Have you recently returned from fellowship looking to buy your family home?
Do you already have a rental property located somewhere in New Zealand?
How can you structure your mortgages to maximise tax deductions?
It is fairly common practice for junior doctors to buy a house during training. Perhaps an apartment in the city with a view to renting it out long term, or a temporary home during a posting at a regional hospital. It is great to make a start on the property ladder but what do you do when you want to buy a family home and need to take on more debt?
If you simply go to the bank and ask for an additional mortgage for the new home, all the lending will be for the purpose of buying this second property. Your family home is not a business and does not generate income so you cannot claim a tax deduction on any interest associated with this mortgage.
But you have the advantage of valuable equity in your rental property. How could you structure your affairs so that as much lending as possible is against the income generating asset?
Assuming the first property is owned in your own name, you could create another entity: a trust or a company. We will go into the benefits and disadvantages of each in another blog; for the purposes of this example we will use a company.
You could then sell the rental property to the new company. Your previous equity in the rental property would become a shareholders’ advance after settlement. For example, a property worth $500,000 with a $200,000 mortgage would be reflected in the company accounts as a $500,000 investment property asset, a $200,000 liability to the bank (loan) and a $300,000 liability to the shareholders. In summary, the shareholders have sold the property to the company but have advanced (loaned) the company $300,000 to fund the rest of the purchase.
The directors of the company could then take out a new loan to pay out the shareholders’ advance up to the maximum value of the property. The rental property will then have a 100% mortgage: a $500,000 asset and a $500,000 liability to the bank.
The shareholders could then use the money they received from the company to purchase the new family home, along with any additional lending required.
What about security and personal guarantees? For tax purposes, it doesn’t matter what the mortgage is secured over or who personally guarantees the mortgage. Tax deductibility is determined by the purpose of the mortgage. In this case, it was to pay off another loan and this is a legitimate business activity. What the shareholders then choose to do with those funds is irrelevant.
What other issues do I need to consider? You need to be aware of the bright-line test for residential property. You do not want to risk triggering the bright-line tax rule and owe income tax on the capital gain of your rental property. There are also anti-avoidance provisions in New Zealand tax law which prohibit structuring affairs for the sole purpose of avoiding tax, and some new rules that ring-fence residential rental property losses which may limit any taxable benefit. In some circumstances, there are other reasons that come into play when considering the structure described above which this post does not cover.
You also need to consider the increased compliance cost required to create this structure, and the ongoing annual costs. The cost benefit analysis is different for every situation and needs to be discussed in detail with your accountant, who will tailor advice to your situation.
Disclaimer: This post is a general discussion and does not constitute specific advice. Any concepts or ideas raised in this post should be discussed with your accountant and/or solicitor to ensure that all relevant matters are considered.