LVR Rules and LVR Restrictions
LVR stands for Loan to Value Ratio and is the percentage of mortgage to the value of your property. For example, if your house was worth $1,000,000 and you had a $400,000 mortgage – your LVR would be 40%. Note do not confuse it with your equity which would be the opposite, ie 60%.
One of the most common questions we get is trying to understand what the LVR and what LVR restrictions are and your usable equity. So, what is LVR? Well, it’s a Loan-to-Valuation Ratio. So, it sounds confusing, but basically, it’s the amount of loan you have on the value of the property. And it’s trying to figure out how much equity you’ve got on the house. And then basically the way this came about is the bank’s trying to, or the reserve bank trying to limit lending, especially for property investors. So, what does this look like? When you’re working out your LVR, basically you take your mortgage over the value of the property. So, this is really important to determine whether you’re using the GV or the RV or you’re using, like, EVal.
There are lots of different valuation types. We cover that in a different video. Let’s say your mortgage is 650,000. Your house is valued at 950,000. So, what you do is you take your 650,000, divided it by 950,000, you get 68%. So, this person’s LVR on this property is 68%. Please read on to deep dive into LVR otherwise read this article to learn about all aspects of mortgages.
LVR on family homes
Now let’s say people are asking this question, “Oh, the reason I’m asking about LVR is that I need to borrow more money.” So, generally speaking for an owner-occupied property, your family home, you can go up to 80% LVR. What that means is you need to keep 20% equity in the house. Often when the bank gives you a mortgage pre-approval it will be conditional on a valuation – this is so they can check what LVR you will end up with. On the topic of conditions, a condition we highly suggest you use is ‘due diligence‘ to check if the property is a good purchase.
This is so the bank is always safe if the property prices dip, they’ve always got a safe buffer if they ever have to force you into a mortgagee sale. It’s basically to protect the bank, but it’s also to protect the banking industry as a whole – if there’s a bit of a dip so that there’s not a massive rush of houses for sale, which can bring the values down even more.
LVR for Refinancing a Mortgage
So, let’s say you want to, you know, top up your mortgage, you want to go on holiday, buy a car, consolidate debts, this is why people refinance. And in this case, a $950,000 property, your family home, with an income servicing a getting a tip, you can go up to 80% lending. So, in this case, it’s 760k. So, to figure out the usable equity, what you do is you take your house value and times it by 0.8, 80%.
And this is the 760k number. So, if you ever got any questions, or you’re a little bit confused about your current equity, or usable equity, or you just want to figure out your LVR options in terms of buying more properties, just flick us a direct message on the website or send me an email, email@example.com.
I’m happy to do those calculations for you as long as we know why you’re trying to free up that extra money and what you’ve got planned. So, generally speaking, it’s the property investors that are asking, but if you’re just trying to figure out on your family home, 80% is usually the number. However, you can go higher using a non-bank lender.
So, you can talk to us about that, about second mortgages, or caveat loans, or personal loans as well. But for the purposes of this conversation, LVR is the Loan-to-Valuation Ratio. And it’s generally, mortgage divided by the value of your house. And generally, that’ll be under 80%.
How does the size of your deposit affect how much you can borrow?
Once you have a clear indication as to how much you’re able to pull together as a deposit, it’s time to start figuring out how much you’ll be able to borrow from the bank. Loan to Value ratios (LVRs) limit what the banks are able to lend toward the purchase of a home, and work differently depending on your unique circumstances. You can use our LVR calculator to the right to see what your LVR is likely to be.
Scenario 1: Contributing 20% equity or greater toward your purchase
That’s the equivalent of a $100,000 deposit to purchase a $500,000 property. There are many benefits to putting in at least a 20% deposit toward your first home. Most importantly, the banks will be able to offer you their “Special” interest rates, which are their lower advertised rate. You’ll also avoid any Low Equity Premiums, which are an extra margin added to the interest rate if you are deemed to be a higher risk borrower (one with a low deposit relative to house price).
In all cases, if you can afford to, putting in at least a 20% deposit is recommended. It’s the best way to avoid many restrictions the banks put on other purchasers, and get the best interest rates.
Scenario 2: Contributing between 10% and 20% toward your purchase
Not everyone is able to contribute the full 20% toward their first home purchase. This doesn’t mean you’re out of options. In fact, there are still plenty of great ways to get a foot in the door. You’re just going to have to get a little more creative, and tick a few more boxes to get things right.
The government has encouraged lenders to take on the Welcome Home Loan scheme, which works in conjunction with the Homestart Grant. If you’re eligible for one, you’ll also be eligible for the other, and only need to contribute a 10% deposit toward your purchase.
When applying with a smaller deposit, the banks are required by the government to charge you a “low equity margin”, or some variation of this, which is a cost to the purchaser that’s charged as the lending is deemed to be higher risk.
ASB, ANZ, BNZ, Westpac, all charge this premium, but may apply it in slightly different ways. You can read more about Low Equity Premiums Here.
As an indication, the ANZ uses the following method for charging a “Low Equity Premium”
If you were to purchase a $500,000 property with a 10% deposit, you’d be in line for an LEP charge of $3,375. This needs to be factored into your costs when considering a purchase.
If you’re going to be putting in less than a 20% deposit, most of the banks also require you to have relatively stronger incomes. For example, a home-buyer looking to borrow $500,000 with a 20% deposit would only be required to have around $100,000 in income, while someone with only a 10% deposit would need closer to $110,000.
Contributing Less Than 5%-10% toward the purchase of your home
While it is still possible to purchase a property with only a 5% deposit in New Zealand, it’s difficult to achieve in reality. All banks in New Zealand are only allowed to lend a small amount to low deposit holders, which makes the competition for this lending fierce.
The banks will also expect you to have exceptional circumstances supporting your case. For example, you’ll need to have a great job paying you a great salary, with good prospects for salary growth. For example, an accountant, lawyer, or doctor in the early stages of their career.
You’ve heard the stories.”I built a 10 property portfolio in 17 months…”To build that fast. You need. Infinite Growth.
To rapidly build a portfolio requires a specific lending environment.
Perhaps you’ve thought, “that was possible back then. But not now”.
During recent years – it has been extremely difficult to establish or grow property portfolios quickly.
But that wasn’t your fault.
The restricted limited lending environment has meant that most Kiwis trying to build a property portfolio have had to go much slower than they would have liked.
But the world is changing. The key numbers have changed.
When you buy your first house the two key numbers are your deposit and your borrowing power.
When you buy your first home you can sometimes get approved with as low as a 5% deposit.
However, when you buy an investment property (the 1st or the 20th) you need a bigger deposit. In the last ten years, there have been radical changes in how large a deposit was required for investments.
We witnessed a ‘boom time’ when people could buy investments with as little as a 20% deposit.
Then the Reserve Bank slammed on the brakes by creating tougher rules which limited banks to accepting 40% deposits, these have recently been reduced to 35% and then 30%.
On June 5th 2019 we have secured a new lending product, which is happy to offer investment mortgages for investors with deposits of just 15% – 20%.
As experienced investors have already figured out, you do not need a cash deposit… you can use your equity. Based on the LVR and equity your portfolio currently has, you might be able to keep buying properties with 100% finance.
Equity recycling is where you have a deposit (it could be made up from cash, or available equity in your portfolio or home) and you use that deposit to buy an investment property. By increasing the value of your new investment you are able to pull the initial deposit out of the investment and recycle it into a new investment. This is the key to building big portfolios fast.
Rapid equity recycling is virtually impossible when you need a 35% deposit.
To increase the value of your investment there are two key strategies;
- buy under value (negotiate a very good price and you have ‘instant equity’)
- increase the value via renovations or refurbishments
- ‘capital gains’ is a close 3rd but it can not be relied upon to build a portfolio quickly.)
Equity recycling requires you to build equity in your investment allowing you to pull out your initial investment. When banks required a 35% deposit it was virtually impossible – it is very difficult to build that much equity instantly or quickly. But, if you are using a non-bank lender (like our new lending product we have secured) which only requires a 15% deposit it becomes doable.
Using our new 15% or 20% deposit lender rapid equity recycling is possible again.
You will definitely still need to be skilled at investing, but it is doable if you put in the effort. For example, if you can buy a property under value by just 5%, and then add 15% by renovating you will have created equity of 20% ready to use to buy the next property.
The second half of the growth equation is your ability to service the debt. You may have been in the position where you make a great investment and are ready to recycle your equity out to buy your next property but the bank declines your application because of your servicing ability.
Behind the scenes, lenders are assessing your monthly income then subtracting your monthly expenses to calculate your UMI (uncommitted monthly income). They then take your UMI and see what repayments you can afford. This determines how much you can borrow and will differ depending on the bank or lender.
The magic for investors is hidden behind how our new lender calculates your monthly expenses, they calculate your existing mortgages at a lower test rate than the main banks.
Main banks are using a test rate of around 7.25% (at the time of writing), this makes it virtually impossible to find properties that will service themselves.
Banks also shade rental income to around 75% (feel free to discuss this in detail with an adviser), but basically, this means for your investment property to make a positive contribution to your portfolios servicing ability it needs to have a yield of 11%.
For example, if you had a UMI of $8,500 before counting any mortgage debt. If you have $1,000,000 of lending with a bank on a 25-year Principal & Interest loan at 3.95% the main banks would calculate that as a monthly cost of $7,228. Leaving you with a complete UMI of $1,272. With that, you could afford to borrow approximately $175,000.
Our new lender would calculate that million dollars of lending as having a monthly cost of $5,221. Leaving you with a complete UMI of $3,279 and allowing you to borrow $450,000.
Our new lender uses your actual principal & interest loan’s actual interest rate as the test rate, this makes it achievable to find properties that help.
Our new lender also shades rental income, but only by 80%. To find investment properties that make a positive contribution to your portfolios servicing ability you need to find properties that have a yield of 8.5%.
The new lending environment means you can scale portfolios infinitely by finding properties that:
- Have a yield of 8.5% instead of 11%.
- Have instant equity of 15-20% instead of 30%
You are most likely reading our website because you have some questions about your mortgage, your rates or your options moving forward.
No one is going to pressure sell you anything on the phone.
You will learn your options, and if all that happens after you’ve invested 30 minutes of your time:
You are going to sleep that night with the confidence you have everything set up correctly and a fair interest rate. you discover you can buy that extra property – it could be the catalyst you’ve been hoping for.
So don’t waste time wondering ‘what if’. The Mortgage Advisers at mhq.co.nz are friendly, approachable and knowledgeable. Book a time to talk to someone and get the advice you need.
What is the bloody point anyway?
Financial Freedom! Most Kiwis will never have a system in place that delivers consistent income without much effort. If you want to have passive income that supports and enhances your lifestyle, especially as you get closer to retirement each day. A few property investments bought well, will improve your life because of you.