http://www.integrofinance.com.au/

Arthur Lim - Mortgage Broker in Nedlands, Suite 2, Level 1, 41-43 Ord Street, West Perth, Perth (2026)

10/05/2026

Did you know that three in 10 mortgages arranged by mortgage brokers are in rural and regional areas, improving access to home lending for rural and regional Australians � in locations where there may be few or no bank branches. https://www.afgonline.com.au/broker/keep-competition-alive/

https://youtu.be/zsjxPB6ITRg

07/05/2026

Avoid these 7 common home buying blunders.

Your home is likely to be the biggest purchase you make, so it's something you want to get right.

Mistakes can be stressful and costly.

Here are the biggest ones buyers make and some tips to help you avoid them.

1) Letting your heart rule your head.

It's often easy to be dispassionate about an investment property but when it comes to your own home, emotions can run high.

Buyers often make the mistake of falling for features in a home or loving a certain location, only to find, once they move in, they have compromised on what they really need.

Arm yourself with a list of non-negotiables - the features you simply must have now or soon down the track, such as extra bedrooms for a growing family, office space for a home business or proximity to public transport. If a property doesn't tick all of your must-haves, keep hunting.

You should also decide whether or not you want to renovate or have a lot of time for maintenance. Heritage properties can win over hearts but often require deep pockets and lots of upkeep. Similarly, a fixer-upper in your price range and preferred location may end up being a money pit you can't really afford.

Look beyond fancy fit-outs and styling - the furnishings will go with the vendors.

Stick to the buying basics - location, price, layout and condition - to decide if the property is right for you.

2) Believing the selling agent is working for you.

Real estate agents are paid by the vendor with commission from the sale. The higher the sale price, the more they put in their pocket.

Don't fall for sales spiels that tempt you to spend more than you can afford or settle for a property that doesn't meet your needs.

Some buyers are levelling the playing field by hiring their own agents to find a property and negotiate the sale. Fees for buying agents vary, but generally they charge for their time, plus take a commission from the sale. If you have no time to house hunt, it may be worth the extra cost.

3) No homework.

There is no such thing as too much research when it comes to property. You should set aside several weeks to get around to as many properties as possible, narrowing your search to three target suburbs when you are ready to buy.

Check out recent sales of comparable properties in the area and build on this research as you go, keeping in mind property prices can move fast in a boom.

You should also find out if there are any amenities and infrastructure planned for the area, such as new roads, public transport, hospitals or schools, which can boost real estate prices.

Another key question is how long the property has been on the market.

If looking for an investment, research rents and what the area has to offer tenants, such as a lively restaurant or cafe scene and reliable public transport.

4) Starting the hunt without loan approval.

Knowing how much you can afford will take a lot of stress out of your search.

A pre-approved loan sets a boundary so you can focus on properties in your price range and gives you peace of mind that you will be able to move fast when you find the right one.

Your broker is the person to speak with to make sure you have this all in place.

5) Buying beyond your means.

It can be tempting to stretch your budget for what seems like the right property, especially if interest rates are as low as they are now.

But rates are cyclical and what goes down, eventually goes up. If you are extending to afford a property while interest rates are low, you are going to struggle to make your mortgage payments when they start to climb.

It's wise to calculate your repayments should rates rise by two to three per cent and build that reserve into your budget. That way, you have some comfort when the cycle eventually turns.

6) Not getting the property inspected.

According to NSW building advisory service Archicentre, only one in 10 buyers gets a professional building and pest report on a property before they buy it.

Most inspections cost a few hundred dollars, a small price to pay for peace of mind on a purchase as significant as a home.

A licensed inspector can check for pests, such as termites, and building flaws or issues, such as wood rot or rising damp, all of which have the potential to cause costly dramas if unchecked.

Always ensure the sale contract is subject to getting the all-clear on the building inspection. If something surfaces, you can either back out of the purchase or negotiate a lower price to compensate for the required repairs.

7) Not getting the sale contract checked.

The contract you sign when you hand over a deposit is legally binding, so have it scrutinised by a lawyer or conveyancer.

They will check it for any sale or zoning conditions that could disadvantage you, such as restrictions, or covenants that may be imposed.

A lawyer or conveyancer can also check property documentation, such as sewer diagrams, to make sure there are no issues with any renovation or extension plans.

Your legal expert can also help adjust the contract terms for your benefit, such as negotiating a longer settlement period if required.

07/05/2026

If you are planning to buy a new home, possibly selling your current one at the same time, this is the best order to organise things.

1) Get a Free Property Valuation from us.

You will get a written notice from a professional valuation firm.

If you are selling this can come in very handy during negotiations with buyers. It will also guide you in setting a price with the real estate agent who is selling your home (or if you plan to sell it yourself).

If you plan to keep your current home and rent it out you will now know its rental value and how much equity you have.

Tip: For a quick assessment, a useful tool is to do a �Sold� search on RealEstate.com.au and look at the real price that similar homes around you recently sold for - http://www.realestate.com.au/sold

2) Get your next home loan pre-approved.

A pre-approval lasts for 3 months and doesn�t cost you anything or obligate you to that lender. In most cases you can extend that 3 months by later providing updated income evidence.

Being pre-approved puts you in the strongest possible buying position. A seller is more likely to accept a lower offer if it comes from a buyer who has their finance ready to go.

Also, it ensures you don�t encounter any unexpected problems or delays that could put your new home in jeopardy.

Finally it means you can take some time to get the best deal you can, rather than being rushed to meet a �subject to finance� deadline.

Personally, even as a Mortgage Broker myself with a good understanding of my borrowing potential, I always get pre-approved as soon as I plan to start house hunting.

Tip: To give yourself the best chance of a great home loan, use this checklist: �20 Questions to Ask Your Mortgage Broker�.

brokerchecklistarrow

If you plan to sell your home it�s now just a case of waiting for the right offer. Or if you are going to keep it, you are ready to make an offer on the next one.

Any questions, just let me know, that's what I'm here for.https://www.mortgageaustralia.com.au/freeresources.pdf

05/05/2026

If you really want to save money - it might be time to refinance.

Should you refinance?

"My lender is charging me a higher home loan rate than I see advertised elsewhere. Can I change lenders?"

This is exactly the reason why most people change lenders. There may be a penalty clause in your current home loan, meaning you may need to pay a discharge fee, but it could still be in your financial interests to change.

When shopping around it is always important to look for the comparison rate of a product. A comparison rate is essentially the true rate, taking into account the fees and charges you will pay on the loan. So even though you see a lower rate it doesn't mean the repayments are less.

"I have just come off a 'honeymoon' interest rate to a much higher rate. Can I move lenders or am I locked into my mortgage?"

You can walk away from most mortgages, although penalty fees sometimes apply to fixed rate loans.

"If I move my mortgage to a new lender, is there anything stopping that lender from increasing their rates in a few months time?"

It depends what kind of product you have. If you're concerned about rising rates, perhaps you should consider a fixed rate home loan, where repayments are fixed for a period from 1 to 5 years.

"Why do some lenders charge more than others for lending the same amount of money?"

Banks and other lenders pay different amounts for the money they on-lend to you, they have different overhead structures and different profit expectations. All these factors affect how much they charge to lend people money.

"What documentation do I need to refinance?"

The last 3 - 6 months of mortgage statements is sufficient to begin this process. I can advise on other documentation.

04/05/2026

If you're like me, you've read the occasional newspaper over the past 12 months, and you probably couldn't help noticing that home loans and real estate have been the subject of some serious changes.

So if you think about it, it's possible that your home loan could benefit from a slight update as well. Nothing too serious, but it's probably worth having a look.

You see, you may have a home loan with a lender who has a new or better product. Now they are unlikely to call you and let you know about this, aren't they? Or you may have a fixed rate loan that you can now justify converting back to a variable rate.

So if you're not exactly sure where you stand with your current home loan, why not give me a call and I'll check it out for you.

You can jump on my website and test our debt consolidation calculator to see how much you could save each month just by refinancing or consolidating some of your debt.

It doesn't cost anything to find out if everything is still OK and it usually only takes a few minutes. The least I can do is point you in the right direction, and the privacy act ensures our conversation is entirely confidential.

What do you think?

02/05/2026

Drive away in your dream car with a low cost car loan.

01/05/2026

For many Australians retirement is an opportunity to down-size their homes and simplify their lives. For more than 138,000 retirees*, that means opting for life in a retirement village.

Village living offers an appealing lifestyle, especially for those looking for a sense of community and to spend their new-found free time on recreation rather than maintaining a property.

But the process of taking up a spot in a retirement complex is very different to buying your own home. Haven takes a look at some of the pros and cons of shifting to a retirement village.

Not an investment decision

Retirees need to consider a retirement complex to be a lifestyle choice, not an investment decision. Rather than buying a physical appreciating asset, you are entering a contract to occupy a place in the village for an entry fee.

There are usually three types of contracts:

Strata title: You pay an agreed amount to a former resident or the operator, and then own the unit. You also usually need to enter into a service agreement with the operator.

Loan and licence: May be offered by not-for-profit organisations, such as churches. You usually pay a contribution in the form of an interest-free loan.

Leasehold: The lease is usually registered on the title deed, which protects you if the village is sold. You pay a lump sum for the leasehold.

Entry, ongoing and exit fees usually apply to all three contract types.

Rather than a sale price, you pay an entry fee, which varies greatly depending on the location of the complex and the amenities and services offered. On average, the entry fee for a two-bedroom unit is about 90 per cent of the median property price for the location.

You will also be charged ongoing service fees to cover the upkeep of amenities in the village, such as swimming pools, gardens, recreation areas and communal transport.

Don�t enter into any agreement without the advice of a specialist retirement lawyer. They can help you understand the fine print and guide you through the system based on your state laws.

Age pension

Your retirement advisor will also help you navigate your age pension eligibility. The amount you pay as an entry fee to a retirement village can affect whether you are classified as a homeowner for pension purposes or a non-homeowner.

It depends whether the entry contribution is higher than the extra allowable amount (EAA), as determined by Centrelink. The EAA is the difference between the non-homeowner and homeowner assets test threshold for the age pension at the time the entry contribution is paid.

The extra allowable amount is currently $146,500. Whether you are considered a homeowner affects the amount of assets you can own without impacting your pension entitlement.

If you are not considered a homeowner, your entry contribution is included as an asset, but it is not classed as a financial investment and won�t be considered as a source of income. You may also be eligible for rental assistance.

Shop around

Just like when you buy a property, you should do your homework before settling on a retirement village. Take a tour and talk to residents about what they like and dislike about the place. Think about what you want out of your retirement and whether the complex caters to those needs.

- If you want to entertain, do you have space in your unit or is there a communal area you can use?
- Is there a gym or swimming pool where you can exercise?
- Can you have guests stay over and, if so, for how long?

This can be a key consideration for grandparents who may take care of grandchildren. You should also ask about transport help. Many complexes provide a private bus service to shops and clubs for residents who don�t wish to drive.

Generally, the more comprehensive the services the more you pay in body corporate fees, so make sure you understand the fee structure and what�s included before signing on the dotted line.

Community spirit

One of the biggest attractions of retirement living is the instant community. Many villages provide social opportunities ranging from outings to quiz nights, dinners and interest clubs. Participation is entirely optional but there is usually no shortage of opportunities to get to know and socialise with your neighbours.

Aged care included

Many retirees plan ahead and scout out a village with an on-site aged care facility to avoid another relocation in their latter years. Just be mindful the level of care someone needs is determined by an Aged Care Assessment Team and that not all facilities offer high care should you or your partner require it.

A place in aged care may also require separate payments, or entry fee, and many facilities will have waiting lists. It�s also common for one partner to have greater needs than another, so couples with health or mobility issues need to ensure the complex they settle on caters to their needs.

When you leave

When a resident moves out, it is generally because they have passed away or relocated to an aged care facility. Financially, it is usually the beneficiaries of the resident�s estate who are most impacted.

When a resident sells up they, or their estate, are generally charged an exit fee, or a deferred management fee, which is usually charged annually at 2.5 to 3.5% of the original sale price, capped at 10 years.

Some complexes may also require a percentage of any capital gains made. Make sure you read the fine print of the original sale contract and seek advice from a specialist retirement lawyer.

*Retirement Villages Association Retirement Living Survey 2011

29/04/2026

This is probably the easiest way to increase cash flow for Property Investors:

As a property ages, items within it wear and they depreciate in value.

The Australian Taxation Office (ATO) allows property investors to claim a deduction relating to the expenses associated with this wear and tear on the building and its fixtures - known as "depreciation".

Depreciation can be claimed by any owner of an income producing property.

This deduction essentially reduces the investment property owner's taxable income, thus increasing the cash flow of the property.

The property doesn't need to be new, in fact it can be quite old and still may have a lot untapped "cash flow" value, when assessed by a good quantity surveyor.

To learn more about reducing the cost of owning an investment property and turning it into a positive cash flow property faster, please read "Increasing Cash Flow for Investors.pdf".https://www.mortgageaustralia.com.au/email/files/increasingcashflowforinvestors.pdf

28/04/2026

Now here is a Quick Guide to starting a Property Investment Portfolio.

While it's hard to predict where the housing market will head in the future, there are some clear signals that investing in property will remain a solid option for long-term wealth generation - and the sooner you start the better.

One of the key factors to consider is the demand for housing. Australia typically faces a housing shortage, with home ownership on the decline and renting on the rise.

While some argue it's partly due to people marrying later in life and preferring to rent rather than be tied to a mortgage, the more likely reality is that many first-time buyers have found it harder than previous generations to save a sufficient deposit, thanks largely to the increased cost of homes.

At the same time, our population continues to grow (more than eight per cent in the past five years, according to the Australian Bureau of Statistics), rental markets remain tight, interest rates are low and house prices have dropped about five per cent on average in the past five years.

Opportunity is knocking for those with equity in their home who are looking to invest in property. But there are some key facts to consider before you open the door.

RENTAL RETURN OR CAPITAL GAIN?

It's important you decide what you want from your investment as this is likely to determine what type of property you buy and where.

Are you looking for maximum rental return or are you prepared to negative gear (where any losses help reduce your taxable income) and aim for capital growth over the longer term?

Whether it's cash flow or capital gain you are after, be careful not to over-stretch, particularly in the current environment. Negative gearing has its pros for tax purposes but cash flow is still king when it comes to day-to-day living, so aim to strike a balance between your immediate rental return and longer term goals.

TIMING

One of the benefits of investment property is that you can choose to sell when the market is high, and buy back in when it flattens. Most of us don't have this luxury with our own homes because we need somewhere to live. We tend to sell and buy in the same market.

Now may not be such a good time to offload an investment property, but it could be a good time to acquire, with a view to building a healthy capital gain when the property cycle turns around.

LOCATION

Choosing the location of your investment property is very different to deciding where you will live. Tenants are often looking for very different things to owner occupiers. The first is usually convenience. Look for properties near good amenities, particularly shops and transport.

If you are looking for solid rental returns right from the get-go, consider a unit or townhouse in an affordable suburb with a high percentage of renters and low vacancy rates. Inner-city properties may be too pricey, but you can often find well-priced, easy-to-rent properties in suburbs close to universities and hospitals, full of students and workers eager for convenience.

If capital gain is more important, look for properties in suburbs that are next to those that are already in demand. Over time, the amenity and appeal of one suburb tends to creep into the next, pushing up prices.

NEW VS OLD

New properties require less maintenance and generally carry increased tax benefits but older properties still have their advantages, especially if you are looking to add value with improvements or renovations (see our Renovate Right article).

One of the key tax advantages of buying properties built after 1988 is depreciation, where wear and tear is accounted for and offset against your income tax. It applies to the external structure and internal fixtures on a property, so even if your rental is pre-1988, you may still be able to claim depreciation for any renovations, including those undertaken prior to purchase.

To claim this tax benefit, you need to have a depreciation schedule prepared by a qualified quantity surveyor. This generally costs anywhere from $300-700, with many companies promising your money back if you are unable to claim back at least the cost of the survey in depreciation in the first year.

RESEARCH

Prior preparation and planning are the keys to property investment, no matter where or what you buy. Research the area's sales history and also look ahead by finding out if there are plans for nearby infrastructure, such as public transport, major road improvements, hospitals, schools and parklands.

Find out what various properties rent for and check out demand by researching the area's vacancy rates and inquiring how many applications have been lodged for advertised properties. Posing as a renter is also a clever way to get some inside knowledge and find out what tenants are looking for.

Tax information: the information contained in this article does not constitute advice. As taxation legislation is complex, I recommend you speak with your tax advisor or contact the ATO for further details and expert advice in relation to your personal circumstances.

26/04/2026

How to avoid getting stuck in the borrower's 'land of confusion':

Comparing the true cost of a loan can be a lot more complicated than it seems.

Comparison Rates are one way of comparing loans, but it doesn't always provide a complete picture of the total cost of the loan.

Make a mistake and you could pay thousands more in interest than you should.

To avoid this, have a look at this short guide - "Land of Confusion".https://www.mortgageaustralia.com.au/email/files/landofconfusion.pdf

Arthur Lim - Mortgage Broker in Nedlands

10/05/2026

07/05/2026

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