Categories
Opinion

EI and CPP Contributions Complaint

As you all know, anyone who works for a company has to pay EI – employment insurance premiums and CPP – Canada Pension Plan premiums on every paycheck. The maximum amount you can pay for CPP in 2007 is $1989.90 which is based on a salary of $42,100. The maximum EI contribution is $720 which is based on a salary of $40,000

[edit – Here are the 2011 Employment Insurance premium amounts and the 2011 CPP contribution amounts]

The problem is that the deduction rates are calculated so that the premiums are all deducted during the portion of your salary within the annual maximum. For example EI is calculated at $1.80 per $100 of earning up to $40k in earnings. That’s fine if you earn $40k per year and the deductions will be constant throughout the year. But what if you make say $65k per year? Then the EI contributions will only be deducted for the first 7.5 months or until the middle of August, when you’ll see a significant raise. In that case the CPP will be deducted until the end of August. The more you make, the higher the deductions are per paycheque and the earlier in the year you get your “raise”.

This drives me nuts because as much as I like to get a raise during the year, I find it difficult in January to go back to the “old” paycheque at a time when heating bills are higher. Why can’t the government mandate that the annual maximum contributions be prorated over the entire year so that there is no “raise” and “pay cut” because of this dumb policy?

Categories
Real Estate

Price-Rent Ratio

A valuable number in real estate investing is the price to rent ratio, which is simply the purchase price dividend by the rent received. For example, the condo I purchased for $126,000 and rent for $1,300 / month would have a Price-Rent Ratio of 96.9 (monthly) or 8.08 (annualized).

The annualized ratio is comparable to the P/E of a stock (for which 8.08 is considered quite good!).

The only real problem with this approach is that you can’t really look up ratios for different areas easily. For example, what’s the average Price-Rent Ratio for Toronto? I have no idea! I’d love to know if Kingston or Waterloo have a better Price-Rent Ratio, but that’s not something I can easily look-up, unfortunately.

If you COULD determine this Canada-wide, a community with a very low Price-Rent Ratio, a decent population size and a low vacancy rate (say under 5%) would be an EXCELLENT place to purchase / build rental properties (the other info can be easily determined).

People sometimes talk about properties being cash-flow property from day 1 with 0% down, and I can’t imagine that very many deals like this are possible! As I’m writing this, I did some calculations. Given the fact that my property is $250 cash-flow positive. At the interest rate I’m paying (5.05%), the property could afforded an additional $250 / month in interest, which means I could have afforded to borrow another $59,405.94 (250*12/5.05%). Since I’ve put less than this into the property, if I could somehow have gotten the interest rate I got with 0% down (say with a VTB or something), I could have had this property cash-flow positive with nothing down, so I guess it IS possible.

Neat.

EDIT: FinancialJungle wisely pointed out that the ratio I’ve calculated is more like the Price:Sales ratio then the price to earnings.

Categories
Opinion

Surfin’ Stuff

This post isn’t directly related to finances however because of several developments I’ve come across in the last little while, my surfing productivity has increased greatly which allows me to cover more financial ground when I’m on the net.

First of all – until about a year ago I used to surf exclusively with Internet Explorer. Good application, does the job, however because I can read faster than most pages download (which isn’t that fast) I normally opened up multiple browsers with different pages loading in each, which is not that easy to do with IE. You can imagine my joy when I discovered the FireFox browser. It has a tab feature that allows you to open up multiple pages in the same browser. What really made things easy for me is FireFox’s ability to open up all the links in a bookmark group at the same time in different tabs. By grouping similar websites in a bookmark folder I can open them all up by selecting the “Open All in Tabs” option.

Great stuff, but when I finally figured out the whole RSS feed/Blog reader thing a few weeks ago I really hit the jackpot. By setting up a Google Reader account and linking to the feeds of all my favourite blogs I can keep up with all their latest posts and comments regardless of how frequently or infrequently they post. One complaint is that it sometimes takes a while for the posts/comments to show up on the reader but that’s not a big deal. Another complaint is that a lot of blogs don’t seem to have comment feeds. This seems to be exclusive to the blogspot type of blogs – do these not have comment feeds available?

Anyways, if anyone has any suggestions on how I can improve my surfing experience then I’d love to hear it!

Categories
Real Estate

Next Property, Using a Mortgage Broker This Time

People joke that real estate investing is like a drug, once you start you want more and more. Its somewhat true (and can be a good comparison, as you can ruin your life going crazy on drugs or real estate investing).

My original idea is that I’d follow my buddy’s example and try to get 1 property per year. Since I closed on my first property last December, I still have 7 more months, but I’ve definitely been keeping my eyes open.

I always worry about getting approved for mortgages / lines-of-credit because I’m not a salaried employee. The banks can be difficult if you don’t fit into their cookie-cutter process (basically my income was super low the last few years as I was at school then trying, and failing, to start a business). I’m earning good income now, but its contract work.

Finally I figured it’d make sense to check in with a mortgage broker (like people are always suggesting) and see if they’re better then the bureaucrats I’ve dealt with at the banks so far. Wow, what a difference!

Once I told her my stellar credit rating and that I had claimed business expense over the past few years, all the problems went away. I’ve been approved for pretty well any property I might want to buy (I’m not going to go nuts and get a mansion) from 5-20% down, with rates comparable to what regular people get. Nice!

It always amazes me when organizations throw money away because they’re unable to smooth out their own inefficiencies. Basically they’re paying mortgage brokers big bucks to help them accept clients that they would have rejected if approached directly. Too weird! I had the same experience trying to get insurance, ING Direct wouldn’t insure me, and then I got insurance through a broker, and it was (yup!) ING Direct!

If you’re at all unusual and have had trouble getting a reasonable deal from the banks, I’d definitely talk to a mortgage broker! Just make sure you’re getting a rate that’s a good discount compared to those posted at the big-banks (unless you have crappy credit or no down payment).

Categories
Investing

First Dividend Payment

Woot! As I checked my E*Trade account this morning, I see that I’m up a super-sweet $72.60 as a dividend payment from Rothmans (I feel like I should go buy some smokes for impressionable teenagers with the cash 🙂 ). I was wondering how it would work, since I hadn’t seen any of the cash (the dividend was supposedly paid on the 15th, I guess it took them a couple of business days to get it into E*Trade).

This certainly cushions the dip that my stocks have taken recently (according to share prices, I’m down $439.01). Factoring in the dividend, that’s a cool -$366.41 (but I’m hoping to make it up in volume ;-).

As I asked previously, I have no idea how it would work from a tax perspective if I withdrew the $72.60 from my account (currently it immediately went to pay down my margin debt). I think I’ll leave it in the account (pay down the debt), just to keep things simple for now…

Categories
Investing

BMO and Barings

I decided to make Bank of Montreal (BMO) the first stock that I bought for my leveraged investment portfolio. I also own small amounts of BMO in various mutual funds but the 100 shares of BMO I bought recently represent the first time I’ve directly owned part of a company.

The reasons I bought BMO were mainly because it was one of the big five banks with proven dividend increases and it had the highest dividend yield of the banks. In my mind it is a very safe investment because it’s unlikely that any of the big banks will ever fail.

Having said that, BMO recently just lost $680 million from commodity trading losses, which sounds like there might be some fraud involved. This sort of debacle raises the question, are the banks really as safe as we think they are?

In this case, BMO had no problem coming up with other earnings to make up for the huge loss so I’d say they are still pretty safe, although I’m guessing there was some fancy accounting footwork going on to be able to still increase their profits.

I was reminded of another bank that had some trading losses not too long ago. Barings Bank of London failed in 1995 because of a rogue trader named Nick Leeson who lost $1.4 billion speculating on futures contracts. This is roughly $2 billion in today’s Canadian dollars which is a lot more than the $680 million BMO loss. I don’t know how big Barings was in comparison to BMO but I do know that it was the oldest merchant bank in London (est. 1762). Apparently Leeson was a regular back-office worker who managed to trade large sums of money on the banks behalf. He eventually got caught and served time in jail. You can find out what he’s up to now on his website. I’m not sure if he has a personal financial blog as well 🙂

I think the important thing to learn from Barings & BMO (and Enron and so on, and so on) is that diversification is important. It doesn’t matter if you own the best stock in the world, all it takes is one big fraud and your losses could be significant.

Categories
Opinion

Going Back to School as a Retirement Plan

I’ve been considering a bit of a funny idea for what to do with my retirement: go get a PhD.

Back when I did my Masters, I really enjoyed the day-to-day of being a grad student. Investigating an incredibly detailed area of study and getting to the point where only a handful of people in the world could knowledgeably discuss the issues I was investigating was definitely a fun, cool way to spend a couple of years.

If you want to read more about grad school from someone who has been through it all – check out the new site Ivory Tower Unlocked.

One area I didn’t like was having the profs treat us with contempt. Graduate students are like teenagers in a family, you want to be taken seriously, but your supervisor (parent) occasionally makes a comment that makes it QUITE clear they don’t.

One big benefit to grad school is that here in Canada you get enough funding to cover tuition and a modest lifestyle (some of my friends were able to afford to run cars while doing grad work). Currently grad funding would more then cover the “spread” between my passive income and my expenses (in fact I think I quite easily live off of my grad funding, and just let my passive investments compound for the 5-7 years I’d be working on my PhD).

The other considerations are if my desired lifestyle suddenly spiked during my studies I might be bummed out living like a starving student (I think this is unlikely).

Its definitely something to consider (finding a “fun” job, even if it doesn’t pay very well to start my “retirement”). This would help me test to make sure I can live off of what I’ve set aside. Additionally, it’d build up a buffer to deal with any unexpected emergencies (dividend cuts, rampant inflation or some such things).

One of the other big benefits during an “early retirement” is if you discover you’re falling short of what you need to live the life you want, you can always go back to work! (much harder at 70!).

Other “retirement jobs” I’m considering are some sort of technical liason with an overseas company (maybe China?), publishing (starting or writing for a magazine or self-publishing some books like John T. Reed), property management (develop my real estate skills on someone elses dime) and working for a non-profit (high pay and low stress, what’s not to love?).

Categories
Investing

Leveraged Investments – Exit Strategies

This is another post in the “Leveraged Investments” series. Check out the previous post entitled “Interest Rate Exposure”.

One of the phases of my leveraged strategy which I have done some thinking about, but haven’t come to any conclusions is the exit strategy. My basic plan so far involves keeping the equity positions and loan in place until after I have retired and then figuring out what to do at that time.

Some of the possible options I’ve come up with:

1. Keep the equities and the loan in retirement because the dividend income can provide a portion of my retirement income.

The problem with this plan is that I don’t want the interest rate risk while I’m retired. If the leveraged portfolio is providing a few thousand dollars of income each year then that’s fine, but if that income varies with interest rates then that’s not really good income for retirement. The other problem is that I will definitely be in a lower tax bracket so the tax rebate won’t be as good as when I’m working. On the plus side the dividend tax will be lower or perhaps non-existent in retirement. Perhaps the banks will have a senior’s lending rate by then??

2. Keep the equities and pay off the loan during or close to retirement.

This would be great however there is a small problem in that I want to pay off my mortgage and maximize my rrsp above all other financial goals and it’s debatable if I would have enough money to pay off the investment loan as well if it ends up being fairly sizable. Another issue is whether this would be necessary. Depending on when I retire and what kind of lifestyle we want, the rrsp might provide all the income we need, so working an extra year or two in order to pay off the investment loan might not be required.

3. Sell all the equities over the first couple of years of retirement and pay off the loan. Then live for a year or two on the net proceeds.

This plan will work great if the stock prices are high but not so well in a bear market. The other issue is capital gains, obviously I want to spread them out but I also will be withdrawing money from my rrsp in retirement so I have to be able to balance these two actions in order to minimize the taxes paid.

4. Sell enough equities to pay off the loan and keep the remaining equities.

This could be a good option if the plan is very successful and there is lots of capital gain.

Obviously I don’t really need to worry about this for a while and the success of the plan will have a big impact on what type of exit strategy I end up utilizing.

See the last post in this series called “There’s a fine line between good and evil”.