Total Home Loans - est 1994

16/10/2026

One of the biggest mistakes I see with investment property purchases?
Using every last dollar to get in. Yes, deposit matters. Yes, stamp duty matters. Yes, borrowing capacity matters. But so does what happens after settlement.

If you’re buying an investment property, you should also be thinking about:
🏠 vacancy periods
🛠 repairs and maintenance
💰 rates, insurance and ongoing costs
📄 property management fees
🚪 lease-break situations and reletting costs
📉 the possibility that rent doesn’t cover everything

Just because a property is “investment grade” doesn’t mean it will behave perfectly every month. That’s why a cashflow buffer matters. A smart investment plan isn’t just about getting approved. It’s about making sure you can hold the property comfortably too.

General information only. Costs and rental outcomes vary depending on the property, tenant and market conditions.

15/10/2026

14/10/2026

Most people treat Port Augusta as a pit stop between Adelaide and the Top End.

We'd give it a full day, maybe two if you're not rushed.

Start at the Water Tower Lookout for the layout of the town.
Then the Wadlata Centre before lunch.
Afternoon at the Arid Lands Botanic Garden, the Red Cliff Walk takes 90 minutes return.
Quorn's a 40-minute drive if you want galleries and a proper meal.

The heritage steam train only runs certain days, so check before you commit to the route.

If you had a second morning we'd point you at Warren Gorge or Blanche Harbour depending on whether you want gorge walls or tidal flats.

Map and stops in the article below 👇

14/10/2026

Genuine savings trips up a lot of first home buyers not because they don’t have money, but because they don’t realise how lenders look at it.

In simple terms, genuine savings is a lender’s way of checking whether you’ve shown an ability to save and hold funds consistently.

They’re often looking for evidence that the deposit isn’t just money that appeared last week. How is it checked?

Usually by reviewing:
📄 the last 3 months of bank statements
📄 savings account history
📄 evidence of where funds came from

Rent can count with some lenders, but not all.
Gifted funds may still be acceptable as part of your overall contribution, but they don’t always count as genuine savings.
The same goes for recent inheritances or lump sums — they may be usable funds, but not necessarily genuine savings.

So if you’re planning to buy in the next few months, this is something to sort out early, not the week before you apply.

General information only. Genuine savings requirements vary between lenders and products.

14/10/2026

Coming soon…. Mortgage Tea with Sharene ☕️
We’re spilling the tea on all things mortgages, home loans and everything in between!

But first… a little behind-the-scenes look at what happens when the camera starts rolling! 🎬😂

At Total Home Loan Options, we’re real people who love what we do (even if it takes a few takes to get it right!).
We believe talking about home loans shouldn’t be overwhelming, confusing or intimidating.

💬 No silly questions. No confusing jargon. Just real conversations and helpful advice.

So grab a cuppa, have a laugh with us and stay tuned for Mortgage Tea with Sharene! ☕🏡

Because mortgages might be serious business… but we don’t always have to be! 😂

13/10/2026

If you’re in Victoria and eligible for the Government Guarantee Scheme, this is the kind of breakdown I’d be walking you through.
A lot of buyers hear “5% deposit” and assume that means they only need 5% of the purchase price. Not quite.

Using an $850,000 purchase as an example:
✅ Deposit = $42,500
✅ Loan = $807,500
✅ No LMI under the scheme (if eligible)
⚠ But you still need to allow for purchase costs

Because this purchase price is above the Victorian first-home-buyer duty concession range, stamp duty still applies in this example — which is why your total contribution is much higher than just the deposit.

So the real question isn’t just: “Can I buy with 5%?”
It’s: “What total cash contribution do I actually need to get this done comfortably?”

That’s the bit buyers really need clarity on.

General information only. Figures are indicative only and may vary depending on your eligibility, lender, fees and final transaction costs.

12/10/2026

Same income. Different lenders. Different result.

One of the biggest misconceptions in home lending is that every bank will give you the same borrowing capacity. They won’t.

Even with the same salary, the numbers can shift depending on:
✨ lender policy ✨ living expense assumptions
✨ minimum credit card repayments ✨ HECS/HELP
✨ existing commitments ✨ property type
✨ how different income types are assessed

So if you’re on $110K and asking, “What can I borrow?” the real answer is…
It depends which lender is doing the maths.

That’s exactly why working with a broker can make such a difference. It’s not just about finding a rate, it’s about finding the lender whose policy fits your situation. Moral of the story: don’t rule yourself in or out too quickly based on one calculator.

📊 General information only. Figures are illustrative and borrowing capacity varies based on your full scenario and lender policy.

09/10/2026

Different lenders may assess business income differently.

They might consider things like:
📊 One OR two years' financials/ tax returns
💰 Directors Salary/wages
📈 Business profit
➕ Add-backs
🏢 Company liabilities
📉 Changes in income year to year Business Activity Statements Accountants Letters

Which means two lenders can look at the same business… and calculate very different usable income. That's where lender policy matters. A lot.

Don't assume being self-employed means “the bank won't lend to me”.
Get your numbers properly assessed first. Which is why plugging one number into an online borrowing calculator doesn't always give a self-employed borrower the full picture. Sometimes the difference isn't your income. It's how the lender interprets it.

If you run a business and property is on the radar, getting your financials reviewed before you start house hunting can save a LOT of guesswork later.

08/10/2026

An offset account is linked to your home loan. Money sitting in the offset can reduce the amount of the loan balance used to calculate interest.

Simple example 👇
Home loan: $600,000
Money in offset: $50,000
Interest may be calculated as though the balance were $550,000.*

So where do people go wrong?
❌ Leaving savings elsewhere
❌ Using an account that isn't actually an offset
❌ Having the offset attached to the wrong loan split
❌ Not understanding fees or conditions

A great home loan structure isn't only about the interest rate. How you use the loan matters too.

An offset account can be a very handy little mortgage tool — provided it's set up and being used properly. At a basic level, money sitting in an eligible offset account can reduce the portion of your linked home loan on which interest is calculated. So rather than leaving your everyday savings sitting somewhere earning a small amount of interest, some borrowers prefer to keep those funds working against their mortgage instead.

But here's where it gets interesting. Not every loan has an offset. Some have one. Some offer several. Fees can differ. And if you have multiple loan splits, you want to understand which loan that offset is actually linked to. The rate gets most of the attention. But a good mortgage strategy is often hiding in the structure.

Example for illustration only. Product features and conditions vary by lender.

07/10/2026

Love that for them. 🙌

But that doesn't automatically make it the right lender for you.
Two borrowers earning exactly the same income can get very different lending outcomes.

Why? Lenders can treat things differently, including:
💼 Employment type 🏢 Self-employed income
👶 Parental leave 💳 Existing debts
🏠 Rental income 💰 Bonuses & overtime
📊 Living expenses 👨‍👩‍👧 Dependents 🏡 Property type

And that's before we even look at: ✓ Rates ✓ Fees ✓ Offset accounts
✓ Loan features ✓ Credit policy ✓ Turnaround times

There isn't one “best bank”. There is the lender whose policy, pricing and product best fits your circumstances. Mortgage broking would be very easy if there was one bank that was best for everyone. Spoiler alert: there isn't.

Your income. Your commitments. Your property. Your plans. That's what should drive the lender conversation. Not whichever bank currently has the loudest ad.