investment property management

What are Capital Gains and How do they Work?

/ Khalid Keshavjee / Leave a comment

When people buy investment real estate, they look to see how much the property will provide cash flow (money left over after paying expenses) and how much the property will appreciate (grow in value). The goal being to find a property that can generate the greatest yield for the money invested, and will turn the greatest profit at the time they choose to sell.

When an owner decides to sell, and assuming they make a profit on the sale, they are taxed on the gain from the sale- called capital gains tax. While there are a number of different tax details that an accountant can discuss further, capital gains are taxed on the difference between the sale price and the purchase price assuming that value is positive. If an owner loses money on the sale, as in they sell it for less than they bought it, it is called a capital loss, as they lost money on that sale.

This is particularly important for landlords who have owned their property for a number of years, and especially in cases where there has been strong appreciation in the property. Currently, capital gains is not taxable on a personal residence- a place that you own and occupy.

Capital gains are calculated as the difference between the sale price and the purchase price. If a person bought a home for $300,000 and sold it years later for $500,000, they are taxable on the gain of $200,000. However, capital gains only applies to half of that gain- in this case $100,000. They are taxed on that amount at their tax rate. People who make more money are taxed at a higher rate than those who make less.

A common question that we get at Amhurst is, “am I taxed on the amount I make after I pay off my mortgage or only on how much I made after the sale?”. The answer is it does not matter how the property was financed initially, the tax is payable on the full amount of gain.

Looking for a property manager who can advise you on what rental properties to buy or sell? Contact Amhurst today!

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Diversifying Your Investment Portfolio

/ Khalid Keshavjee / Leave a comment

Recently, Saadat and I were at a seminar on economic trends in the global economy, and how that impacts investment strategies. One of our key takeaways was the value of alternative investments.

What is an alternative investment? An alternative investment is anything that is not a stock or a bond, can make you money, and does not tie directly to the investment market. Having alternative investments in your portfolio helps you to manage in turbulent economic times. While they may not necessarily provide you as great a return as investing in stocks, they provide a safe, steady and stable return. These can include currencies, pair trading , or even roulette! However, many of our clients have found success in owning investment properties.

When bought and managed well, rental properties provide stable cashflow to the owner in the form of rent, and strong appreciation upon sale. In most market conditions, having a good rental property should cover your operating costs, and leave you with some money in your pocket at the end of the day. If managed well, they can be used to fund your retirement down the road, as they become incredibly profitable once the no longer have a mortgage.

The biggest risk with buying an investment property is buying the wrong one. So often, clients have come to us with investment properties that they have bought and are disappointed when they do not see the yield they had expected. Often they expect a higher rent than what the market can bear. In these cases, an owner may be covering some of the costs of renting the property out. Buying the right property with the right advise can minimize this risk.

Whether buying a single investment property or making a larger investment in an apartment building or a commercial space, having the right advice is of prime importance.

Looking to diversity your investment portfolio, or have an investment property that needs managing? Contact us today

Photo Credits: Rob Berger: Dough Roller

Does Your Property Manager Understand Your Needs?

/ Khalid Keshavjee / Leave a comment

When you own a rental property, it is important to have a property manager who understands your objectives and makes strategic choices to meet those needs. Broadly speaking, there are three major groups of people who own investment properties:

Owners by Circumstance

Life changes. As families grow and change, dispossession of real estate is not always in one’s best interest. It is common, especially in low markets, for people to move to a new home, but choose to rent out their property because the price of selling would not be worth their while. In other cases, work or life could take one to another part of the world for a number of years, and they may choose to rent their property out for the time being.

Whatever the circumstance may be, having a property manager that understands your circumstances is important. Because the rental is likely a shorter term move than if it were a strict investment property, making large capital improvements may not be ideal right away- assuming the property is rental ready

Additionally, putting a tenant into the property on a very long term lease (greater than a year) may not be in your best interest. In Alberta, on a fixed term lease, the tenant has rights until the end of the term. Unlike in other provinces, an owner cannot force a tenant out of a property in order to reoccupy their home prematurely. Having a manager who understands your timeline is imperative.

Owners by Inheritance

As difficult as a family member passing away can be, having to deal with assets and wills adds additional complications. Sometimes, families are left with real estate that needs to be managed. It can be anything from a single condo unit to a whole apartment building, but because family members may not want or be able to, hiring a property manager may be a wise decision.

“Your property manager should not be getting involved in family matters, but should be making life easier during difficult times.”

In these cases, your property manager should be adept enough to consult with decision makers to understand ownership objectives. Because these situations can be turbulent, ensuring that the property is well taken care of and any potential risks are mitigated are primary concerns for any owner. If it is an investment property, your property manager should ensure that money is paid to the right people, per the terms of the trust arrangement, and that decisions are made by those empowered to do so. Your property manager should not be getting involved in family matters, but should be making life easier during difficult times.

Owners by Choice

Owners who buy a property as an investment look primarily at two factors: What does the property rent for and what type of property appreciation will I see when I sell? A good property manager knows that keeping the property occupied is most important. Not only does it minimize costs to the owner, it minimizes risk as between the tenant’s insurance (which a good property manager ensures they have) and them being in the house to notice issues can often catch issues more quickly.

A diligent property manager also looks for ways to enhance the value of your investment property. Not only do they inspect your property to look for issues, they can also advise you on capital improvements that you can do to upgrade the property. And because they manage multiple properties, they may be able to get you a better price on these projects and work with trusted trades that will get the job done right the first time. Not only does this increase the value of your investment, it often increases the asking rent for your home, putting more money in your pockets.

Having a property manager who works for you also optimizing major costs to your property through strong preventative maintenance programs. From ensuring your roof is inspected to ensuring the tenant is maintaining your home properly, they work to ensure you do not have to make capital upgrades too often.

“Retaining tenants is a best practice in property management”

A good property manager will also employ strategies to ensure tenant retention. Keeping a tenant in your home for more than one year decreases your leasing costs, and is also less onerous on your house. If a tenant is in your home and generally comfortable living there, it saves you the cost of doing major upgrades. Additionally, moving furniture and boxes both out and in takes a toll particularly on your carpets and walls. Retaining tenants is a best practice in property management, and something your manager should have strategies for.

Signs Your Property Manager Is Working For you

Every owner has different needs. Your needs may be different from the needs of an owner who has a similar ownership structure. Regardless, your property manager should be aware of your objectives, and work towards achieving them. Starting from an initial consultation with a manager who asks about your objectives, right until the day that you choose to sell the property, it is important that they are on the same page as you.

If you are looking for a manager who will work with you to meet your management objectives, do not hesitate to contact us directly.