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ALWAYS CONSULT YOUR INVESTMENT PROFESSIONAL BEFORE MAKING ANY INVESTMENT DECISION

April 29, 2018 | Moister Week

A best-selling Canadian author of 14 books on economic trends, real estate, the financial crisis, personal finance strategies, taxation and politics. Nationally-known speaker and lecturer on macroeconomics, the housing market and investment techniques. He is a licensed Investment Advisor with a fee-based, no-commission Toronto-based practice serving clients across Canada.

It’s Moister Week here at GreaterFool! Astonishingly, these little peckers now constitute the largest cohort in Canada. Born between 1981 and 2000 (more or less), Millennials make up about 28% of the population (Boomers = 26%) and comprise 38% of the workforce.

On average (says Environics) Mills earn a household income of $71,000. They’ve delayed marriage and having kids more than any generation in memory, are more urban and have spent vastly longer living with their parents. Some people say this delayed adulthood has made moisters feel like entitled tattooed snowflakes unable to cope with economic reality, who therefore look to Big Government to solve everything. Others just point to the fact houses cost a million, student debt is extreme and you now need a uni degree to be a barista, so what does society expect? Gratitude?

Anyway, despite serious attempts at irritating and insulting them, many moist ones apparently read this blog. They ask me questions.

Hey Garth: I have been reading your blog for the better part of a year now, learning of you from a friend of mines father while trying to pull investment wisdom from him; his lips are tighter then his wallet.. however he did forward me onto you. I am 33 years old, own a condo partially with the bank owning the majority in Langley BC, I have a mortgage of 160k and the “assessment” being around 370k and rented out at 1200 per month. I also have my TFSA maxed out and 70k in the bank. I am working a job that has no pension and planning on changing careers do you think i should sell the inflated condo and invest? What should I do with my 70? My TFSA is all stocks I picked myself… I want to be on a beach asap. Signed, Another Whiny Millennial.

First, the condo. The mortgage costs $800 a month, so with strata fees and property tax you’re just breaking even on a monthly basis – which means the equity is earning nothing and you’re actually losing money. Besides the rental income is 100% taxable and you’re vulnerable to special assessments, increased monthly charges, unexpected vacancy or tenants whose pet pig knocks over the grow-op lights and incinerates the place.

If you’ve made money, cash in your chips, pay the capital gains tax and invest. The BC condo market has been insane lately, now starting the inevitable retrenchment. Affordable places like yours are still in demand, so bail. In terms of investing, dump your stocks since that’s simply adolescent gambling, and put everything into the Moister Portfolio described on this blog. You should be on the beach by age 55. Suck it up.

Now here comes Aaron. By Mill standards, he’s a 1%er.

Hi Garth, I suppose I’m the usual entitled millennial who is enjoying your blog daily. I’ll start by saying the usual appreciation for your wit and constant blog posts – you are an inspiration of conservatism.

I’m 30, newly married and live in the orange province, in the Queens city. We moved back to Victoria following some years in Vancouver and TO. I lucked out and got to keep my job paying U$D so life is good. Now to the ugly….

My problem is simple. My wife wants a house…… she is sick of our 750 sqft rental and has her eyes on kidlets. I’m begging weekly to rent a house even as high as 3k per month and ride this madness out, but alas, I’m 6 months from caving and resigning myself to 10 years of a depressed Victoria market.

My question is simple: do I suck it up and take the plunge? Or, await a correction because it seems peak house is really happening. Are houses really as expensive as I figure? Before you answer, here are the numbers: my wife makes about 50k pre tax, I make 350k/year in biz income and take home about 150k in employment pre-tax. We have 130k in RRSP, 40k in TFSA, and about 200k sloshed away in my corporation.

If I do buy a house, should I put lots down? What about all the cash in my business account? Should I use this for the house? Or invest it? Sometimes I think I’m crazy with my salary not to just buy a 1M dollar house and figure it out….but hey….crazy likes company.

So, great income but barely enough saved to put 20% down on a million-dollar house. If you use the business money you first have to run it through your hands as income, which means jumping into the 53% tax bracket for a year or two. Ouch. Since the Victoria market is as pooched as Van, thanks to Comrade Premier Horgan, maybe your corp should buy the house. That way it could carry the mortgage and write off any capital loss when prices inevitably decline and you get tired of living in one of the planet’s most boring places.

Of course, you’ll have to declare a taxable benefit for your residency roughly equal to rent, but this way you get to give your entitled, demanding spouse a piece of real estate, protect your personal assets, put the corporate money to work (which Bill Morneau will steal, otherwise) and protect yourself from market declines. Plus you get to stay married.

Regi in Calgary is a big saver, wondering if he should become a big borrower:

My wife and I can be described as a couple of DINK’s making a solid effort at achieving early retirement. We save a substantial portion of our take home income and have loaded up our RRSP’s, TFSA’s, and non-registered funds into low cost index funds. Life is good! We currently have zero debt, our townhouse is mortgage free, but we have a HELOC of $300k @ prime that is currently begging to be invested.

My question to you is that my wife and I struggle to determine if these HELOC funds would be best invested in the market with the hope of exceeding the current interest rate, thus putting our house to work! We struggle with the risk/reward proposition, but I feel that if we sold the house and simply rented we would have already invested those funds, so the only issue is the premium associated with paying the bank the current 3.45% premium for the privilege to access these funds.

What are your thoughts on investing HELOC funds into the market? If our timeline is 10 years or longer would it make sense to put these funds to work?

Cowtown is a sickly housing market with lacklustre prospects. There has been no real estate appreciation for a decade, so you’re probably wise to stay living there for the next ten years and hope for improvement, perhaps when BC is invaded. Regarding a HELOC for investment purposes, this can be a great strategy – but one which comes with risk and the need for steady discipline.

Money borrowed from a HELOC and used to fund a portfolio need never be paid back (unless the bank demands it) since you can make interest-only payments which are not amortized. That means 100% of your cash flow is deductible from taxable income as an allowed expense. If you’re in a 40% tax bracket, the cost of the loan drops to just 2%. Ensure you have a properly-structured ETF portfolio positioned to turn out 7% returns over the next decade (if it matches the gains of the last 10 years), and the $300,000 turns into $600,000, while you pay less tax.

But there are risks. Leverage means you lose more if markets drop. Also HELOCs are variable-rate loans, so the cost will probably rise over the years ahead (but so will the size of the interest deduction you claim). Ensure the portfolio is liquid, so you can bail is rates spike (unlikely). Maintain a long-term focus, resisting the urge of selling out if markets swoon for a while (they always recover). And get an advisor. Borrowing to invest shoves you onto a new voyage, where having a steady professional hand on the tiller is wise.

Finally, a fine suck-up from Alex, the prof. I may adopt him.

Dear Mr. Turner, many thanks for the great work you’re doing with your blog. You are now on the recommended list of readings that I give to the master students I supervise. This is just to reassure you that there are some 30-year-olds that still know how to use their brains.

Married couple here (34 and 35) with three kids under 7-year-old. All registered accounts (RSP, TFSA, RESP) are maxed out and we have significant savings in non-registered accounts. No house, no debt, no car. We never inherited from family members and it is only 3 years now that one of us is making significant. We are careful about expenses but we make sure the kids have everything they need, including fun. The beauty of it: my wife received an invitation to do a PhD a couple weeks ago. Money was never an issue and it will have almost no impact on our financial situation whatsoever. We should have a million dollars in net assets by the time I turn 38. Yay for financial independence (and yes, she decided to accept the offer).

Your blog has been quite useful in thinking about investments and stuff but there is also some common sense here. Please tell me that those people you just presented on your blog aren’t real.

Yes, Alex, as real as you. But we will save this generation, one pathetic blog post at a time.

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April 29th, 2018

Posted In: The Greater Fool

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