Rental income assessment租金收入评估

Rental income assessment租金收入评估

Lenders in New Zealand do not simply accept the actual rent you charge: they apply a standardised assessment method to determine how much rental income counts towards your borrowing capacity.

Most lenders use a rental income haircut: they recognise between 70% and 75% of the gross rent listed on a tenancy agreement or a registered valuation’s rental appraisal. This haircut accounts for vacancy periods, property management fees, rates, insurance, maintenance, and other holding costs. A property generating $600 per week in rent is typically assessed as providing $420 to $450 per week of usable income for serviceability calculations.

Some lenders use a different approach: they deduct the property’s costs (rates, insurance, management, maintenance) from the gross rent and then apply a lower haircut: typically 80%. The result can be similar but may differ if the property has unusually high or low costs.

Short-term rental income: such as Airbnb or Bookabach: is treated conservatively. Lenders generally require at least 12 months of statements showing consistent occupancy. Many will apply a more aggressive haircut of 50% to 60% because of the inherently variable nature of short-stay bookings. A few specialist lenders accept short-term rental income with a lower haircut if the property is in a high-demand tourist area.

The assessment also considers whether the rental income already exists or is projected. For an existing tenancy, lenders accept a current tenancy agreement plus evidence of rent payments (bank statements or rent-roll data). For a projected tenancy on a property you have yet to purchase, lenders require a rental appraisal from a registered valuer or a licensed property manager. Some lenders accept the estimate from the sales agreement if it is supported by comparable market data.

Rental income is tested alongside your personal income. If the rental income does not fully cover the mortgage payments: known as a shortfall: your salaried or self-employed income must bridge the gap. The total debt-to-income ratio (DTI) that lenders apply may also constrain borrowing. As of late 2023, the Reserve Bank’s DTI restrictions for investment properties are under consultation, and individual lender DTI caps typically range from 5 to 7 times your total income including assessed rental income.

A practical point: interest-only repayments often produce a better serviceability result because the repayment amount is lower. Choosing IO on an investment loan, as discussed in our companion article, can improve your borrowing position for your next purchase.

Becky Wang can pre-assess your serviceability position using each lender’s specific rental income formula before you apply, so you know which lenders will approve your target property.

新西兰贷款机构不会简单地接受您实际收取的租金: 他们采用标准化的评估方法，来确定多少租金收入可以计入您的借贷能力。

大多数贷款机构使用租金收入折算: 他们认可租赁协议或注册估值报告中列出的总租金的70%到75%。这个折算考虑了空置期、物业管理费、地税、保险、维护和其他持有成本。每周租金600纽币的房产，通常被评估为每周420到450纽币的可用于还款计算的收入。

一些贷款机构使用不同的方法：他们先从总租金中扣除房产成本（地税、保险、管理、维护），然后应用较低的折算率: 通常为80%。结果可能相似，但如果房产成本异常高或低，则可能有所不同。

短期租金收入: 如 Airbnb 或 Bookabach: 被保守对待。贷款机构通常要求至少12个月的对账单显示稳定的入住率。许多机构会应用更激进的50%到60%折算率，因为短期预订本质上具有波动性。少数专业贷款机构接受较低折算率的短期租金收入，前提是房产位于高需求旅游区。

评估还会考虑租金收入是已有的还是预期的。对于现有租约，贷款机构接受当前的租赁协议加上租金支付证明（银行对账单或租金台账）。对于尚未购买的房产的预期租约，贷款机构要求注册估值师或持牌物业经理提供的租金评估报告。一些贷款机构接受销售协议中的估算，前提是有可比市场数据的支持。

租金收入会与您的个人收入一起测试。如果租金亏损（支出超过租金）减少了您的净现金流，贷款机构可能会调整他们愿意为您的自住房或下一套投资房提供的贷款金额。在申请前了解这种互动关系，可以避免审批阶段的意外。

一个实际操作点：只还利息的还款通常在贷款机构评估中产生更好的还款能力结果，因为还款额较低。如果现金流紧张，在投资房上选择IO可能会改善您为其他目的借款的能力。

Becky Wang 可以在您正式申请前，使用每家贷款机构特定的租金收入公式预先评估您的还款能力。这可以避免不必要的信用查询，并帮助您为投资组合选择最佳贷款机构。

Points to keep in mind需要留意的事项

• Read the details alongside your own figures, timing, and documents.请结合自己的数字、时间安排和材料阅读这些内容。
• Use this article to prepare questions. Current lender criteria and personal circumstances still need to be checked.把文章当作准备问题的起点，具体贷款机构政策和个人情况仍需进一步确认。

Questions people often ask常见问题