personal finance: accounting software MS money Quickbooks Quicken SaaS Sage
by ermine
13 comments
In Search of a Small Biz Accounting Program
I don’t know how other people manage their personal finances, but this problem was solved for me around the dotcom crash on buying Quicken. Most people seem to think of their personal finances in terms of a single number, the amount of money they have at any time, usually the end of the month
This seems to be the principles behind consumer budgeting tools like this, often advocated on the debt boards of moneysaving expert. This gives a snapshot in time, like a single frame from a movie. It’s bizarre to me that this is useful at all – either my personal finances are furiously complicated, or other people’s are one-dimensional.
I found it a lot better to look back on the expenses and income as a function of time, and Quicken lets me look back over the year. Just like a share price graph, if the trend is up its my friend, if it’s going down there should either be a reason for it or some action needs to be taken.
I also used it for my multimedia company, and there it helped with cashflow – by entering future costs, estimated future costs and estimated future revenues it told me how I would be getting on in future. Like any budgeting tool it is only as good as you are honest with your predictions.
Unfortunately Intuit quit the UK market a few years ago, and the obvious competition, Microsoft Money, also scarpered. However, Quicken remains serviceable for the moment.
Looking for a decent small-biz accounting program
It so happens that I’m looking for a program to do this job for a small company/future enterprise. I am not trained in book-keeping, but I used Quicken happily to manage my previous accounts and VAT returns, and it did the job and my company accountant seemed happy enough with the results to be able to draft the statutory accounts and HMRC jazz.
It doesn’t feel good to be using a 10-year old software package to do this job, since future versions of Windows may no longer run older code. I’ve got away with it so far. So I looked at the field, accounting software tends to be country specific because taxation varies greatly between countries. In the UK there seems to be Sage 50 which is £700 and up, QuickBooks which is £100 and upwards or a monthly rental/online of £10 which is even more expensive and doesn’t do VAT which is probably an issue, and a motley crew of wannabees and also-rans bringing up the rear around the £100-200 mark.
From my experience with Quicken I’d tend to favour QuickBooks, but the feedback on AccountingWeb seems to be that Intuit’s support makes people snarl and grizzle so maybe not. OTOH the Ermine is of the opinion that by the time things are so hosed that it ever seems a good idea to ring the manufacturer about a software problem the fight is lost. Software is sold like a used car – as seen and without any warranty express or implied.
Then we have the new kids on the block – cloud accounting software, with KashFlow, Xero, and FreeAgent. All these rough out at about £20 a month. Now I know they say that there’s no point in trying to sell anything new to anyone who’s over 40, but really, all your financial information processed and stored online? What on earth could go wrong
At least I can still use Quicken even though it’s been abandoned by the supplier in the UK. To still be using a cloud SaaS after a similar amount of time I’d have been paying ten years’ worth of usage fees (£2400!), and of course I would be relying on the company to still be actively supporting the application. No, thank you very much.
Quicken tried software rental with QuickenXG for home users in 2003. The UK market correctly interpeted this as price gouging, and rejected the product, so Quicken retired from the UK market in a huff.
What do I want accounting software to do for me?

Accounting software does two things. One is making sure that all the figures add up. In a company of more than one person, there is room for both human error and fraud, and it’s the job of the software to minimise the former and make the latter harder to do and more traceable if it happens. Most of the statutory requirements are all about making sure the figures add up and are stated accurately, as the tagline for Companies House says, ‘for the record’
Most small business owners need accounting software so they can afford to pay their accountants. You need an accountant for statutory compliance if you are a limited company, though not as a sole trader I believe. Hit him with the shoebox full of receipts and you’ll pay for his expensive time to enter it all and reconcile, give him a data file and the bank statements and receipts and it makes the whole process work easier and cheaper.
That’s not what I want it for. I want it to set strategic direction, and to be able to see the cashflow enemy up ahead. It’s the finance director’s flight instrumentation panel, and it puzzles me why SMEs often outsource this book-keeping function. You shouldn’t be in business if you can’t achieve about a 5% return on capital employed (ROCE) or more in the long run. Just like Quicken in my personal finances, with my previous company it allowed me to see how much cost is going into something. No ifs or buts. I’ve seen entrepreneurs flog themselves in business not really making much money at all. They’ve lost sight of their ROCE, or got so emotionally hung up on the business that they haven’t observed the slow changes that rust away at the fundamentals of a once-sound business case from years ago.
An ex-bank manager related the cautionary tale of a one-man truck driver. He expanded, taking on more staff and trucks. In the end this guy was run ragged staying on top of all this, but he as basically only making the same amount of money as when he was a one-man band.
Running a working business needs continual calls on ‘is this worth doing or not?’ Not everything gives a tangible ROCE but you ought to know why you are doing something, particularly if it isn’t making money. Of course one of the things that makes running a business hard are that there are all sorts of transactional costs, that raise the cost of changing direction. It is sometimes rational to carry on a line of business even if it isn’t profitable, if the cost of shutting it down and restarting it are high (sacking and rehiring staff, etc), but it’s a hard call to make, as it is hedged all around by known unknowns and risks.
The trouble is most accounting software seems designed to do the compliance thing once a year. The cloud services do a slightly better job that I can see of allowing you to report and graph costs and revenues by item, but all of them look like a damned expensive way of doing the sort of thing that Quicken does for my personal finances. For instance if I want to know what I spend on my car then Quicken give me this

Quicken car costs graph
Tells me pretty much everything I need to know, including that the spikes showing the parasitic costs of owning a car (tax, insurance, servicing) cost me more than the fuel. Quicken will also spit out a report itemising these lines if necessary. What’s not to like? Why can’t accounting software just do that for me, as Quicken did for my multimedia company 10 years ago?
Is there something I am missing about book-keeping/accountancy?
After you’ve been working in companies for thirty years, you get to pick up some of the general principles they used for financial management. I’ve been lucky enough to work in a small company of about ten strong, as well as in bigger organisations. You see more of the guts in a small company, though I was a cocky upstart at the time. Nevertheless, I’ve never learned anything formally about accounting. I’d assumed that a decent knowledge of the Micawber principle, and something that would give me a time display of costs and revenues would be enough.
So I got myself onto AAT skillcheck and had a bash to establish what my level of knowledge was. I flunked double-entry bookkeeping and sucked at financial transactions:

Double entry bookkeeping FAIL
so it’s possible that there’s something I don’t understand about what accounting software is trying to do that is giving me a hard time here. I managed to up my IT skills score to green on the second go, but the right hand two remained resolutely amber and red, so there’s obviously something about this accounting malarkey that’s outside my ken. Maybe that’s why I can’t find accounting software that tells me what I want to know, because I can’t speak the lingo.
Taking an AAT course isn’t the answer, however, due to the stupendous price of even distance learning. It is interesting to observe that Level2 is in fact the entry level (there are no level 1 courses I could see). So I am at O level rank neophyte level with bookkeeping.
Somewhere something isn’t right here. There seems to be a massive focus on making the numbers add up and compliance, whereas I want a speed and heading indicator. I’ve never had trouble making the numbers add up with Quicken. It’s also hard to believe that after running my own company and working in others for three decades that I could have blissfully sailed past something fundamentally essential in small business finance, but that’s the feedback I’m getting.
So maybe I should wing it with Quicken or GnuCash, which can deliver the strategic direction part for me, and outsource the accounting as before. My accountant 6 years ago was about £150 ex VAT ech year, probably up to £250 these days. He headed me off doing things with would have been dippy from a tax viewpoint and when you look at the price of accounting software, which seems to be regularly updated at a cost then the benefits of learning how to do this job myself start to look marginal. I clearly know jack all about double-entry bookkeeping.
From this review of GnuCash that might help me learn, at least. It appears that some of the features of Quicken actied like stabiliser wheels on a kid’s bike. I didn’t come unstuck, but I never learned how to do it right, either.
The Cast of Characters – List of UK Personal Finance and Accounting programs
Since I had to suffer the pain of doing this research it might do somebody else some good
Here’s a list of the obvious contenders, marshalled into rough categories. There is a vendor lock-in and data longevity strategic issue with using proprietary solutions with proprietary formats, so Open Source versions are marked with a *
Small Business Accounting – desktop/installed standalone software
- Sage seems to be the 900 pound gorilla in this space. Lots of people really hate Sage, though I guess lots of people really hate Microsoft, so it’s one of those scale things…
- QuickBooks – sort of 600-pound gorilla…
those two are the big ones in the UK by the looks of it. All the rest bring up the rear
- TAS Books (taken over by Sage, there appears to be a free option)
- VT Transaction + / Final Accounts
- *Ledger – quite spartan, though as a result of the bare bones approach the manual is very instructive on the principles (see comments for user experience)
Web-Based – Cloud (All Your Data Are Belong to Us)
If you’re going to build your business on this you better hope that cloud biz accounting software providers are more stable that personal finance coud providers in the UK, see rant below. If a finance director of my firm advocated this solution and the provider went down I’d fire them for culpable incompetence.
Managing money is deeply embedded into any company structure, and part of why I am mulling this over so much is once you’ve set direction, changing it over is not going to be any fun at all. You can replace the foundations of a structure without dismantling it, but it ain’t easy to do compared to getting it right from the off!
- QuickBooks (online version)
- KashFlow
- Xero
- FreeAgent
- LessAccounting (US based) see comments for user experience
- FreshBooks (Canada based, UK aware)
Personal Finance Management
Desktop
- MS Money – deceased. This is living proof why you should never trust commercial software for strategic long-term requirements.
- Quicken UK – deceased. More living proof why you should never trust commercial software for strategic long-term requirements, though note at least Quicken remains serviceable in 2012
- *GnuCash
- Accountz
- Moneydance (see comments for user experience)
- BankTree
Web-Based – Cloud (All Your Data Are Belong To Us)
I don’t understand how anybody would even entertain this. Maybe it’s just a generational thing, but you put an awful lot of effort into the data entry of things like this. The software vendor owns your balls. Wanna see your data – you pay them what it takes. This is a classic setup for vendor lock-in.
Clearly many other people are a lot more relaxed than I am about this. So good luck to y’all, but don’t blame me if you get price ramped later on! Something that should scare you is to read MS Money is Dead – Five Alternative Programs to keep Track of your Cash from CNet UK from June 2009 (only three years ago), and then observe that the first online service, Wesabe, has gone to a dis, the second online service, Yodlee, looks as American as apple pie and may not handle UK punters any more, the third online recommendation, Expensr, is no more and is now MoneyStrands. So that’s a 100% fail or metamorphosis into something else in three years. Do you feel lucky, punk?
I didn’t find anybody else that would deal with Brits, if you’re American than the obvious choice seems to be Mint, which is owned by Intuit, makers of Quicken and QuickBooks.
If I get to hear about other programs SaaS providers I’ll edit this.
Monkey with a Pin – in a world of chancers and charlatans, is it Game Over for the Private Investor?
Every so often, you come across somebody who challenges the status quo with gutsy bravado, so when Pete Comley invited me to take a read of his free ebook on Monkey with a Pin (MwaP) about how various trials and tribulations mean private investors achieve nowhere near the returns they are led to expect on the stock market I took him up on it.
Monkey with a Pin is a well-researched diatribe on the ways that the financial industry fleeces the common man of nearly all of any gains he may achieve on the markets, and where gains aren’t achieved they take fees anyway. Just because they can.

It’s hard to argue with MwaP as a comprehensive statement of the problem. However, while there were lots of good recommendations in how to reduce the chances of getting fleeced in charges, I did find it lacking in actionable responses to the more general problem of realising a real return on investment in these desperate post-credit-crunch times.
Pete Comley says that he hopes that new investors should not be put off investing by his ebook. I’m not so sure that would be a rational response from them – the take-way I got from the book is basically for private investors old and new is
Step away from your online trading account. Very slowly. And observe Comleys Laws of Private Investing, taking after two of the Three Laws of Thermodynamics:
- You can’t Win, because it’s a closed system
- You Can’t Break Even either, because fees and charges leak away about 6% of any gains to be had. And the gains were only 5% in the first place, so result misery.
It’s a great read, and challenges many of the shibboleths of investing, in particular the 5% real ROI that is often bandied about, showing that this conveniently ignores all the dead companies littering the landscape. The finance industry comes in for a good kicking as well along the way as a whole range of nastly little sharp practices are exposed. If nothing else, it will ram home that you need to keep these guys’ hands out of the till as much as possible. A lot of that is up to you, in how you invest as well as what you invest in.
You should minimise your churn – I would venture that even the 100% annual churn that Pete Comley warns against is far, far, too high. Mine was 65% in year 2010/11 and 17% in 2011/12, and even those are too high. The first is because of some rank stupidity with BP and reorienting the direction to a HYP, the second due to some minor stupidity with BARC last year
I had come independently to his second insight, which is that you should also buy/sell in significant chunks (>£2000 for typical UK broker charges).
Monevator/TA had already warmed me up to the value of low-cost index funds such as HSBC’s FTAS and L&G’s LGAAAK as a low cost alternative to the ETF passive approach I had initially used, and MwaP reiterated this. I’ve never been drawn to managed funds, though I do favour investment trusts at times. And managed funds of funds looked like a swampy fees quagmire to me, though Vanguard’s LifeStrategy fund is arguably a passive fund of passive funds, which I’m considering for an eventual main index holding.
Index investing – a different view on why it works
Comley made a case for the benefits of index investing which was much easier for me to appreciate than anything I had found before. Although I could see from Monevator/TA the low-cost aspects, the analytical reason why index investing would be expected to have an edge on an investor buying typical index components seems to be that the index automatically kicks out the dogs that go bust, effectively dynamically rebalancing. This ‘survivorship bias’ is meant to be worth about 1% p.a. I hadn’t understood that before, nor had a feel for just how many firms do go bust over the years, and that gives me a more favourable view of index investing that just following all the other sheeple…
Am I a typical Pinless Monkey?
Statistically, I unlikely to have investing ‘hot hands’, i.e. an innate talent greater than my peers lying far outside chance. I’ve learned a lot of the issues in the book the hard way – as a speculator in the dotcom bust I churned, chased momentum, sold low and bought high, you name it. I did learn to avoid those things, indeed I feel a lot of investment success is avoiding the pitfalls rather than finding ten-baggers. Although the story of ten- and twenty-baggers is exciting, the main thing is learning to survive in the investment jungle, particularly if you are a stock-picker rather than an index tracker.
Over the last five years, I haven’t bought any stocks that doubled in price (with the exception of Sharesave holdings of The Firm bought in its existential crisis in 2009, which don’t count as I haven’t taken delivery of them yet) never mind went up tenfold, whereas in the dotcom era I did have this. However, I haven’t held any stocks so far that have gone down the pan, which I had in the dot-com bust. None of my current stocks have dropped by more than a third. The liquidation value is about 4% up on the total invested over two and a half years. It’s hard to know what that means, because of the shocking volatility of the capital value – the 4% has been up to 7% and down to -7% over the last year, and it ignores some dividend income that appeared as cash in the ISA. There’s just not enough data to say anything useful.
A Different Perspective on Cash
For various reasons, I hold much more cash than I would like, because the path of my future had a lot of uncertainty in it. It is about 50% of my post-tax financial assets and 100% of my AVC holdings now. I really hate cash as an asset class, silently wasting away every year without so much as by your leave. At least a good hunk of it is in NS&I ILSCs to which that doesn’t apply. I just don’t have Rob’s equanimity about cash, it’s a wasting asset in my view.
Some of that hatred is due to the bad press the financial industry gives cash, by not allowing for the fact that private individuals can get better rates than their benchmark, the Treasury rate. I didn’t really understand that beforehand, and it seems to have come as a surprise to Pete Comley too, so hat tip there for the heads up. I still hate cash as an asset class, but perhaps I should look more kindly on it given the rottenness of the alternatives!
Conclusion – All hope abandon ye who enter here
I learned a lot and got to see things with different eyes from reading MwaP. However, the overall message I took away was somewhat cheerless, it is basically as far as stock market investing is concerned,

The takeaway message for me as far as the stockmarket for private investors is the inscription above the gates of Hell in Dante's Divine Comedy - All hope abandon ye who enter here
Private investors, you’re stuffed, guys. It’s a marginal case at best, and most certainly nothing like this. I’m a glass half-empty sort of guy in general, and prone to gloom and despondency about industrial civilisation at times. Even I didn’t think it was that bad!
I couldn’t see the up-side. My feeling is that on the whole the reason stockmarket investing should work is because you’re effectively buying a slice of a company, which is a real operation that is creating real value somewhere, and that people will beat a path to its door in search of that. I know, it’s sometimes hard to see where the benefit is in somewhere like MacDonald’s, or Goldman Sachs, but anyway, I’ll pinch the words from Warren Buffett speaking in 2011
My own preference — and you knew this was coming — is our third category: investment in productive assets, whether businesses, farms, or real estate. Ideally, these assets should have the ability in inflationary times to deliver output that will retain its purchasing-power value while requiring a minimum of new capital investment. Farms, real estate, and many businesses such as Coca-Cola (KO), IBM (IBM), and our own See’s Candy meet that double-barreled test.
It is possible that I misunderstood the thrust of Pete Comley’s work, but he appears to discount the validity of one possible response to the costs he correctly rails against. That is to buy and hold. Unfortunately, Comley comes to the conclusion that we are in a secular bear market (it’s a real pain that you can’t reference an ebook! The best my Kindle says is Location 2827 of 3880)
Buy and hold is predicated on the assumption that the market will offer a good rate of return. That seems unlikely in future.
To some extent I agree with him when he modifies that by
… strategy likely to be effective until the next secular bull market arrives is one of buying shares only when they are very cheap by historical standards and then holding them.
Cheap in this case is for the S&P to have a CAPE of 5, rather than the current 20-ish which is above the long-run average of 15.
I entered the market with my AVCs in March 2009, just after I misinterpreted a performance review that I was headed out of The Firm. At the time everybody was down on shares, and indeed I also thought the centre wouldn’t hold. It seemed worth a go, however, because I was otherwise doomed anyway – I hadn’t made enough preparation to retire early. The next week I read this which stiffened the spine somewhat, and I hit the global index fund AVCs hard with over 2/3 of my salary for a few months.
I liquidated that in March, turning it to cash. It was 20% up (though inflation has eaten 10% of the value of money since March 2009). It is easier for someone who believes that they have nothing to lose to take action in a crisis than someone who fears the loss of all they have in the status quo. My hope is that having threaded my way through the eye of the needle once I may do so again, for instance when the Euronuts finally raise the white flag over the twisted wreckage and surrender to the tanks of reality crushing their dreams of one single currency to bind them all. In that maelstrom fortune may favour the independent of thought, though as MwaP says,
such periods are so accompanied by ones of negativity, extreme volatility and downright repulsion for shares that you have to be an extremely well-disciplined and far-sighted investor to take advantage of them.
Therein lies the rub. To get exceptional results, you have to take exceptional actions. Fly into the storm, when all around are flying away. What does not kill you makes you stronger.
Perhaps my inner Virgil paused at the gates when my Dante went through the arch and lost his way. I can see how readers might be able to use MwaP to hugely reduce their losses, and that alone makes it definitely worth a read. But I’m damned if I can see how they might be able to use it to improve their gains. If it encourages future victims of the rapacious financial services industry to exit their brokerage accounts and sit firmly on their hands then perhaps that’s good enough
personal finance rant: benefits laffer curve working tax credit
by ermine
15 comments
Tax, Early Retirement and the Laffer curve
Warning. This is a rant. It lacks charity and the milk of human kindness. This sort of thing happens when you discover other people spend more of your income than you do…
I received what is probably the last P60 form I will get. This is a form that states earnings and tax paid over the year 2011/12 up to the 5th April. I learned that I paid more in tax and National Insurance this year than I have been living on. To the tune of 60-100% more. That’s right. If I retain my car in the coming year I will have paid 2/3 more tax as I am living on. If I don’t keep the car it will be 100%; I will have paid two years’ worth of running costs, in tax. For some strange reason that really pissed me off. It’s not even as if there is any 40% tax in there, FFS!

How the P60 looks to an Ermine
I’m really, really, sick of paying for other people’s children’s private school education and the general benefits culture. And I’ve done my bit for society, I paid too much 40% tax before discovering how to avoid it and turn it into something that works for me using AVCs.
I used to think it was only swivel-eyed nut-jobs that talk about the Laffer curve. Either I have become one of those swivel-eyed nut-jobs, or the Laffer curve swings dramatically to the left for people of independent means. For the benefit of any of the real nut-jobs Laffer never said that you increase tax revenue if you cut taxes. He merely said in some cases you do. I have never paid 50/45% tax, and never been near. As a retiree I will be a 20% taxpayer, but nowhere near the 40% tax rate unless it keeps coming down.
The idea of the Laffer curve is if you tax people too much, and they give up and work fewer hours or retire early. Well, Q.E.D. in my case perhaps. Tax too little and you obviously get nothing at the limit case of a 0% tax rate, tax at 100% and everyone will be on benefits, so it is postulated that there is a optimum point, where Government realises the highest revenue. The French finance minister Jean-Baptist Colbert put it far more elegantly in the 17th century
The art of taxation consists in so plucking the goose as to obtain the largest amount of feathers with the least possible amount of hissing
I’ve been plucked enough, thanks. I will never get any benefits*, because most are means tested on capital assets. I’d be lucky if I get my State pension in 16 years’ time, because no doubt that will be means tested by then.

an Ermine is not a Goose and he doesn't like his fur plucked...
I am already over the tax threshold if I take my pension, indeed some of the incentive to take it early and use investments to make up the actuarial reduction is to slow the invisible hand of the thieving barstewards of the government getting their mitts on more of it. I’m seriously looking at using a VCT to lose enough to get below the tax threshold if I have a desire to earn money in future. A VCT is to be looked at more like a lottery ticket rather than an investment, however, one discounted by 30% tax saving.
The reason is I want to be able to play with microfinance and dabble with various ways of making small amounts of money, little bits of writing and perhaps the odd bespoke electronic gizmo, if there is a business case in the horrendous regulatory burden of CE marks, RoHS and testing that’s arisen since I last manufactured electronics for sale. It’s probably not going to be a big part of my life, but I want to see if there is some entrepreneurial streak in this salaryman.
However, I can’t relate to giving up 20% of a lousy £100 earned that way, it would just really piss me off, and most of the ideas I have are non-physical things like writing and software, where you can’t write any input costs off to tax, they are the pure product of mind. I’m not going to rack my brains writing for the frickin’ government to pay for Ray’s Sky TV, thanks all the same. Unless it’s successful enough that I’m earning £2000 or more, in which case I guess I am no longer retired.
Now if I can’t drop my taxable income so I can capture 100% of the fruit of my micro labour then sod it, I’ll not bother, I don’t need to earn money through working, and I don’t have a Calvinist world-view that work is good for the soul. Ian Duncan Smith can stick his work till 70 right where the sun don’t shine in my view.
I am actually prepared to throw away the excess over the tax threshold, in VCT lottery tickets, or in paying an accountant to find a way for me to buy trees or some other slow-paying capital asset to write off as an input cost. Part of the problem is I have never been a sole trader, my previous non-employment forays were as a limited company which precludes lowering one’s personal income thereby reducing tax liability.
The endless fight over the last three years to keep the thieving hands of the taxman off more of my earnings has highlighted just how much of my lifetime earnings disappeared in tax, and I just don’t want to feed the Beast any more. I’ve done my share over the last 30 years and that’s fine. In the unlikely event that I do get a State Pension they will no doubt be back for more tax. Until then, back off, guys.
Don’t come away from this thinking I would have benefitted from Osborne’s tax cuts – I am not even in the top fifth of the UK income distribution, though for some reason I am further up the UK wealth distribution.
I didn’t inherit that wealth. I am further up the wealth distribution than I was up the income distribution for two reasons
- I am an old git at the end of my working life and
- over those 30 years I didn’t buy more consumer shit than my salary could bear. I spent less than I earned.
The difference between what I spent and what I earned is my accumulated wealth. I paid taxes on earning it. Unlike disciples of Ayn Rand, I don’t have too much of a problem with that. In the end I have no desire to enter the fear and loathing that is the US healthcare system, and the history of the privatised services show some services are better done in the public sector. Our water supply and railways were all more reliable in my experience before privatisation. The old Water Boards actually built reservoirs in the 1970s in response to droughts, and though the food was rotten, you didn’t have to raise a small mortgage to travel by train in the 1970s, and you could establish what the price of a ticket was a straight function of destination and timing, rather than the byzantine mess it is now.
But what I do have is a problem with being taxed after I have taken major steps to pay my own way. I probably won’t get a State Pension because the buggers will means test it and conveniently ignore my 30 years plus of NI contributions.
In theory I could claim tax credits or Universal Credit. If the government pisses me off so much I will do just that, just to get my own money back. It really is bizarre that I could be entitled to benefits just for watching the TV all day. What the hell is the point of me paying tax, and then going to the Labour Exchange and claiming the same money back? Where on earth is the sense in that, it’s a waste of my time and the DHSS’s time. This is all part of the anomaly of having a low starting tax threshold, and an outrageously low starting NI threshold.
I’m not saying all tax is bad, and my 30 years of it should entitle me to the benefits of the NHS, and returned my debts to society in terms of schools etc. But when it’s getting to the feeling that I have no wish to use my modest talents to create wealth because of the Beast on my back then something is deeply wrong.
This is the counterbalance of bollocks like this, and it damages the UK economy when people who can create things and ideas choose not to. Somebody might want one of my telemetry systems, and if they pay me for it I might spend the payment on crisps and beer, and it would presumably reduce their business costs or allow them to do something they couldn’t otherwise do. Likewise if I interest someone with my writing and it makes me money. If we want to keep a relatively high level of benefits then a high level of taxation is needed to service it, and some people get to write intemperate rants like this rather than working out how to make useful goods and services.
Benefits are there to compensate for transient economic discomfiture caused by losing your job, and also to collectively support those amongst us who for reasons fo physical or mental incapacity can’t work. What seems to have happened is the benefits blanket has widened to encompass those who won’t work, or support lifestyle choices that are beyond their means.
Don’t get me wrong. If I could live in a world where the Fairness Fairy waved her magic wand and we all got to live the lifestyles we wanted to without reducing other people’s quality of life by taxing the crap out of them, I’d be all for it. In the 1970s I was told that we wouldn’t need to work more than two or three days a week and would struggle to find what to do with our leisure time. Unfortunately what happened was that people invented things like iPads and mobile phones, bottled water and Sky TV, so everyone feels they need to spend more money to pay for all these things. Not only that, but half of the promise came true – the world of work only needs about half of the number of people that want to buy all these things.
Thus we have the tragedy of there being jobs for about 60% of the people who want them, but these jobs demand a higher level of skill than many of the potential candidates. However, until recently we believed enough wealth was created in the economy that we could pay a lot of the 40% either middle-class pay by inflating the number of jobs in Government, or a acceptable working-class standard of living in benefits, particularly if they had children or if they claimed to be incapacitated. Only in the last five years did we discover a lot of that wealth was borrowed money.
The losers from this policy are spread across society. The young in general seem to be getting the short end of the stick as the world they expected to move into has been suddenly hammered. The truly incapacitated also take the shaft, because they get lost in the noise of the numerous malingerers cluttering up the system. Those who have built unsustainable lifestyles on the benefits teat are also going to be mightily dischuffed when the gravy train starts to dry up.
Addendum – The Ermine gets an upside for baring his needle-sharp teeth in the mirror!
One of the benefits of writing the first draft of this intemperate rant a week or so ago was that the whole concept of paying too much tax even as a retiree pissed me off so much I reinvestigated the technical reasons that made me believe I had to draw my pension immediately on leaving The Firm, to get a Sharesave scheme that was particularly advantageous. I discovered that the technical reasons ceased to apply to me earlier this month, and since I am still on the payroll I can defer my pension and still get Sharesave.
Since I can only get £10k a year into a S&S ISA there’s no point in liberating my pension commencement lump sum early and then stressing how can I invest a cash lump sum so it doesn’t get destroyed by inflation. The Firm’s AVC cash fund is good enough, and tax-free. So I don’t need to become a basic rate taxpayer, and I may now consider doing some of those microfinance jobs because I will be so income-poor I won’t pay tax on them. As well as that, an additional benefit is each year I don’t draw my pension it goes up by 5% (because the reduction due to early retirement is less), though since I will be a 20% taxpayer on it the increase is in reality only 4%. It’s not easy to get that sort of return on cash at the moment.
There’s also a more indirect business case for delaying my pension for a few years, also due to the distorting effect of taxation. There is an ambition to lift the UK tax threshold from its current £8000 to £10000 over the next three years. Saving 20% of £2000 is £400 worth of tax I don’t have to pay, adding up to £1200 over the next three years. It isn’t a lot of money, but I am sure I can spend it better than the Government, and it compensates me a bit for not having the utility of the money now. I also don’t need to buy expensive VCT lottery tickets until I can get my head around the issues. And I have more years to sling the redundancy money into ISAs before I have to work out how to invest my pension commencement lump sum.
*That paragraph was written before I discovered I can defer my pension, which opens up more opportunities. I may well claim working tax credits, if you can’t beat the buggers, join ‘em… In which case the statement I’ll never get my go at the benefits teat won’t hold. I still won’t build a lifestyle on the extra money, though. I’ve seen what happens to people that do that and it ain’t pretty.
personal finance rant reflections simple living: live off investment income
by ermine
20 comments
towards a long term investing strategy
One of the disadvantages of saving money in a shortish time to retire early is you get a whole lump to manage at once. ISAs are designed for people who save in a civilised and steady way, not in a mad rush to get out of the workforce before the edifice falls around their ears. SG and TNT are great examples of how to do that task right, well done those guys!
I have saved a six-figure sum in pension AVCs, up to the absolute limit that I can save (25% of the total FS fund value) before being forced into an annuity for which I am too young. All the AVCs have to be converted to cash, which has already happened, then tax-unwrapped as a tax-free wodge of cash on leaving work.
The tax system identifies people with lump sums as rich bastards ripe for the picking so it’ll take me over 10 years to get the equity part into ISAs. I’ve made a hash of the post-work tax planning. For technical reasons I will have to draw my pension, actuarially reduced because it’s early, but still over the putative £10k basic rate tax threshold for 2015. So I need a long-term investing strategy, to give me an income for the next 40 years. Preferably one that doesn’t add to my tax burden.
Pensions are designed to avoid investing a lump sum all at once – either you get a defined benefit, like mine, or you have restrictions placed on how you draw down your pension or have to take an annuity. That is to avoid retirees blowing the lump sum on as frenzy of cruises and fast cars, resulting in penury afterwards. The most common question I’m asked when people hear I’m leaving with a payoff is ‘what am I going to spend it on?’ It’s a strange way of thinking. I’d rather give the lump sum a chance to earn some money before running it down
There’ll be some people that will need to invest a lump sum like me, so this post might be of some interest in showing the thought process. It’s not advice – I might screw things up, and my risk tolerance and background are unusual in some ways.
A strategic overview
Initially, my pension is easily enough for my running costs plus a reasonable entertainment budget. It is to some extent RPI linked, but I will slowly lose the fight to inflation as the decades roll by. Inflation contains a lot of consumer frippery and iFads that I don’t consume, but which generally come down in price due to technological advances. Needs and services tend to go up over time. If I buy less of the stuff that is getting cheaper relative to the stuff that is getting dearer then overall I will experience > RPI inflation.
I started work in February 1982, without any long-term vision or strategy of life. You can get away with that at 21 because you have fifty-odd years of life remaining (as it was at that time, current 21-year-olds will be happy to know they are up for nearly sixty years from now).
It looks like I have picked up a decade of life expectancy in the intervening 30 years, I’m not sure why. I’m up for another thirty years according to the ONS. So I probably stand pretty much midway through my adult life. If I look at my family history I might be wise to think in terms of income for 40 years, rather too much than too little…
Let’s just get up in the crow’s nest and look out for icebergs in the seas ahead. What’s likely to happen in the next 40 years?
Relative decline of the UK (short, med, long term)
I expect the UK to fall down the pecking order over the coming decades, largely due to our decadence and nasty tendency to live beyond our means, combined with the rotten state of the education system because we don’t dare discriminate between the bright and the dim bulbs in case it hurts the dim bulbs’ feelings. We may turn this around – there is probably enough nascent dynamism in the country and the British have a decent track record of resilience in the face of adversity, but the low-water mark is still some way off IMO.
A relative decline doesn’t necessarily mean an absolute decline. Living standards in the UK have fallen in the last couple of years, but compared to the 1960′s London I was born into, we enjoy a fantastic standard of living. The problem is that humans are relative – people felt better about their lives in the 1960s than they do at the moment, because they felt things were looking up.
economic storms across Europe (short, med term)
Large swathes of Europe are not just bankrupt but seem hell-bent on becoming destitute. In the immediate future there’s an extremely high risk of a godawful crash as the Eurozone goes titsup and an awful lot of what used to considered wealth simply evaporates because it isn’t backed by anything. That’s the cheerful interpretation, for the Mad Max scenario look no further than George Soros in the FT, who opines
Far from abating, the euro crisis has recently taken a turn for the worse. The European Central Bank relieved an incipient credit crunch through its longer-term refinancing operations. The resulting rally in financial markets hid an underlying deterioration; but that is unlikely to last much longer.
The fundamental problems have not been resolved; indeed, the gap between creditor and debtor countries continues to widen. The crisis has entered what may be a less volatile but more lethal phase.
There are opportunities there. That explosion will probably trash share prices across the region, possibly the world. The brave and the reckless, who are prepared to fly into the storm rather than trying to run before it, may find value is cheap as they pick over the wreckage. The successful must have internal reference points. When the falcon cannot hear the falconer and the centre loses hold there will be no external references to steer by.
Will I hold my head when all around are losing theirs? Buggered if I know. I’ve seen three recessions up close and personal and was a teenager in the 1970s oil crisis and stagflation. I was a heavy investor in 2009 after appreciating the logic behind this, indeed looking at my AVC contributions I stole a march on the article by a couple of weeks, but it did stiffen the spine. However, desperation concentrates the mind, and a 40% tax-free discount makes courage easier. Even a dog can be a great investor with a 40% leg-up.
a multipolar world (med, long term)
The power centres of the world economy are shifting, and it’s not really possible to say where they are shifting to. America is bankrupt but has the advantage of being the money creator of last resort, China is an enigma within a conundrum, they seem to be top dog at the moment but it is questionable if they will get rich before they grow old. India seems well-placed, though it could do with reining in the backhanders. Russia, well, do you feel lucky, punk?
It’s pretty unclear where the engine of growth will be in the decades to come, or if there will be one. We will have resource wars, beginning with oil wars. We’ve already had a few, Iraq and Libya spring to mind, Iran is on the hit list. As for that growth, perhaps Uncle Sam will dust himself down, spit on his hands and show everyone how it’s done. Maybe Africa will do something with all that Chinese money and a few of the rotten ageing dictators will get bumped off and the economies soar. Perhaps Peak Oil will come along and the entire economic system must fall until some of us work out whether trade still has any meaning in a energy-starved world. Who knows?
Go East young man – diversify
There’s only one way to handle that lack of knowledge – bet on several outcomes! Diversification comes in to flavours, coarse high level asset class diversification and fine level equity diversification, equities being a subset of the asset classes. I have now lost all equity geographical diversification from the UK, which I had emphasised in the AVC holdings.
Monevator has a listing of asset allocation strategies in his Lazy Portfolios Make Asset Allocation Easy post. That illuminated my thinking greatly, though I was initially confused as hell because all but the Harry Browne portfolio as asset allocation strategies as it said on the tin, but the Harry Browne one is in fact a asset class allocation strategy with a 1970′s era equity allocation.
Let’s take a run through them (the original 2009 post is more explanatory though TA’s later update is more actionable)
1. Allan Roth. Nope. I may be reckless, brave, even mad, but I’m not young.
2. David Swensen. I’m not an Ivy League endowment fund with a 100-years plus investment horizon. Not unless we go through the Kurzweil singularity and I don’t know about you but I’m not sure I want to live for ever in a world of beings increasingly smarter than me.
3. Rick Ferri’s Core Four
Too much developed world for my liking. I think the developed world is likely to become a lot less developed over the next 10-20 years. So it doesn’t meet with my world-view. Rick Ferri may well be right, but heck, it’s my life so it has to go along with my beliefs, even if I turn out to be wrong and this sort of thing happens.
4. Bill Schultheis Now we’re getting somewhere, the spread is similar to my mind to Tim Hale’s which I preferred but this is the first one I’d be happy with in terms of equity asset spread (I lop out bonds and gilts from every spread because of my specific circumstances of having significant fixed pension income)
5. Harry Browne’s Permanent Portfolio. Fascinating geezer, Harry Browne, with his seminal How I found Freedom in an Unfree World. He’s somewhere to the right of Ayn Rand who looks like a pinko Communist in comparison so it’s kind of disturbing that his was the one that really resonated with my world-view. It matches my expectation that there are serious challenges ahead, his choice of four orthogonal asset classes is what I like. His domestic-only equity target is very much of his 197os world where the developed world ruled, so it needs adapting to the modern world. It’s more an asset class allocation strategy.
6. Six Ways from Sunday. I just didn’t get this, so no dice. I actually share Scott Burns’ viewpoint that energy is the ultimate currency, so I did pinch one ETF idea from him.
7. William Bernstein’s No Brainer. Same issues to my eyes as Rick Ferri’s portfolio, too much developed world IMO.
8. Harry Markowitz. Attractive simplicity. I don’t do bonds because of my special circumstances (a FS pension that is pretty close to bonds in characteristics of fixed and index-linked income). I probably want to weight more than the World ETF, but if I had a DC pension sum to invest this has a lot to be said for it., Being a fiddler, I’d weight to the UK (because that’s where I am) and after that underweight the developed world (because of my world-view). Thereby buggering up the simplicity, so not right for me and my resources.
9. Tim Hale – much to like here, though again I’d lop out the government bonds and index-linked gilts due to my specific circumstances. And translate the Vanguard funds into something I can access in an ISA without paying the earth. The bonds and gilts I’ve eliminated is 40% of the portfolio, but the capital value of my FS pension is a lot more than the free capital I am investing, so taking a high-level view I am overweight fixed income. I may get his book from the library to catch up with his thinking. I will use the equity distribution to illuminate my equities later.
Asset Class spread
Asset class diversification gets you out of the stock market in periods of irrational exuberance like 1999. And into it in times like 2009 when the world is caving in, and only Warren Buffet stands between the shattered wreckage of Wall Street and the Four Horsemen thundering in from all points.
As far as asset class diversification, I am drawn to Harry Browne’s Permanent Portfolio, which is roughly
25% stocks in the country you live in, 25% bonds, 25% cash and 25% gold
But since I’m an inveterate fiddler, and prepared to accept the consequences, I will consider this as
- 25% equity portfolio
- 25% bonds I shall consider my final-salary pension
- 25% cash I will hold as NS&I ILSCs (I don’t know what a money market fund is, this seems to be US-specific)
- 25% gold I will consider as including my non-financial investments.
I don’t know what Harry Browne was thinking of doing with his gold, but if he considered it his SHTF Bug-out stash I wonder if he considered the weight of it, he was a lot richer than I am and it was cheaper in his time. I wouldn’t want to run with it, particularly with in the form of coins. I may add some in the form of an ETF, but I’m happy to think about that later. My non-financial investments also fall into a similar role in that they gain as the financial system falls, but they don’t have the portability or divisibility of gold.
We should also remember that Harry Browne lived in a country where householders are encouraged to keep a shotgun handy and are entitled to take down intruders within the curtilage of their property. In Europe we are somewhat namby-pamby and effete for such gung-ho defence of one’s chattels, so holding physical gold is a lot less attractive for me than for Harry Browne.
Now the majority of my free cash savings come from pension AVC savings, and by the time I leave I will have driven this all the way to the 25% tax-free pension commencement lump sum limit. Given that the pension itself is in the fixed interest part, I’ll never balance that at 1/4, it will always be bigger.

this is not a canonical Harry Browne asset class spread but I start from where I am
Well, always bigger until this prediction comes to pass and the shares section eats the lot like Pac-man. Rebalancing keeps the right-hand-side in relative proportion but the whole would squeeze down the pension section
The reason the fixed interest isn’t 3/4 of the pie is because I have existing savings and the non-financial assets are substantial. And no, I still don’t include my house as part of my net worth because I have to live somewhere.
It’s obviously not pure Harry Browne because the cash and non-financial investments put together are about the same as the shares, which reflects my prejudices. I’m easy with that. I understand Harry Browne’s rationale and if I were working up from scratch over a working life I’d stick to his equal split. But I’m not, so I am going to do it my way, and take the hit for being an opinionated git if necessary.
The equity part of the Harry Browne portfolio, updated with Tim Hale
So I’ll take the equity portfolio, retain my HYP which is largely UK based, and already includes Aberforth for UK smallcap, turning it into a bastardized Hale variant like so:
- 20% HYP (for the UK part)
- 5% Aberforth Smaller Companies
- 20% s Dev World ex-UK Equity, consisting of four HSBC funds as used in the slow and steady portfolio. Asia Pac seems to be developed world in investing terms.
- 16% some sort of Global Emerging Markets LGAAAK seems to fit.
6% db x-trackers Stoxx Global Select Dividend 100 ETF (XGSD) TER 0.5
No, not doing any sort of index-tracking select dividend. I got slaughtered with IUKD a while back until TI educated me and TA showed me the 4% running costs that, basically, you can’t automate value plays. The huge attractors of value traps will always kill you. If you want to file that flight path you have to fly it on manual, or get sucked into the black holes on auto.
I’m going to swap that sucker with a gratuitous addition from Scott Burns’ portfolio to reflect my views on impending Peak Oil. And yes, it probably does overlap LCTY to some extent, life is just like that. It’s nothing like what IUKD is claimed to do, but since a HYP has a bias to what IUKD should do but doesn’t I don’t feel value is unrepresented.
- 9% Global exUK DW SmallCap
- 10% HSBC FTSE EPRA/NAREIT Developed ETF (HPRO) – this is property
- 10% Lyxor ETF Commodities CRB (LCTY)
- 10% db x-trackers Stoxx Europe 600 Oil & Gas ETF (XSER)
The proportions are higher than in the original article because I have chopped out the 40% for the gilts and Government bonds, which I don’t need, due to my fixed income.
There’s a lot of noise and hum associated with running something like this, so many funds, and rebalancing. Passive investing bores the bejeesus out of me, so one attractive alternative is to buy a Vanguard Lifestrategy 100% Equity fund ISA from Hargreaves Lansdown and be done with it. And then do the same next year. And the next. And the next, and so on. The HYP would skew that to the UK somewhat, but so be it.
The one thing that scares the hell out of me is Vanguard is so astronomically big. Big rewards mean big temptations. Somewhere, in that big monolith, I am sure there may be a young Nick Leeson or Bernie Madoff in the making, dreaming of riches beyond belief. Perhaps he is there right now, sitting behind the glowing light of a computer terminal in a ventilation shaft with nobody looking over his shoulder. Power corrupts, and it only takes one of them to get through…
ISA and temporal diversification
The annual limit on ISAs may work to one advantage, enforcing temporal diversification. Just as if you are going to quit the market to buy an annuity you should wind down your position over five years, the reverse is true on entering it. As it is I need > 5 years to enter anyway. There’s an argument to say I should use several ISA providers too, but this mitigates against rebalancing, as holdings in separate providers can’t be rebalanced across the divide. This isn’t a problem in the early buying years, but once the ISA has reached steady state it is. I’ll probably compromise and keep the HYP with iii and use a different platform for the rest.
What’s with all this passive rubbish all of a sudden?
I’m unashamedly active with my HYP, in the choice of what to buy, though I try and be Buffetesque in buying and holding; my churn is low, trading is not something I have any skill for. The income from that will be the first line of defence as my fixed income falls below the waterline. The UK is not a bad place at all to seek income from a HYP.
I can do okay with a HYP in the UK but if I want a slice of anywhere else I either have to pay someone like Anthony Bolton to understand it or I can go passive. There’s no point in me trying to pick stocks in areas I only know of as shapes on a map, but I’d like exposure to them. So the scattergun approach of passive investing becomes attractive in the face of no cheap alternatives.
Passive investing gives me concerns in big developed world indices tracked by lots of ageing Baby Boomers about to sell out of the stock market on retirement, like the FTSE100 or the S&P500. I don’t track the FTSE100, and I hate trackingthe S&P500 and would avoid it if I could – I’ve split the US one into 3% S&P500 and 2% US dividend aristocrats because doing the same as everyone else is never a good thing in investing. There seems no S&P allshare open to me. For all the other global stuff which won’t be tracked by loads of people I am relaxed about passive investing. In the end I want to do other things with my life than obsess about far-flung stock markets.
Perspective is also important. I will add value to DW’s project and the time may well come when my financial assets will be less significant. She has managed something I only managed on the side – and that is capturing the entire fruits of her labour by working for a company owned by herself.
There’s a common thought-pattern that you can never become rich when you trade your time for money. I love the American directness of this straight-between-the-eyes approach
This might offend some people, but as long as you are working for someone else, you are not working for yourself. With that kind of attitude, you are actually thinking as a poor person does. If you are not investing into yourself and your own business, you are going to stay in the position where you are.
I can’t complain too much, I did okay working for other people, and wasn’t entrepreneurial enough to work for myself full-time. I don’t regret it – in the end you will only know joy if you can recognize what enough looks like, and it looks different for each one of us.
personal finance: devil's arrows retire early standing stones tips
by ermine
10 comments
Five tips to Save Money and Retire Early
I will be retiring about eight years early, or, as far as the Government’s expectations are concerned, 14 years ahead of time. Here are five tips on how to get there.
From age 25 I managed to do 1 and 2 of these, and as I came within five years of retirement I did the whole lot.
- spend less than you earn
- never pay interest to borrow money for consumables, only productive or cost-reducing assets
- save six month’s running costs as an emergency fund
- pay off your mortgage before you reach retirement age, preferable five years before so you can use pension tax breaks to the full
- minimize fixed recurring costs such as mobile subscriptions, Sky TV, gym and magazine subscriptions. Of those you keep, make sure you get utility from them.
I’ve had good luck in some areas, such as being employed 95% of my working life, and unemployed only 1.6% of it (the rest was when I did an MSc with a grant), and having a final salary pension in a company with a normal retirement age of 60. I’ve had rotten luck in other areas - buying my first house in the Lawson boom and writing off half of it to negative equity. I trashed over £10k chasing momentum in the dot-com bust. But these were mistakes I could afford to make. You can be too fearful of making mistakes – and then you will never take opportunities. Getting the balance right is the key…
I am not a City banker, my job probably classes as middle management if equated to the rest of The Firm. Earning a little bit more than the UK average isn’t the secret to early retirement. There are plenty of people who earn a lot more than I do but can’t make ends meet. The secret to early retirement is pretty much in these five tips on how to stay on top of your finances over a working life-time. These are strategic and high-level rather than immediately actionable. Indeed, if you want to use them it helps to start at half my age
They worked for me, and I’m toying with the idea of going along to the Write on Finance Blog Up in Leeds. I will have finished work by then, and DW has identified a Turkish Baths at Harrogate which is 12 miles away. She has a weakness for that sort of thing. And I’ll take the opportunity to say hello to these old friends, the Devil’s Arrows, as mediaeval Christians titled the three prehistoric standing stones by the side of the Great North Road.

Devil's Arrows, Boroughbridge
I like that. There is something special about a construction that has been standing sentinel for four thousand years.
This is an entry in the competition to win a 2 night hotel stay during the Write on Finance Blog Up Leeds which runs 22-23 September 2012; gold sponsor is MoneySupermarket
The Buy to Let conundrum
Monevator posted a great article summarising the amount Brits have stashed in tax-exempt ISAs, questioning why there’s so little in there. The highest cluster of ISA saved amounts are in the £20k-50k range.
He’s got a point. Why so little? Well, whenever I hear middle-aged people talking about how to store wealth, there is one strategy that they focus on, that wouldn’t appear in the ISA tally. It stands head and shoulders above anything to do with shares, gold, or setting up a business, which is kind of strange for a country that has made finance its engine of growth in a post-industrial era.
I come across it time and time again, so often that it must either be a sure-fire winner, or there must be something else unusual about this radiant flame that is circled by an endless number of moths.
Most of these folk have had regular salaried jobs for a while, that pay a steady income, month in, month out. Until, that is, that fateful day when the backdraft of downsizing comes its way, or they come to pick up their carriage clock and sign out of the office for the last time.
So what they really, really, want is an income like that job, or that’s reliable as they used to remember. They want a steady monthly income. And to many, many people, the first things that springs to mind is a highly unusual investment, that has a typical capital value performance over time that looks like this in real (inflation adjusted) terms.

It’s residential housing, better known as buy to let. Now the good thing about this capital performance is that it’s generally on the up. The bad thing about it is that you can get slaughtered in it for ten years at a time. I should know, I’ve been there.
Buying your own house
Everybody needs to live somewhere, and if you are planning to stay in one place for a long time (> 10 years) then buying the residence you live in is generally a good move.That 10 year condition is a big ask in today’s job environment. If you’re going to move, then it’s best to be able to do it at a time of your choosing, and indeed some BTL owners are accidental landlords who couldn’t sell their house at a price they wanted when they needed to move elsewhere.
Even if you screw up like I did buying in 1989, after twenty odd years the slow uplift compensates somewhat. If the mortgage and house maintenance you pay is less than the rent you would be paying on the house you get a cumulative benefit from it. However, what you can guarantee with you own property is no occupancy voids, and hopefully the residents don’t trash the place either
Even buying your own house isn’t risk-free, however – as well as market risk it is such a large undertaking that you can end up out of pocket if you fall on financial misfortune and become a forced seller or worse still a repossession.
You’re already highly exposed to the graph above through the value of your own house, though it isn’t as bad as it looks because once you own a decent amount of your house if you are selling at a low point you are buying at a low point too, which is what saved my tail in 1998.
Such a good deal, many people want to do it again!
So people then extrapolate, and want to own another house for other people to live in. There are two variants of this. Some, looking for somewhere for a store of wealth, simply want to buy and get the rental income. Others want to gear up, borrowing money using a BTL mortgage, using as little of their own money as possible, as advocated here. Your house is normally your largest asset if you own it outright, so doubling up your exposure to the same type of asset is a huge unbalancing of the asset classes you use to store your personal wealth. It so happens that this asset class has done pretty well over the last 20 years, though it’s taken a few hits of late.
Now there’s nothing fundamentally wrong with this, provided you have asked yourself if this reflects your particular attitude to risk. Maybe you have particular skills working with houses, or tenants, or renting to students. You can use other people’s money, in the form of a mortgage, at low interest rates to gear yourself up. Which is great when house prices rise or there is high inflation, but it’s hell when they fall. I know this from personal experience.
That was twenty years ago, so a generation has grown up to believe that house prices only ever go up, and those that know otherwise tend to keep schtum. Never underestimate the soulless feeling of paying hundreds of pounds towards a mortgage that is higher than what you sold the house for. At least if you throw tenners on the fire you’d get warm from them!
What’s so attractive about residential property as an investment, then?
On the plus side
- in principle it can give a regular income, voids excepted.
- profitability is helped by tax breaks on interest payments
- everybody has familiarity with the product.
On the downside
- the capital value is volatile
- This investment comes in big indivisible chunks
- There is no geographic diversification
- it is a high-maintenance operation showing people round and you have to get notice letters exactly right
- there are a lot of hidden costs like letting agents, repairs
Some of these downsides would be addressable by residential real-estate investment trusts but I don’t know of any. It is a shame, because it isn’t just prospective buy-to-letters that would be helped with residential REITs.
Such instruments would allow prospective house purchasers to save their deposits in an asset class which reflected the price of what they were saving for. This would tackle a frequent complaint, which is in the recent past as you save towards a 20% deposit on a house the price races away from you. Residential REITs would lift the value of your deposit as you save. At the moment the only way I know of to simulate this is with spread-betting. Obviously if house prices drop your REIT drops too, but if you are saving for a house that’s not as bad as it seems.
However, in the absence of residential REITs, which could fix the large lumpiness, intra-UK geographic concentration and maintenance, that’s a lot of downside, particularly when you take the shocking lack of asset class diversification into account, which begs the question
What’s wrong with the stock market?
Or, indeed, any other asset class, even if it’s bonds, oil futures, Apple shares, fine wines or tulip bulbs?
Two things are primarily wrong with the stock market. Everybody can see or touch a house, and provided they hold buildings insurance they feel it’s solid, reliable and will always hold value. Unlike some shares – in my earlier dotcom forays I held Videologic, Rage software, Ionica and Pace microtech. Rage software and Ionica went bust. You can’t argue with the logic that a house won’t go bust
The second thing people feel is wrong with the stock market is that they can’t see how to get a reliable income out of it. There are various strategies you can use to get an income – a high-yield portfolio, High Income funds, an annuity if you’re old enough and don’t mind your capital eventually disappearing, but none of them offers the comforting constancy of income that a salary or that regular BTL rent cheque does.
You need to have a much higher, almost entrepreneurial risk appetite to deal with a varying income, and better money management skills, which usually involve having a large float of a couple of years’ worth of essential living expenses. Now that isn’t your typical Brit, who relies on standing in the firehose of income supplemented with a good dollop of consumer credit to smooth out the lumpiness of running costs.
The sort of people that are looking to BTL as a way of preserving as lump sum can cope with the variable income because they have capital. However, I know personally that it takes a huge wrench to contemplate a variable income if you aren’t used to it. I have several years worth of living expenses in cash and I still bottled it, so I have arranged my affairs so I have a fixed income that keeps the wolf from the door and a variable income that is entertainment and investment budget.
I’ve got every sympathy for the desire for a fixed income, but sometimes a fixed income comes with a high capital risk, as investors in Keydata know to their cost. BTL is nowhere near that risky, but the steadiness of the income is only steady if you close your eyes to the fact you can lose a big chunk of capital. A diversified HYP has the same sort of risk – the stock market can fall 50% in a bad year, but because you can strategically enter it over a period of about 5 years you’d be unlucky to take such a bath on your total investment, provided you invested in a diversified basket of index funds, or diversified bunch of shares in different sectors and geographies.
Someone who isn’t used to the principles of sector, temporal and geographical diversification may favour an investment they understand that pays a regular income in a way they can understand. Compared to regular rental income, the uncertain proceeds of a HYP and evaluating how stable that would be is a very big ask. Evaluating how you look at growth and income stocks and derive an annual income also takes a lot of research and understanding, and even then there are no guarantees.
It’s so much easier to look at your house, which worked well for you over the 25 year term of your mortgage. And think of doing the same again, with BTL.
Know thyself
It might well be the right investment for you. But you can only say that once you’ve taken the time out to understand the more accessible alternatives, and what their advantages and disadvantages are compared to BTL. You must have a very good reason to throw out the only free lunch in finance – portfolio diversification. Just knowing that ‘everybody needs to live somewhere’ isn’t good enough. Everybody needs oil, but that didn’t stop people taking a hit on BP a while ago, and nobody needs anything made by Apple, but they made a good investment of late.
Balancing the opportunity costs is one of the things that makes investing hard. When you buy an asset, you’re also making the decision to not buy a different asset. Diversification derisks this, by stopping you putting all your money in one type of asset.
BTL is emotive in Britain, carrying the hopes of the ageing baby boomers who tend to have a high cost lifestyle and are distrustful of the financial system because they’ve just seen a huge financial crisis and may not have been lifestyle profiling their investments. And conversely carrying the unrealised aspirations of the Gen Y/echo boomers who want to buy houses around now, and who are finding prices running away from them and mortgage funding harder to find.
It’s difficult to believe that BTL is right for so many people, with its toxic mix of illiquidity, gearing, lack of geographical and sector diversification and hard to quantify risks and opportunities. If I said I was going to take out a mortgage to invest on the stock market most people would say I’m nuts. It’s not that clear to me why the same doesn’t apply to speculating on the housing market. BTL makes sense if it’s 10% of a diversified portfolio. As 100% of someone’s retirement savings it looks like a recipe for disaster to me. It isn’t just the return on capital that matters. The return of capital also matters.
Retiring Early – a high-level view. It’s not all about the money
Most people think of the main issue in retirement as having enough money. By observation, there are two other main issues for people. One of them is retaining a social connection, and the other is health being a worry, though less so for early retirees
You can do something to improve both, but they take time, measured in years, to get right. Many people, particularly guys, get a lot of their social connections through work. Talking to people who have retired from The Firm, this changes, absolutely and almost overnight.
Maintaining a connection with other people
Humans are social creatures, and isolation isn’t good for us. I’m less gregarious than many. Early Retirement Extreme had a view that early retirees tended in this direction being drawn from people on INTJ and ISTJ axes of the Myers-Briggs spectrum. I don’t have much idea of if he’s right. Perhaps early retirees who choose it as a life path are, but I’m met enough people who just get pig-sick of the rat-race and bail early who I wouldn’t describe as introverted. Anyway, even those INxJs need some connection with other people, and it’s something that many retirees get wrong, even if they retire at a typical retirement age. Early retirees will take a greater hit from this, because their friends and peers of a similar age are often still at work because they haven’t retired early!
I would have been more exposed to this a few years ago, but DW setting up a community supported agriculture scheme means I’ve met a number of people from various walks of life over this last couple of years. Some of these even work(ed) for The Firm, though most haven’t. I can’t claim any strategic direction here, growing thing has been one of DW’s passions for decades, and I’m simply taking advantage of the free ride here. But hey, why not
It also comes with some activities that are working with others, after all it’s not really possible to raise a polytunnel on your own and it’s far more fun with a bunch of other people anyway.

raising a polytunnel - much more fun with other people
Building the frame is something you only need one or two people, DW and I constructed that beforehand rather than waste other people’s time. But skinning it needs more boots on the ground, and there is a feeling of satisfaction when it’s done!
I’ve also tried to maintain a toehold in interests, though this narrowed down greatly over the last three years, slightly from the reduced outgoings but mostly from the stress. But I kept a strategic view and low-level activity with interests and membership of societies. One of the keys to lowering costs is to be creative, originate, don’t consume. Things to do with the natural world in particular are often a modest cost, and living in an attractive part of the country is good. I’m not yet realising the upside of this investment, but I hope it will pay dividends, in quality of life, not in money. I’ll find out after I do finish work, and a period of convalescence perhaps.
Health
Yeah, it’s the big one, and I’ve been lucky so far in terms of physical health. Retiring early is a very good thing to do for ones health all round, provided you don’t fail on the human connection part, and don’t have the stress of being poor. I hope to avoid both of those. Eliminating the stress of working will be good for my long term health, as will drinking less.
No longer working in an office and spending some time in the open air will probably be good for my physical health. There’s a theory that willpower is something one only has limited resources of, and using it in one area depletes reserves to apply to another. Ending the working in a environment that isn’t suited to my values and saving heavily should give me some of these reserves back, and I will apply them to doing something about losing weight and getting more exercise, some of which will happen as a result of the change in lifestyle anyway. Cycling is a great way to reduce running costs for the small but frequent journeys. I’m not quite sure I will ever achieve MMM’s levels of badassity, but I can shift myself some distance along that axis. It’s made a lot more attractive by having more time.
What I eat is probably fine – we eat hardly any processed food and our veg is about as fresh as it’s going to be, within a couple of hours from field to kitchen. DW is a great fan of starting from the basics. In comparison with the typical modern Western diet we do fine.
There’s a lot to play for
If I die ten years earlier than my grandparents or indeed get as far as my parents are now then I have more of my adult life ahead of me than I have behind me. So staying interested in the world, connected to other people and in decent and hopefully better health is something worth playing for. And health of course gets a little bit harder as you get older, so while the best time to start sorting some of the strategy out with health was a decade or so ago, now is a good second-best.
Things I can learn from younger people
Quite a few people in the community supported agriculture scheme are in their twenties, and something that strikes me is how incredibly generous they are with their time, volunteering with things like the CAB and other interfaces wit hthe wider community. Particularly over the last three years, time has been exceptionally precious to me. I don’t understand the concept, I can’t ever imagine volunteering for anything that isn’t a specialised use of my skills.
However, I am struck by the blaze of energy and the remarkable generosity of spirit. Perhaps I never had this by nature. I used to think it was being a young adult in Thatcher’s Britain and joining the workforce in Thatcher’s first recession, but the situation with youth unemployment is probably worse now than it was then so this is no explanation of why I lacked that sort of generosity as a young person, and have become a miser with time now.
This isn’t the only thing I could learn from younger people, but it’s the one that is most obvious to me at the moment.
A finance detour
Though the most common concern is having enough money, reducing outgoings is a very good alternative. In the end it is the difference between spending and income that matters. DW and I have focused on reducing costs and winning self-sufficiency in some areas. Early retirement in particular is about spending less.
Looking ahead, there will be two obvious battlefields for everybody in trying to maintain living standards over the next four or five decades. These are the cost of fuel, a fight people are already losing, and the cost of food. Both are non-negotiable, and both of these DW has in particular applied herself to reducing. I have also tackled energy, reducing electrical power usage drastically, while we have used the wood resources of the hedgerows and our wood heater to eliminate using the gas central heating totally this winter. We do use the central heating boiler it to heat water, if we can achieve success with the heating then there are other approaches to water heating. We have a biomass willow plantation elsewhere in town that is four years into its rotation and we plant into the hedgerow more than we take out, as well as using Italian Alder for windbreaks and potential firewood in future.
Unfortunately since I switched to a fixed tariff EDF have been really slack on reading the meter. They already owe me several hundred pounds for electricity and I hope they will owe me a fair amount on gas, since they haven’t jumped to the change is usage.
Fuel is serious work. Mr Money Mustache probably wouldn’t approve but we use a chainsaw for harvesting wood. There’s enough grunt involved in moving it and splitting it with an axe. Which may help with the exercise and health stuff, but hand sawing wood is no fun at all. There’s a balance to be had here, and it’s not always in favour of muscle over motor!
The long view
I will have worked for a shade over thirty years, and just might see more ahead. The world will be very different. That much is clear looking back to what it was like when I started work. ET and Star Trek 2: wrath of Khan were in the cinema, and over the next few years Greed was Good for Michael Douglas a Gordon Gekko summed up the rising Yuppies. People feared being wiped out in total nuclear war rather than the environment and global warming. There were only three channels on TV, and people listened to portable music on Walkman tape players, and vinyl records at home.
The years to come will hold their own challenges for people and the economy. I don’t share this chipper view of the world in 2020, never mind the world in 2040. I think in particular the experience is going to be pretty rough for people in the West looking to retain never mind advancing their living standards. If we can get our heads round it all and stop living the consumerist lie then we may be able to salvage an improved quality of life; earning a living shouldn’t grind us out of the workforce in our fifties and sixties, particularly if people are going to start routinely living to 100.
Retiring from the workforce
I will retire from the workforce as far as earning an income from work – at least this is my current plan. I have paid far too much income tax. I’m not going to go all Ayn Rand – some contribution to society is fair enough, and I really do appreciate not having the stress of US-style healthcare insurance costs. But I’ve done my share. Last year, while saving furiously for retirement, I paid twice as much tax and NI as I was living on and a shade more than my pension will be. I’m pig-sick of paying for other people’s lifestyle, or indeed hard-done-by Guardianistas and high-rate taxpayers’ children.
I am not going to retire from adding value to projects, I am merely going to retire from working for other people and working for an income; the value-add will show in either increasing the capital value of an asset, its ability to do work or it will increase other people’s income which may reduce my costs. I still won’t be able to escape the demon of income tax on my pension, even after Nick Clegg and his merry men achieve their goals with the tax threshold. At least you don’t pay NI on a pension, and I’ve got more than my thirty years’ NI stamps paid now.
In my attempts to reduce taxation over the last three years I took my eye off the ball as to the damage NI does – for all the trumpeting of the aim to take low earners out of income tax I note wryly that the 12% NI tax still starts at £6000. Barstewards…
So I’m retiring from income, not from adding value to stuff. I’m not yet ready to hang up my soldering iron, keyboard and spanners for good
And on that note I am going to start with that health kick, get up off my ass and bike to work, so the fuel tanker drivers and the Government can stick it, too
Tossers, the lot of them.

A very British fuel panic
On the way to work I spotted this very British fuel mini-panic (it was taken after the rush hour). Exactly what the Minister Francis Maude ordered. Panic, but only a little bit. Oh and on the topic of increasing fuel costs, that’s the last time you get to see a price of under £1.40 a litre. That’s up 40% from this time two and a half years ago.
Clearance at last to begin the Final Approach to early retirement
The birds are singing in the air, the sun is shining and the blackthorn is in bloom before the leaves come out.
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Birds recorded in the cemetery on the way into town. I love the sonorous resonance of Woody Woodpecker
About three times a year The Firm invites staff to apply for voluntary redundancy. There’s usually an incentive of up to a year’s salary redundancy money, and I’ve put my hand up enough times in the last couple of years.
This time the stars are in alignment, it seems, and I have clearance to begin the final approach for the exit. HR spent a lot of time spitting bricks about that everybody has to be out by the 31st of March. However, I have a unique skillset for the Olympics work, and local management found a way to extend my leaving date to the end of June.
Which I’m absolutely cool with, though it confused the hell out of me when I received the confirmation with a leaving date contradicting everything else HR had said. Where there’s a will there’s a way, eh, guys
Not only do I get the opportunity to finish the job, I get the opportunity of getting the year bonus just as I leave, I will only have earned half a tax year’s money so I have less tax exposure and I get to benefit from another load of Employee share schemes and Sharesave. Thank you Mr HR and line management.
Oh and I don’t exactly have to sweat the infernal performance management system because there’s nothing to play for. It gets back to how working used to be before a bunch of American HR twunts got a hold of the system. I didn’t realise that the punk Peter Drucker who is responisble for an awful lot of things that enable Digital Taylorism was the architect of Management By Objectives. The Firm seems to have explored pretty much all the avenues listed as Limitations in the Wikipedia article on this.
It seems W Edward Deming identified the thing that The Firm did wrong – in my area, which originally had a scientific and technical skill base, management was along Deming’s lines of leadership, which worked well. Only in the last seven years did they switch to MBO, which ended up destroying the esprit de corps. Indeed, the undesired outcomes of MBO seem to be rife in capitalism at the moment, with objectives causing our CEOs and bankers to run amok chasing short-term gains and hypercomplexity at the expense of the rest of us muppets.
Oh well. This isn’t my fight any more, though it does deeply hack me off that this damned performance management system and its abuse caused me to have the longest period off sick that I ever had in my working life.
Most people who take voluntary redundancy only get a window of about two weeks between when they hear if they’ve got it and getting to clear their desk, and to be honest that’s all I expected to have. The luxury of the extra time means I have more opportunity to set my financial affairs in order and take opportunities.
Joining the rentier class is a huge change from being an employee.
Living off capital is a massive change from living off a wage. I have always got the vast majority of my income from being an employee. This will change; my work pension is deferred pay of a little bit more than the NMW because I am a very early retiree, which fits conveniently with the aims for an increase in personal allowances from the Budget yesterday. Nevertheless, it is enough that I will probably always be a basic rate taxpayer as a result, which eliminates many otherwise useful ways of avoiding tax.
As far as the capital is concerned, to my employee-income-attuned eyes the numbers are enormous – and this often leads people into temptation. The AVC lump sums and redundancy money plus the savings I already have add up to the largest sum of money I have ever seen in my whole life, I could easily buy my house again, cash, and furnish it better than it is
A friend of ours asked if I am going to blow the redundancy money on something nice.
No. That sort of thinking is madness. For a while I am not going to change any spending in any significant way, with one exception, I may go on holiday, but along the lines of The Accumulator’s staycation rather than a permanent Gap Yah. Other than one special occasion, I haven’t been on holiday since 2008, and this was one of the harder things about locking down spending while working. I came to this conclusion myself, however, the rationale is delivered with more vim and vigour by this writer
The one thing everyone must do the moment they get fired or quit is…
…NOTHING.
Don’t do a damn thing. Nothing at all. Got that?
So why no change? After all, though my total income will be less than half of my gross salary, that’s actually a hell of a lot more than what I have been living on these last three years, because I have been saving most of my salary. I could increase my lifestyle and not touch the capital
No change for several reasons. I only gained control of my spending after I had accumulated a lot of data on what it was. My spending will inevitably change – I lose the modest work-related costs, I will probably pick up some other costs. I need to know what these are before making any strategic changes. I have no experience, only a theoretical and intellectual understanding of what it is like to live off capital. This is eased in my case by having deferred income which is significantly more than my outgoings, so there really is no rush, and I have much to learn.
A signal received at the eleventh hour…
Just over three years ago I took the initial hit that started me on this path. So I decided I wanted out, and started making the calculations. This was in February 2009, and after loading a Cash ISA I started to look at more sustainable returns from saving, splitting between financial and non-financial investments. I read this on Monevator. These were among the darker days of the financial crisis.
Points of crisis magnify the power of small actions. It was clear that I was a long way away from financial independence, and I have a very dark view of the future of Western economies. And yet, I saw that combined with the power of a 41% tax saving on going into pension contributions, there was an opportunity highlighted in that article. It was time to take a chance like a Stagecoach bus driver, but with far better odds. At the time it did look to me like there was a very real risk of the entire financial system going titsup. I did know the ‘be greedy when everyone around you is fearful’ theory before but it took that article and some desperation to stiffen the spine to actually execute it then. I continued to invest in AVCs ever since, and have just issued the sell stock market funds to convert to cash fund command, at a 20% uplift (less about 5% inflation).
The echo of the initial hit still stayed with me, and so I saw these last three years as trying to manage the slow decline of energy as I fail to live my values for the sake of money. It is not necessarily the most motivational image, but it allowed focus. Sometimes it isn’t necessary to win, it is enough to lose less quickly.
I was ready to quit of my own without a redundancy package after August, by which time I will have run out of space to save 40% tax in my pension contributions to be able to take out as a pension commencement lump sum without having to take out an annuity, for which I am far too young. However, it was always good to roll the dice of voluntary redundancy if there’s an opportunity of a free win, and this time my number came up at the eleventh hour.
Retirement isn’t all about money, of course. I will probably not want for things to do, and the work, community and people at the Oak Tree will mean I won’t get to see too much of the attractions of daytime TV or the Jeremy Kyle show.
Though I chose a similar aviation metaphor to Salis Grano, I reversed the direction, I see the journey to early retirement as being on the final approach, where his is one of taking off. SG probably did the planning in the way you should do it, saving over many years. I started late, already from a weakened position and anticipated the three years would be the point where I was all out of energy from the enervating performance management system.
I’ve never had any actual trouble with it after the first hit, but I associate the whole procedure with a time when I felt I was within months of being run out of The Firm, and since it happens every quarter that is a lot of stress. I did wonder if I paid for psychotherapy then it might be possible to break the power of this association. However, in my view modern performance management systems are deeply screwed up. Some things should not be equalised or accommodated, they should be destroyed or eliminated from my life.
The Tribulations of Holding Lots of Cash
While I did a pretty good job of working out how to save the most while minimising my tax exposure, what is becoming patently clear is that I didn’t really pay enough attention to working out what to do afterwards. It transpires that the total sum of my AVC savings, redundancy and existing savings is far and away my largest asset, with the possible exception of my pension itself.
And it will appear as cash, and immediately start to decay in real terms in that unappealing way that only cash does. As soon as National Savings and Investments open their doors again for index-linked savings certificates I will double up my existing 15k holding with them. That I can leave as emergency fund. Unlike that cheeky pup Monevator who would like to make a profit on his cash holdings, I don’t have any aim to make money on cash. It’s quite enough for me to find all of it still there in real terms when I come back for it, I just don’t want to have it die away quietly into the night in order to pay for some Government largesse like Tarquin and Jemima’s school fees. And I don’t want to pay tax on it, either. However, in the grand scheme of things NS&I can’t really help me very much to stave off the rust of inflation for most of the capital, because of their savings limits.
The high-level aim is to invest most of the money, somewhat along the principles described here, and carry on on the general HYP lines my existing ISA operates on. I was also planning to hold a big wodge of The Firm’s shares unwrapped. The old principles of not holding shares in my employer kind of go away when The Firm is no longer my employer. It has a decent yield, reasonable prospects and I have totally avoided the sector in my shareholdings. However, this comment implies this will cause me problems with tax again. I had hoped to avoid paying tax as a retired Ermine by using ISAs but it will take me well over a decade to finish shovelling cash into ISAs.
The general issues of how to turn savings and a pension commencement lump sum into an income don’t seem to be addressed in any UK PF blog that I’ve found so far so this is a pathless land as far as I can see. The general principles of living off investment income are dealt with well, but migrating a large lump sum into tax-sheltered funds while avoiding the cash rotting away over time is a specialised requirement. The best source of information around the topic is MSE’s forum, however it needs sifting heavily. There are some people on there who believe it is reasonable to take out a loan of £4000 to have some pictures taken of themselves…
It appears I made a mistake paying down my mortgage early rather than investing using the mortgage as a low-cost loan, which would have given me many more years of ISA allowances, discharging the mrotgage at the end with the cash lump sum. However, I didn’t really have the brass neck for that sort of thing, so I have to eat the consequences of being risk-averse. My asset allocation and global diversification is now skewed horrendously to cash and to the UK, and it will take some time to fix that.
Retirement is about quality of life, that means hearing more of this sort of thing
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and less of the incessant babble of densely packed open plan offices and people talking loudly on their mobile phones in buzzword bingo phrases or the roar of datacentre cooling fans.
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personal finance rant: 95% mortgage support mortgage newbuy
by ermine
8 comments
Don’t fight the tape, Dave, the NewBuy Mortgage Guarantee will cause untold pain
The trouble sometimes with Government, is that it often gets itself into areas it shouldn’t touch. Such as meddling with the market, offering to guarantee home loans of half a million pounds to buy new houses. What on earth could go wrong?
So let’s take a step back and see what’s going on here. A putative homebuyer is looking to buy a house that they can’t afford. So Dave waves his magic wand to make lenders accept the risk by guaranteeing the money with taxpayers’ money. Now I would then suggest to the homebuyer they look for good value for money. With houses, like with many other durables, the best value is in the second-hand market. But no. Conflating the desire to help people buy stuff they can’t afford with some dirigiste industrial policy to support housebuilders, Dave makes them buy unnecessarily expensive houses – ie new-build.
Face the facts, Dave. You can’t make enough on the average income in the UK to buy a house in a lifetime. A middle class man on the average wage used to be able to buy a house on his own, my Dad did it on a blue collar wage. Then it took two people to do it when Thatcher sold off the council houses, meaning people who were too poor to buy a house themselves were robbed of the opportunity to have social housing, though a lucky bunch of 1980s tenants got their houses at knock-down prices to buy their votes.
I managed to buy a house on a single white-collar wage, but I lived somewhat below my means to do it. Nowadays if I were starting over I wouldn’t be able to afford even the interest on my current house on what my starting wage was in real terms.
And now another Tory government is going to dive into this frenetic marketplace with its hob-nailed boots and dance all over the face of the price mechanism in a capitalist society. Dave, the reason your middle class voters can’t buy a house these days is because we don’t make anything of significant value in Britain any more, and our standard of living is going to fall accordingly. You’re going to provide mortgage guarantees for houses priced at up to £500,000!!! I couldn’t even dream of buying a house for that much now, at the peak of my earning power and with a fully paid up house to defray some of the capital! What right do you have to buy your votes with the dreams of some daft young couple that is going to put themselves in hock for far more than they can afford in the long run?
Imagine a couple both with good jobs earning the average household post-tax income of £25,000 ish. Even if they paid no interest it would take them 20 years of their entire household income to pay that off. That’s assuming in those 20 years they eat nothing, have no kids, never go on holiday. It’s barmy. It is just so wrong, on so many fronts.
Dave, the price of houses is telling your middle class voters they cant afford a house. There is an old stock market adage from the 1930′s, ‘don’t fight the tape’. It means listen what the price signal is telling you. And for God’s sake, don’t fight that signal, because it will crush you.
Oh and to those putative homeowners – don’t do it to yourselves. Buying new-build is expensive, you’ll get more house for your money buying second-hand. I didn’t have enough money for the deposit on my house in the late 1980s. So I borrowed an interest-free from my MBNA credit card, and used a low-start mortgage to focus repayments to the credit card in the first year. It worked for me, I got my mortgage cheaper because I had a lower LTV and didn’t pay a bean for the loan. In those days you didn’t have the sneaky 3% handling charge on 0% cash advances. There are other ways of raising the deposit than having the government railroad you into buying an overpriced new-build house when you can least afford it.
personal finance: Charlie Munger ESIP model thinking risk analysis
by ermine
2 comments
Employee Share Options, model theory and the Greek/Irish Default Conundrum
Looks like the Irish have gone and joined the Greeks in causing trouble in the Eurozone paradise. It’s coming up to the end of the tax year, and The Firm informs me I haven’t used my employee share options yet. Stands to reason as I didn’t expect to be working there in five years’ time. However, it’s come to my notice that if I retire I get to spring these ESIP shares free of tax and NI without holding for five years. Now I don’t know about you but I loathe paying tax, so I prick up my ears and wonder if I’m about to miss an opportunity to stop that B’stard George Osborne stealing some of the Ermine’s heard-earned cash.
So what’s the Employee Share Incentive Plan about then?
Somewhere in the distant past it was deemed A Good Thing if employees had skin in the game relative to the share price, that’s even lowly grunts like me that are about five layers of management down from The Board. And Hector the Taxman lets you buy these shares before tax and NI have been taken off. If you are a higher rate taxpayer then you save losing 42% of your salary. Now I would be a HRT payer but I hate people stealing my money so much I pay all the excess over the HRT threshold into my pension AVCs so I am a basic rate tax payer. So I get to save 32% on this. The catch is that you do actually get to buy the shares at the time of taking the decision, and the shares are then embargoed for 5 years, take ‘em out before then and you get tapped for the tax and NI you saved. You are also exposed to share price volatility, and you do get the dividends. Which is nice, as The Firm isn’t a bad divi payer at all.
What are the Risks and Rewards and How can I Mitigate them?
Let’s assume that The Firm is reasonably okay priced relative to its historical PE. The yield is about 3.5%, but I’m only aiming to hold the shares for sub a year, though I may change my mind once I am no longer working for them as they are a reasonable component for a HYP, and if The Firm is good enough for Neil Woodford’s High Income trust and I have no other exposure to its sector then perhaps I should just hold.
Rewards
Depending on how you look at it, I pay £1020 of post-tax income to buy £1500 worth of shares, a gain of 47%. Or as I look at it, I started out with £1500 and stopped the taxman stealing 1/3 of it. Either way, a gain of £480. I can’t buy any more than £1500 of shares, that’s the rules. If The Firm or the market takes this sort of viewpoint then I get to take a slice of the upside, and also some reasonably good dividend yield. The implicit yield of The Firm is upped from about 3.5% to about 4.5 by the tax discount on purchase price alone.
Risks
If The Firm screws up and the share price goes down the toilet. It’s been known, worst case is it has been about a third of what it is now, but that was an exceptional cock-up that was perpetrated by some directors who wanted to pump the SP to get their options, then left before the SHTF. Can’t guarantee that’s not about to happen again, but cooler heads seem to be prevailing.
Estimated Probability – 40:60 up 10% or down by 10%
The Greeks and/or the Irish cause a huge ruckus that destroys the Eurozone. Another form of the SP going down the toilet, let’s say this slaughters the UK stock market by 50% of its value, and The Firm gets caught in the crossfire.
These are the main risks we suffer from. I could also add general Black Swan risks, such as getting hit by a meteorite at 625 to 1 but that would be facetious
There is, of course, a chance the stock market may go for a second near death experience as in 2007 but that might as well be lumped in with my estimate of the chance of the Greeks/Irish defaulting.
Estimated Probability of Eurozone crash (over the < 1 year holding period) 30%
Mitigation strategies
I could use IGIndex to short my shareholding, converting the volatile shareholding into a fixed cash holding (minus the cost of shorting, and the cost of dividends, but of course I would get the dividends to offset that)
I will represent this choice as a fixed cost of 5% of the holding, ie £75. I get rid of the risks of the Greeks, or The Firm screwing up, but I introduce some risk of IGIndex, the counterparty, going titsup.
Estimated Probability of IGIndex failing – 0.1%
Modelling My viewpoints
I joned the Model Thinking course called out by Monevator (vaguely at the behest of Charlie Munger ISTR). One of the lectures deal with Decision Trees, so I figured i would take this for a spin and see what it says I should do. My choices are to buy the ESIP shares or not, and to hedge them at IGIndex or not. There are three uncontrolled risks IMO – a Greek default halving the value of the shares (from analogy to what happened with the market in general with Lehmans), the possibly of The Firm being slightly overvalued IMO, modelled as a 40% change of the shares going up 10% as opposed to a 60% chance of them going down 10%, and the risk of IGIndex failing, which I put at 0.1%.
Go with my Gut or Model It?
My gut feeling was go for it, and probably don’t bother to short.
I ran all this lot into something called TreePlan, from www.treeplan.com. This is an add-on for Excel, and works okay, though it handles like a greased pig on an ice-rink; it is all too easy to blow away a branch of the tree at a stroke, there is no Undo with that. But it does the job.
The result was surprising

The results of the decision tree calculation. Computer says take branch 1 and 2. Buy the shares and short them.
So going with my gut would have sent me along the wrong track, slightly. Or I am not correctly quantifying my risk perception, either over-weighting the likelihood of failure or over-weighting the cost of failure. The costs of failure are pretty clear on this one, so I am probably either irrational or quantifying risk perception wrong.
Let me for a moment slough off my white pelt and pretend I am Ermevator, picking up some of Monevator‘s world-view. He tends to be more chipper about the stock market and the prospects for its investors even when being downbeat. He’d be more neutral to the Firm’s SP, if anything favouring a slight uptick, that I have represented by shortening the odds on a 10% uptick to 55% to 45%. And he probably wouldn’t let me get away with a 30% risk of Greek default, on the principle that the politicians will probably muddle through. So I’ve dropped that as low as I can go, to a 10% risk.

An Ermevator would probably buy the shares and find the 45% uplift provided by HMRC enough hedge against future downside risks.
Computer says buy the shares and wing it.
Interestingly, the difference in outcome isn’t all about the Greeks. Bear in mind that the time horizon for this exercise is less than a year, even I might concede that 10% is probably a better reflection of the Eurozone implosion risk over the next year than 30%. However, simply changing that in the top model doesn’t change the solution. It is only by being more optimistic all round, about both the Greeks and the Firm that the Ermevator’s path becomes favoured, ie hold the shares without shorting. So I need to reflect more on where I think The Firm’s SP is going to go, as well as collect more data on how much IG will charge to hedge this over about 9 months. I also need to refine my thinking inasmuch as it probably only makes sense to short the £1020 that I forego by taking ESIP, rather than the £1500 total stake. Which reduces my shorting costs by 30% and uncovers the value of 30% of the dividends.
All in all a surprising result from Model Thinking, which has taught me quite a lot about my worldview and its ramifications, and that this decision which looked fairly simple has more wrinkles than meets the eye. Whether it is worth so much mentation over £1500 worth of shares is a different matter, but it’s nice to actually apply something you’ve leanred at ‘vitual university’ to a real-world problem within a week of learning it. Charlie Munger was right, the old dog, and a hat tip to Charlie, Scott Page/UoM and Monevator for helping me think smarter

