Questions I get asked, answered plainly.

I work in four steps. First I understand what you're trying to achieve, what you own and owe, and what could constrain the plan. Then I research lender policy, serviceability, security structure, valuation approach and pricing. Next I recommend a lender and structure and explain why it fits, and what alternatives I considered. Finally I manage the application through approval and settlement, and stay available for repricing, restructures and your next move.

Brokers are usually paid a commission by the lender when a loan settles, sometimes with an ongoing trail as well, and some also charge a fee directly. Commission can differ between lenders, which is why the law requires disclosure and a duty to act in your best interests. I explain how I'm paid, and any fees that would apply to your enquiry, before you decide to proceed. Ask me for my credit guide.

After our first conversation, not before. You can start with a 15-minute scenario call; all I need is your name, contact details and a short description. If we decide to go further, I send you the online fact find and you upload your documents. Then we book a 45-minute strategy meeting, so my recommendation rests on your actual figures rather than a guess.

A mortgage broker arranges credit between you and a lender. Under the National Consumer Credit Protection Act 2009, a broker must act in your best interests when providing credit assistance: understand your needs and goals, consider suitable options, and recommend what suits you rather than what pays most. The lender you borrow from is the credit provider. My licensee and licence details are in the site footer.

A bank can only offer its own products, and its credit policy is its own. A broker can compare policy, structure and pricing across lenders for your situation, which matters most when your income, entity or property doesn't fit a standard application. Going direct can still be the right answer for some borrowers. If it's right for you, I'll say so.

It depends on why. A decline reflects that lender's own credit policy and how it read your application, not a verdict on you. Another lender may treat the same income, deposit or property differently, though some declines point to something that needs fixing first. Send me the scenario, and the reason you were given if you have it, and I'll tell you what I'd look at.

Brokers are generally paid a commission by the lender, and must disclose it. Some brokers also charge borrowers a fee directly, which must be disclosed in writing and agreed before it applies, and direct fees can apply in commercial, SMSF and specialist lending. I explain how I'm paid, and any fees that would apply to your enquiry, before you decide to proceed.

Tax returns are only one part of the picture. Depending on the lender and the scenario, company financials, trust distributions, retained profit, director income, add-backs and alternative documentation can all affect the way borrowing capacity is assessed. Two lenders can reach different numbers from the same business, so I compare how each one treats yours before I recommend either. The detail belongs in a conversation about your figures.

Borrowing through a company or trust changes who the lender is assessing and what it can rely on. It may look at the entity's financials, the trust deed, the income of directors or beneficiaries, and any guarantees. Who the purchaser is also matters for concessions: the first-home concessions in New South Wales and Victoria generally apply to individuals, not companies or trusts. Tell me the structure and I'll explain what it changes.

Credit assistance is not tax, legal or financial product advice. Where your question turns on tax treatment, ownership structure or superannuation law, I work alongside your accountant, solicitor or licensed adviser.

Alt-doc, sometimes called low-doc, is lending where some lenders assess a self-employed borrower on documents other than full tax returns and financials, such as an accountant's letter or business bank statements. Not every lender offers it, and those that do set their own conditions. Whether it suits you depends on why your standard documents don't tell the full story. It's one option I'd compare, not a shortcut.

Not automatically. Lenders generally look to lodged returns and financial statements, and a forward projection is at most supporting evidence. How much weight it carries depends on the lender and the scenario. If your income has changed recently, tell me early, so I can work out what evidence each lender would want and whether timing matters.

You may be able to borrow against the equity in your property, but usable equity and borrowing capacity are separate questions. Equity is the gap between what a lender values the property at and what you owe. Capacity is whether the lender assesses you as able to service the extra debt. Interest deductibility follows what the money is used for, not which property secures it, so speak to your accountant first.

Credit assistance is not tax, legal or financial product advice. Where your question turns on tax treatment, ownership structure or superannuation law, I work alongside your accountant, solicitor or licensed adviser.

Sometimes, and the reason is flexibility. When each loan is secured by its own property, you can usually sell, refinance or draw equity on one without involving the others. When several properties secure the same debt, known as cross-collateralisation, a lender may hold a wider claim, and a change to one loan can affect them all. There are trade-offs either way, so I compare structures before I recommend one.

Interest-only repayments cover the interest and leave the loan balance unchanged during the interest-only period, so they're lower at first and rise when principal-and-interest repayments begin. Principal and interest reduces the balance from the first payment. Which suits you depends on cash flow, your plan for the property and how the loan is structured, and lender policy on interest-only can differ. For an investment loan, ask your accountant how it affects your tax.

Credit assistance is not tax, legal or financial product advice. Where your question turns on tax treatment, ownership structure or superannuation law, I work alongside your accountant, solicitor or licensed adviser.

It depends on which debt the cash would reduce and whether you might need the cash back. An offset account reduces the interest charged on the loan while the money stays accessible; extra repayments reduce the balance, and redraw depends on the loan. If a loan has funded both investment and private purposes, redrawing for a private purpose changes how the interest is treated, so settle that with your accountant first.

Credit assistance is not tax, legal or financial product advice. Where your question turns on tax treatment, ownership structure or superannuation law, I work alongside your accountant, solicitor or licensed adviser.

A lender arranges its own valuation and lends against the figure it accepts, which may not be the price you agreed to pay. On a site with development potential, lenders can take different views on how much of that potential to recognise, so the same site can carry a different security value at different lenders. I compare that treatment before I choose where to apply.

There's no fixed figure I can give you, because it depends on the lender, the borrower structure, the project and the security. Lenders look at your contribution, costs, contingency, any pre-sales, the expected end value and your exit strategy, and each weighs them differently. Tell me about the site and the plan and I'll explain what lenders are likely to ask for. Any indication stays subject to lender assessment.

Construction loans typically release money in stages as building milestones are met, and many offer interest-only repayments during the build before moving to principal and interest. Rate options during construction depend on the lender and the product, so ask what's on offer rather than assume. Fees can differ too, so I ask each lender which fees apply at each stage before I recommend a loan.

No. My role is arranging finance. Planning approvals, feasibility, construction costs and delivery belong with your town planner, quantity surveyor, builder or project manager, and I can point you towards suitable specialists if you don't have them. What I can do is tell you what a lender will need to see, so the project is ready for that conversation.

Credit assistance is not tax, legal or financial product advice. Where your question turns on tax treatment, ownership structure or superannuation law, I work alongside your accountant, solicitor or licensed adviser.

It's more than the deposit. On top of it you'll need cash for transfer duty unless a concession applies, conveyancing and legal costs, building and pest inspections, lender fees, and possibly Lenders Mortgage Insurance if your deposit is under 20%. Under the federal 5% Deposit Scheme (as at 21 September 2026), eligible first home buyers can buy with a 5% deposit, or 2% for an eligible single parent, without LMI. Send me the property and I'll work out your cash to complete.

As at 21 September 2026, the federal 5% Deposit Scheme has no income caps and no limit on places, and has had neither since 1 October 2025. These limits still apply, among others: a property price cap by location, which in Queensland is $1,000,000 for Brisbane, the Gold Coast and the Sunshine Coast and $700,000 elsewhere; owner-occupier use only; and no ownership of a home or land in Australia in the last 10 years. The older guarantee schemes were replaced on that date.

Lenders Mortgage Insurance (LMI) protects the lender, not you, if you can't repay. It's typically required when your deposit is under 20% of the value the lender uses, which means a loan-to-value ratio above 80%. Eligible first home buyers can avoid it under the federal 5% Deposit Scheme (as at 21 September 2026), where the government guarantees the shortfall instead. Otherwise LMI is usually paid upfront or added to the loan, and its cost depends on the lender, the insurer and your loan.

The Queensland First Home Owner Grant is $30,000 for eligible contracts signed on or after 1 July 2026, as at 21 September 2026. It's for newly built homes only, the home must be your principal place of residence, you must be an Australian citizen or permanent resident, and you can't have received a First Home Owner Grant in any state or territory before. The Queensland Revenue Office also applies a value cap, so check the current figure with it.

It depends on what you're buying. For an established home on a contract signed on or after 9 June 2024, the first home concession is largest up to $709,999.99 and phases out in $10,000 steps to nil at $800,000. For a new first home, or vacant land to build one on, contracts signed on or after 1 May 2025 get a full concession with no price cap. From 1 August 2026, every Queensland home concession also requires citizenship, permanent residency or specified foreign retiree status. As at 21 September 2026.

A fixed rate locks your rate for a set term. That gives repayment certainty, but on many products it limits extra repayments and offsets, and leaving early can trigger a break cost. A variable rate moves with lender pricing and often offers more flexibility, though features vary by lender and product. Many borrowers split a loan between the two. I don't choose based on where anyone thinks rates are heading.

An offset is a linked account whose balance reduces the amount interest is charged on, while the money stays in your account. Extra repayments reduce the loan itself, and on some loans you can redraw them later, subject to the lender's rules and fees. For example, $50,000 in an offset against a $500,000 loan means interest is calculated on $450,000. On an investment loan, redrawing funds for a private purpose changes how much interest is deductible, so ask your accountant.

Credit assistance is not tax, legal or financial product advice. Where your question turns on tax treatment, ownership structure or superannuation law, I work alongside your accountant, solicitor or licensed adviser.

Worked example: an illustrative scenario, not a client result.

A comparison rate rolls the interest rate and certain fees into one percentage so loans are easier to compare. For a home loan it's calculated on a $150,000 loan over 25 years, so it may not match your loan. It includes fees like establishment and account-keeping, but not valuation, legal fees, Lenders Mortgage Insurance, break costs or government charges. Compare like for like on loan amount and term, and read the warning beside every rate.

Comparison rates are based on a loan of $150,000 over a term of 25 years. WARNING: This comparison rate is true only for the examples given and may not include all fees and charges. Different terms, fees or other loan amounts might result in a different comparison rate.

Before approving a loan, the lender arranges its own valuation, which can come in above, below or at the price you agreed. Your loan-to-value ratio (LVR) is the loan divided by the property value, and lenders generally measure it against their valuation or the price, whichever is lower. A $500,000 loan on a $625,000 property is an 80% LVR. At 80% or less you can generally avoid Lenders Mortgage Insurance. Valuations can differ between lenders.

Pre-approval, sometimes called conditional or in-principle approval, is a lender's indication of what it may be willing to lend, based on the information you've given it. It isn't an offer of credit, it's subject to conditions such as a satisfactory valuation and verified documents, and it can lapse or change. I use it to help you plan with a realistic budget, not as a promise of what you'll be approved for.

General information only. It does not take your objectives, financial situation or needs into account. Lending is subject to lender assessment and criteria. This is not a quote or an offer of credit.

Once your documents are complete, I submit the application. The lender verifies your documents, arranges its valuation, assesses the loan against its policy, and may come back with questions before issuing a formal approval, usually with conditions. How long that takes depends on the lender, the complexity of your scenario and how quickly documents arrive, so I give you a realistic expectation once we know which lender we're using.

It depends on your scenario and the lender, and I'll give you a specific list. In general I need identity and income documents appropriate to your situation, a complete picture of your assets and liabilities, and property or contract details if you're buying. For a company, trust or SMSF I also need the entity documents. Please don't send tax returns, bank statements or ID through the contact form; I send you the online fact find, where you upload them.

Settlement is when the funds are exchanged, the property transfers and your loan starts. Before then the lender confirms its conditions have been met, and your solicitor or conveyancer arranges the transfer. I stay in touch with the lender and your conveyancer until it completes. Your contract sets the settlement date, so I plan back from it rather than the other way round.

One option is asking your current lender to review your pricing, and I can help with that. Whether it agrees is the lender's decision. If switching lenders looks worthwhile, I compare total cost over the loan, not just the rate, because discharge, application and other switching costs apply, and I check that a new term doesn't quietly extend the loan. I remain available for repricing and restructures after settlement.

The main costs are a discharge fee from your current lender, an application fee from the new one, a switching fee if you stay with the same lender but change products, and possibly state duty. If your equity is under 20% you may pay Lenders Mortgage Insurance, and leaving a fixed-rate loan early can carry a break cost. I don't quote dollar ranges, because they depend on the lender and your loan.

Yes. A lender checks your credit file as part of a home loan application, as it does for any credit application, and that includes a refinance. I don't make claims about what an enquiry does to a credit score. If it worries you, tell me before we apply and we can talk through the steps.

The new lender arranges its own valuation, and your LVR is recalculated against that figure, not the price you originally paid or the number you have in mind. A higher valuation can open options, a lower one can narrow them, and different lenders' valuations can differ. I talk you through the range of outcomes before you apply, so the valuation isn't a surprise.

Be careful with it. If a new loan restarts a fresh 30-year term when you had 20 years left, the lower repayment can hide a higher total cost over the life of the loan, which can cancel out the benefit of a lower rate. I compare loans over the same remaining term, or show you the comparison both ways, so you see total cost as well as repayment.

The two measures I look at first are the loan-to-value ratio, which is the loan divided by the property's value, and a cashflow cover measure such as interest cover or debt service cover, which compares the income available with the cost of the debt. Each lender sets its own requirements, so I don't quote a ratio. I check the policy of the lenders that fit your scenario.

Sometimes, within limits. There is a general prohibition on acquiring assets from a related party, with exceptions: listed securities and business real property at market value, in-house assets provided they stay within 5% of the fund's total assets, and some assets excluded from the in-house definition. Business real property must be used wholly and exclusively in a business. Confirm any purchase with your accountant or solicitor first.

Credit assistance is not tax, legal or financial product advice. Where your question turns on tax treatment, ownership structure or superannuation law, I work alongside your accountant, solicitor or licensed adviser.

Under a limited recourse borrowing arrangement, an SMSF can borrow to acquire a single asset, held on trust, with security over that asset granted to the lender. Borrowed money can't fund improvements to it; those must come from the fund's own resources. The arrangement has to fit the fund's trust deed and investment strategy, so your accountant and solicitor are involved before I approach a lender.

Credit assistance is not tax, legal or financial product advice. Where your question turns on tax treatment, ownership structure or superannuation law, I work alongside your accountant, solicitor or licensed adviser.