Buying Your Dream Home: Saving Up Your Down Payment
Congratulations! You’ve made the wise decision of buying a home. A home isn’t just a place to live, it can be a good long-term investment. Home-ownership offers many benefits: once your mortgage is paid off, your carrying costs will be a lot lower, you can earn income as a landlord from tenants and your home’s tax-sheltered (provided it’s your principal residence).
While a lot of people would like to be able to call themselves homeowners, what stops them is the down payment. Not to be confused with the deposit, the down payment is the money you have to pay upfront when buying a home. In Canada, you buy a home with a down payment as little as 5 percent for homes under $500K.
It’s becoming increasingly difficult for people to buy homes in expensive real estate markets. In Toronto and Vancouver, the price of a detached home is well over $1 million. While that may seem intimating, the good news is there are still affordable options out there like condos and townhouses to help you get your foot in the door and start building equity.
High-Ratio vs. Low-Ratio Mortgages
When saving toward a down payment, it’s important to know the different between a high- and low-ratio mortgage. A high-ratio mortgage is when you make less than a 20 percent down payment toward the purchase of a home. When your mortgage is high-ratio, you’ll be required to pay CHMC insurance, which protects your lender if you fail to repay your mortgage. Insurance premiums are between 1.6 percent and 3.6 percent of your mortgage. Your CHMC insurance is added on top of your mortgage and can add up to thousands in interest over the life of your mortgage.
If you’re able to make a 20 percent down payment, your mortgage is considered low-ratio. This can help you save a bundle on CHMC insurance, since you won’t have to pay any. I realize it’s probably not realistic to save a 20 percent down payment in Toronto, but if you can save at least a 10 percent down payment, you can save a lot on mortgage insurance.
RRSP Home Buyer’s Plan (HBP)
If you’re a first-time homebuyer, the best way to save toward your down payment is with the RRSP HBP. Using the HBP, you can borrow up to $25,000 – $50,000 with your spouse – from your RRSP toward your down payment. Not only is this money tax-free, repayment is flexible – it’s repaid over 15 years, starting in the second year.
TFSA
If you’re not a property virgin, the TFSA is the second best way to save toward your down payment. In 2016 you could contribute up to $5,500 tax-free to your TFSA. Similar to the RRSP, the TFSA can hold a variety of investment types like GICs, mutual funds and ETFs. Although you don’t receive a tax refund like the RRSP, your money grows tax-free within. (You also don’t have to pay tax when your money is withdrawn.)
At Smart Money Invest, we offer ETFs perfect for long-term savings goals like home ownership. These ETFs can be protected inside your RRSP or TFSA to help your money grow even faster. Before you know it, you’ll be able to call yourself a homeowner.