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Sharad Bhasin - Mortgage Broker in Bentley, 4A Hedley Street, Bentley, Perth (2026)

04/08/2026

Have you considered a second residence on your property?

Home owners looking to invest in a rental property without taking on significant debt are finding a solution in their own backyard.

The granny flat is regaining popularity as a solution to tight rental markets, an ageing population and metropolitan land shortages, thanks to more relaxed legislation in some parts of Australia.

Whether it's actually for granny, an adult child or an unrelated tenant, a second residence on your existing property can bring benefits, if you do your homework.

Not just a room for rent

Different states have different rules but generally granny flats:

Can be built only on residential blocks 450 square metres or larger that are not strata title, subdivided or community title property.
Must be owned by the same person(s) as the main dwelling.
Can have no more than 60-70 square metres of living space (patios, verandas or carports can be additional).
Can be attached to the primary dwelling or freestanding.
Must have a separate entrance (even if attached to the main house).
Regulations regarding construction and occupancy differ between states and territories, so do your homework before finalising plans. Planning rules can also vary among councils.

Managing up

Having the grandparents close by has all sorts of family advantages, providing everyone gets along! One of the biggest perks, apart from having built-in baby- sitters, can be lightening the financial load for both the senior and junior parties.

Often parents agree to cover the cost of building a granny flat as an affordable alternative for their retirement, while their child can benefit from increased value to their property and possibly a rental income further down the track.

But don't assume a granny flat will instantly add value above and beyond its cost. Often the value is derived from the opportunity for an extra income to help pay down the mortgage on the primary residence faster.

It will depend on the housing market in your area as to whether a second residence adds to the overall value of your property - another reason to do your homework.

It's also important you get legal advice for your circumstances so if someone dies or has to go into care, or the younger family decides to sell, the financial implications are clear for everyone involved.

Still in the nest

A granny flat can be a win-win for parents whose adult children are still attached to the family home and all of its convenience. The separate residence gives both parties privacy, while the younger generation can get a taste of independent living and save on rent.

Parents may have to set some clear boundaries with this option because, although the kids are at arm's length, they are still under your nose and may still need to abide by your house rules.

Investing close to home

Taking the plunge into investment property can be daunting for home owners. With a granny flat, you can dip a toe without hefty debt and be positively geared from the get-go. For an investment of around $120,000 in a capital city, you are likely to reap $220-$330 a week in rent.

Talk to local real estate agents to gauge the local rental market. Granny flats (either attached or detached) often appeal to single women who appreciate the extra security of someone else living on site or young people studying from out-of-town or overseas, especially if your residence comes fully furnished.

You should also research whether a one or two-bedroom residence would be more rentable in your neighbourhood.

Tax implications

Capital gains tax (CGT) doesn't apply to your main residence, no matter how much it appreciates in value from when you buy to when you sell. You can even rent it out for six years, CGT-free, providing you don't claim another property as your main residence for that same period.

However, the CGT exemption may no longer apply for part of your property when you add a granny flat, which means you may have to pay CGT when you sell up.

The rules can be complex and a little blurry, and hinge around how the granny flat is used, so make sure you get independent, professional tax advice to fully understand the tax implications for your situation.

Need extra money to fund the build?

Talk to your broker if you are considering creating a second residence. It might be a good opportunity to review your home loan and find a deal to better suit your circumstances.

01/08/2026

Finally - your survival guide to a joint bank account:

It's the one proposal that never appears in romantic movies. It doesn't involve a big diamond, and it won't lead you down a flower-adorned aisle to the tune of 'the wind beneath my wings'. For some, it's an exciting affirmation that the relationship is becoming more serious. For others, it can be a disaster waiting to happen.

So 'what's this proposal?' you ask. It goes a little something like this...

"Honey, do you want to open a joint bank account?"

10 little words that will either melt your heart, or have it beating double time in sheer panic.

So how do you avoid joint account disaster? Is it ever a good idea to entwine your finances?

Like many other financial decisions, this one is best served with a healthy dose of discussion, and some planning. It's crucial to compare notes early on, and ensure that you're both on the same page when it comes to matters of the wallet.

Clear the air

One of the biggest relationship-killers is money. Some people feel that money is a necessary evil, something that comes and goes, pale in comparison to experiences and relationships. Other people see money as a means to achieving freedom and happiness, and have clear financial goals in mind.

You might be very compatible in many ways, but it's possible that you have very different attitudes about money. It's important to have some open discussions about your financial situation before you open a joint account.

Plan a budget

Discuss what your joint account will be used for. Many couples have a joint account for the rent and household bills, and they each deposit an agreed portion of their pay. The remainder stays in personal accounts to be used for savings, leisure or personal shopping.

It's important that both parties are clear about which expenses can be paid out of the joint account. This will avoid arguments when one party tries to pay the gas bill, only to find that their partner has withdrawn that money for a friend's birthday present.

Sharing is caring

It might be a difficult topic, but this is the time to be honest about what you have, what you owe and what you earn. If one partner earns significantly more than the other, you will need to work out whether you both deposit the same amount into the account every month.

If one partner has significant debts, it's vital to get this out in the open to avoid problems down the track.

With a bit of planning and some candid conversations, your relationship can survive the joint account challenge.

31/07/2026

Discover the best ways to get your first home.

Low interest rates, flat property prices and government grants continue to entice plenty of first-time buyers into the home market.

While home is where the heart is, savvy first-time buyers are also using their heads. Here are some of the best ways to make your first move.

AN APARTMENT

It's generally accepted that, on average, units achieve lower capital growth than houses over the long haul. However, that average tends to over-simplify things and ignore the many lifestyle benefits that can come with a unit in a handy location.

Units generally allow first-time buyers into areas they couldn't afford if they were buying a house. The lower capital return is often a trade-off.

The right unit, though, can still provide capital growth over time and a solid leg-up to something bigger or better, while owners get the benefit of convenience and low maintenance in the meantime.

What to look for:

- Within 15km of the CBD.
- Walking distance to public transport, cafes and restaurants.
- I-nternal laundry.
- Lock-up garage.
- A complex with a high percentage of other owner occupiers.
- Affordable body corporate fees.
- City views.
- Built-in wardrobes and other storage.

What to avoid:

- Too many stairs.
- Areas with a glut of new apartments for sale.
- Over-capitalising on any make-over.
- High body corporate fees.
- Something to consider:

If you decide to trade up to something bigger, you may find your unit becomes an ideal starter for an investment portfolio.

THE FIXER-UPPER

If you're set on a certain area but find yourself short on the sale price, consider an older house in need of renovation. With property prices flattening, the opportunities for a quick profit with a lick-and-flick have dwindled. But for first-home owners looking to settle for five or more years, a renovator's delight could still have plenty of upside.

Fixer-uppers generally appeal to buyers who plan to do most or some of the work themselves. If you're not handy or don't have time to work on the property, steer clear.

A professional building inspection is a must for all properties, but the devil is always in the detail when it comes to older homes. Read the inspection report thoroughly and seek more information and repair quotes if any issues are highlighted.

What to look for:

- Houses that only need cosmetic work such as a new kitchen, bathroom, paint, floor coverings and landscaping.
- Sound electrical and plumbing.
- A high aspect (views always add value).
- Signs of other renovations in the neighbourhood.
- Excellent local infrastructure, such as public transport, or plans for improvements.
- Good property drainage.

What to avoid:

- Asbestos (unless it is a bargaining chip and can be removed easily by an expert).
- Structural deterioration.
- Damp.
- Properties prone to flood.
- Something to consider:

Look in post-war suburbs with ageing populations, especially if they are near other areas that have already undergone urban renewal.

HOUSE AND LAND PACKAGE

Your first home doesn't have to be your dream home, but a house and land package could get you close.

If you are prepared to be further from the city, the house and land bundle is worth considering. You not only get all the conveniences of a new home, often built to your design, but better energy efficiency than an older home due to new regulations and improved green technology. You may also be able to take advantage of government incentives for new homes, on top of regular first-home buyer grants.

The trade-off for all of this is usually distance. If you work in the city, a long commute to the office may soon take the gloss off your new home and neighbourhood. On the other hand, affordable, new developments are opening up in smaller cities, such as Brisbane and Perth, which are not as far flung as the new home and land packages in Sydney.

The biggest challenge with new neighbourhoods is infrastructure, especially transport. Talk to the local council about what is planned for the area and when.

What to look for:

- Infrastructure to support a new suburb, including shops, public transport and schools.
- A reputable builder who has built other homes in the area, not another state.
- Land that will help set your home apart - a high aspect, city or bush views.
- An easy-to-read contract that spells out all inclusions, progress payments, completion date, allowable delays and treatment of unforeseen conditions.
- Good drainage.

What to avoid:

- Flood-prone land - reclaimed industrial sites and land near golf courses and parks are often on flood plains.

BUDDY UP

Many singles are now finding two heads and wallets are better than one when it comes to their first home. Siblings and friends are buddying up to get a better quality first home than they would solo. Finding the right partner is key, with trust and reliability critical. Contracts now accommodate tenants-in-common with equal and unequal shares in a property.

As your local Mortgage Broker, I can then help you structure a loan that reflects each owner's share and repayments.

Talk to your local mortgage broker

Your house hunt should start with a visit from a local Mortgage Broker. Brokers work for you, not the lender. Their aim is to find the best home loan for your situation, saving you money over the life of the loan. They can also manage the entire loan process and organise pre-approval so you can start your property search with confidence.

29/07/2026

Get new equipment. Keep your cash flow.

28/07/2026

Six Steps to becoming mortgage-free - Step 2: Change your frequency...

Do you wish there was a way to own your home sooner - without a mortgage? Do you often wonder what it would be like to worry less about your repayments, and more about planning your next holiday?

What if there was a way to reduce the length of your loan, without making huge financial sacrifices?

Well, the good news is that there are six steps you can implement today that will make a huge difference to the time it takes you to pay off your loan.

Last week we discussed the importance of shopping around to make sure you have the best loan in the first place. A small saving now could translate to enormous financial and time savings over the life of your loan.

Today there is another simple step that can really make a difference to the amount of interest you pay on your loan. And it's as simple as changing the channel on your TV. (Well, almost!)

Change your repayment frequency.

Lenders calculate the interest on your loan daily. So even though your repayments might be made on a monthly basis, your interest is accruing all the time - even while you sleep.

By changing your repayments to come out fortnightly, you'll pay your loan off faster. You will also reduce the total amount that you pay on your loan.

This could mean reaching your financial goals a little sooner, and having more money in your pocket at the end of the day.

Stay tuned for your next step to becoming mortgage free!

26/07/2026

The truth about your Credit File.

When the National Consumer Credit Protection Act came into effect in 2010, it was designed to help regulate lenders and prevent consumers from getting out their of depth with debt.

One of the spin-offs has been increased scrutiny on would-be borrowers.

Lenders now look to an individual's credit file to help determine if they are a good or bad risk.

Yes, that's right - a credit file. It sounds very FBI and, in some ways, it is. Your credit file includes your personal information, including your full name, date of birth, driver's licence number, gender, addresses and employer information.

It also records any credit applications you have made in the past five years, such as home loans or store financing of household goods, plus any bills you have defaulted on and any financial matters on public record, including any bankruptcies or directorships.

Home lenders will look at your credit file to verify your reliability. Being aware of what's on your file and how you can keep it clean, will go a long way to helping you secure a home loan.

Previous credit applications

A previously declined credit application can leave an unwanted stain on your credit file. If you are declined a credit card or a loan, find out why and take steps to rectify the situation before applying for new loans or credit.

While your positive actions may not erase the blemish, you can at least demonstrate responsibility with the new lender, which may convince them to give extra weight to other criteria, such as income and a strong employment record.

Payment defaults

Don't think that unpaid phone bill from your previous rental matters much? Think again. A payment default is an account of $100 or more that is 60 days or more overdue.

Payment defaults can only be included on your credit file if the credit provider has tried to recover some or all of the overdue amount. This means they must have sent a notice in writing to your last known address and requested payment.

Payment defaults stay on your credit file for five years, even after you pay the overdue amount.

If you don't pay a bill but can't be contacted, you may be declared a clearout. Before you can be listed as a clearout, the credit provider must make reasonable efforts to contact you, either in person (including over the phone) or in writing to your last known address.

If you can't be contacted, the credit provider can immediately list the debt on your file as overdue, even if it hasn't been overdue for 60 days or more. Clearouts remain on file for seven years from the date they are listed, even when you have paid the overdue amount.

Avoid unpaid bills blighting your credit file by:

- Paying on time or at least when overdue notices are sent.
- Providing a change of address to all creditors/billers if you move.
- Leaving someone to manage your bills if you need to be away for a month or more.

Hardships

They say it's often better to seek forgiveness than permission, but most lenders are happy to discuss what can be done to help if you hit hard times. Far better to fess up to a creditor or lender if you can't make one or two payments than have them whack a black mark on your credit file due to lack of contact.

Talk to your Mortgage Broker

Borrowing via a Mortgage Broker is one of the best ways to navigate the credit crunch. A broker will have a good understanding of what financial attributes various lenders are looking for in their borrowers.

For example, a lender may give kudos to long service in a job and a solid savings record, which may help offset an unpaid bill from three years ago that appears on your credit file.

Your broker can also advocate and negotiate on your behalf. Just remember, it pays to be honest. If you have a mark against you, be up front so your broker can consider the best lender and loan for your situation.

25/07/2026

Six Steps to becoming mortgage-free - Step 4: Offsets and Redraws
Would you like to cut your mortgage by years and pay less?

What if you could get your mortgage all wrapped up in record time, and spend more time doing the things you love?

Well, there are six steps you can take now, which will make a real difference to the time it takes to pay off your loan. You could be mortgage-free sooner than you think.

In the past weeks, we looked at Step 1: choosing the best loan, Step 2: changing your repayment frequency, and Step 3: Pay more to pay early.

Today, find out how offset accounts and redraw facilities can help you move quickly towards losing that mortgage forever.

Step 4: Offsets and Redraws

Do you have a savings account that you use to put money away for a rainy day? You might be surprised to learn that this can save you money on your home loan - even if you keep the money in savings. This is commonly referred to as an offset account.

Many lenders offer a 100% offset account which, when linked with your mortgage, can dramatically reduce the interest that you pay on your loan. The reason for this, is that the savings 'offset' what you owe, and you're only charged interest on your loan amount - minus your savings.

This can have a significant impact on your loan in the long term. For example, if you have a loan of $400k, and keep $30k in an offset account, you could save over $150k in interest over the life of your loan.

Another handy mortgage feature to look out for is a redraw facility. This allows you to make extra repayments on your loan whenever you want, but gives you the flexibility of taking that additional money back in the future if your plans change.

By taking advantage of offset accounts and redraw facilities, you can take control of your financial goals today, and pay your loan off sooner.

Want to escape your mortgage as soon as possible? Stay tuned for Step 5: Don't take candy from strangers.

22/07/2026

Know your rights as a borrower.

As a borrower, it pays to know your rights - and don't be afraid to exercise them!

It can all seem a little intimidating when you apply for a loan, and it seems like the lender is putting a lot of conditions on you as the borrower. But what are your rights? Borrowers are heavily protected by state and federal law, and you can expect your lender to keep up their end of the bargain too. You have:

The right to know what you're in for

The lender must provide you with a very detailed contract which outlines all of the terms and conditions of your loan in clear language. You should take the time to understand all of your obligations, fees and charges and make sure the loan amount details are all correct.

The right to know your interest rate

Your lender is required to communicate interest rate changes to you in advance - either directly, or by putting an advertisement in a major newspaper.

The right to know your repayment amount

The lender must provide you with written notice at least 20 days before your interest rate is due to increase.

The right to a copy of your loan statement

A loan statement must be provided to you every six months. You have the right to dispute any transactions that you don't feel are correct or justified.

The right to pay out your loan at any time

There may be some fees involved, but you do have the right to pay your loan out at any time. Accordingly, you also have the right to know your payout figure, which your lender must provide to you within 7 days of receiving a written request.

The right to terminate your contract before the funds are drawn down

You have the right to pull out of the transaction if the funds have not yet been drawn down for settlement to take place.

The right to get assistance in times of financial hardship

There is legislation in place to protect you if you experience financially tough times. It's worth investigating the relevant options so that you are ready for the unexpected.

But, you would remember from childhood that more rights usually equals greater responsibilities. There are a few obligations that you must keep to your lender as well:

Provide truthful, factual information when you apply.
- Make all of the repayments on the due date.
- Keep the property in good condition and don't make any big alterations without getting permission from your lender.
- Take out insurance for the full replacement value of the buildings/structures and keep the insurance policy paid and current.
- Don't sell, rent, or mortgage the property without your lender's permission.

22/07/2026

If you are Self Employed - here is an easier way to get a home loan.

If you work for yourself, you know the sense of achievement that can come with building your business from the ground up.

Many self-employed people are fantastic with money, and able to juggle a wide variety of demands on their time and their budget. In spite of this, they often find it very difficult to obtain a home loan.

The unfortunate dilemma facing self-employed borrowers is - how to demonstrate income using traditional means.

Accountants will help you find ways to reduce your taxable income when you work for yourself - which is not just acceptable but often essential if your business is to survive in our complex taxation system.

Depreciating assets such as equipment and vehicles, incorporating as many costs as possible into the business expenses and allocating some payments to a spouse are all ways that businesses try to minimise their tax liabilities.

But the downside of this strategy is - if you make the income disappear, you can't bring it back again when you try to apply for a home loan.

As a result, many self-employed borrowers aren't able to qualify for a traditional loan.

The solution to this problem is a loan that was created with self-employed borrowers in mind - the Low-Doc loan.

Low doc means that there is a low amount of documentation required, compared with other lending methods. Usually you can use your quarterly BAS statements and bank records to help demonstrate your income - which is also useful if you're not up to date with income tax returns.

This option isn't for everyone though. You will usually pay a higher interest rate for one of these loans because the lenders still view self-employed borrowers as a higher risk.

Generally you can't borrow more than 80% of the property value - which means that on a purchase price of $400k, you would need a deposit of $80k just to start the conversation. On top of that, you usually have to pay all of the upfront costs associated with purchasing the property, such as stamp duties and legal fees.

There are some very strict conditions that lenders require when offering Low-Doc loans, but if you have struggled to get a traditional loan due to being self-employed, this could be the solution for you.

20/07/2026

Why not consider a whole new range of tenants for your investment property?

Pets have been long maligned by landlords for their potential to make a mess and cause damage.

But with pet ownership in Australia ranking the highest in the world, property investors who turn their backs on our furry friends could be missing out on tenants and dollars.

Before they dismiss dogs and cats, landlords should consider that 60 per cent of Australians have pets and one third of households rent. Saying "no" to Fido and his feline foes means narrowing the rental funnel. At a time when national vacancy rates are climbing, this could be a costly choice.

Many landlords are now welcoming pets and reaping rewards. Here are some tips to help you embrace a pro-pet policy.

Pets don't rent - their owners do.

Opening the door to pets immediately makes your property more attractive to a wider range of tenants. The key is to consider whether the pets, particularly dogs, are well managed and trained.

This can be hard to assess, unless you happen to know your renters, so a little extra leg work is required.

Arrange to meet the applicant with their pet so you can see the animal for yourself and how it behaves. Reference checks are also crucial and, if you are especially diligent, a chat with the applicant's previous neighbours should give you extra insight into their pet management.

Some renters are even developing resumes for their pets, with photos, references and medical history.

Keep in mind that while you are not allowed to discriminate against rental applicants on the basis of race, gender, marital status etc, applicants cannot claim discrimination if you reject a particular pet.

Higher yields, longer stays

So prevalent are anti-pet policies that a researcher at the University of Western Sydney is now investigating the social impacts of these restrictions on renters and the broader community.

Because it can be so hard for tenants with pets to get a paw in the door, they are often prepared to pay a premium to secure a property.

While this does not mean charging more because someone rocks up with a pet, it gives landlords the opportunity to pitch their properties to pet owners and structure their rents accordingly.

For the same reason, pet-lovers are also likely to stay longer, which means lower turn-over and lower rental costs for landlords. Although data is scant, one 2003 survey in the United States showed renters with pets stayed an average of 46 months, compared to just 18 months for those without.

Have a pet agreement

Make sure your rental agreement includes a pet policy that stipulates the pet owner is responsible for:

Any property damage caused by the pet (inside and out).
Injuries caused to the pet on the property.
The pet's behaviour (including barking).
Regularly cleaning up after the pet.

Strata permission

If you own a strata property, such as an apartment, you will also probably have to convince the body corporate to permit pets.

If you are on the body corporate you may have more sway in arguing your case. Some body corporates are loosening up, realising many buyers often have pets. Once owner-occupiers pave the way, it's easier for renters with pets to get the nod.

Sharad Bhasin - Mortgage Broker in Bentley

04/08/2026

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