property Talk is better to ask advice, as there are a lot more experts there.

lonelybaby

46# 阿海   sweet..thanks..

sam2006

道路保养工程师。
阿海 发表于 2011-7-8 09:07

厉害...........{:8_384:}

Ardell假睫毛

I have purchased 3 books from mightyapes and my goal is to read through them before i go back to china in sep. haha..........

michaelfs

谢谢回复啊.

嗯, 感觉上revolving loan和revolving credit应该是一样的东西.

我房贷里面有一小部分是revolving loan, 我平时也就把它当做普通账户来使用, 除了这个, 还有什么用途呢? 或者说不同的使用方法?

阿海

I have purchased 3 books from mightyapes and my goal is to read through them before i go back to china in sep. haha..........
Ardell假睫毛 发表于 2011-7-8 13:25

Mightyapes???? What's that?

阿海

谢谢回复啊.

嗯, 感觉上revolving loan和revolving credit应该是一样的东西.

我房贷里面有一小部分是revolving loan, 我平时也就把它当做普通账户来使用, 除了这个, 还有什么用途呢? 或者说不同的使用方法?
michaelfs 发表于 2011-7-8 13:32

我只用Revolving credit当买房的deposit而已哦。

ben4

$700一周租金，$700k买回来，那就才5%gross yield啊，当然风险大了。
阿海 发表于 2011-7-8 09:10

目前要超过5%,难度比较大,除非是升值幅度小的公寓

阿海

目前要超过5%,难度比较大,除非是升值幅度小的公寓
ben4 发表于 2011-7-8 13:55

一般我们团队都买7.5%以上的，并且装修后的估价比买回来的价格高20%。

Ardell假睫毛

Mightyapes???? What's that?
阿海 发表于 2011-7-8 13:45

http://www.mightyape.co.nz/

{:8_384:}

阿海

我通常都在trademe上买2手的，便宜又方便哈哈

Ardell假睫毛

One of them is not avaible on TM, the 2nd book on mightyapes is already very cheap (like $9.99), the 3rd book is $5 more expensive than the used one on TM.

Mightyapes is coooooooooooooolllllll.{:8_399:}

阿海

恩,以后买书去ape看看

MVC3

我之前都去fishpond, 不过他们家超慢无比的

Ardell假睫毛

{:8_387:} {:8_387:}